HomeMy WebLinkAboutRecomendations Razzberry Crossing AZ 03-034~.:.
~~ lG'17G~luiP ~' '~ STAFF SUMMARY
\~~"--~ ~' PLANNING AND ZONING CONI1~'IISSION
RECOMMENDATION TO CITY COUNCIL
Project Name: Razzberry Crossing Subdivision
Case No(s).: PP-03-039/AZ-03-034/CUP-03-062
Applicant: Carl and Bonnie Reiterman
P&Z Commission Hearing Date: January 8, 2004
Recommendation: Approve with conditions.
Summan~ of Public Hearing:
• The applicant's representative, Wayne Forrey ofPathway Planners ConsulCing
testified in favor of the application.
• Five members of the public testified expressing concern regarding the density of the
proposed development.
Key Commission Additions/Modifications to Staff Recommendation:
• The Commission made no significant additions or modifications to the staff s
recommendation. Staff corrected an error in the staff report which stated that the
property was located in the floodplain; the subject property is not located in the
floodplain.
Outstanding Issues for City Council:
• None.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR ANNEXATION & )
ZONING OF 8.1 ACRES TO R-8 )
ZONE FOR Razzberry Crossing )
Subdivision )
Carl and Bonnie Reiterman, )
Applicant )
Case No. AZ-03-034
RECOMMENDATION TO CITY
COUNCIL
The property is approximately 11.31 acres in size and is generally located on the
west side of locust Grove Road, south of McMillan Road, Meridian. The property
is designated as Mixed Use Neighborhood in Meridian's Comprehensive Plan.
2. The owners of record of the subject property are Carl and Botmie Reiterman.
3. Applicants are Carl and Bonnie Reiterman
4. The subject property is currently zoned RUT.
The Applicant requests that 8.1 acres the property be zoned as R-8 and 3.31 acres
of the property be zoned as L-O.
The subject property is bordered to the north by Havasu Creek Subdivision (R-4),
to the south by Havasu Creek Subdivision (R-4), to the east by Havasu Creek
Subdivision (R-4) ,and to the west by single family residential zoned Rl (Ada
County).
The property which is the subject of this application is within the Area of Impact
of the City of Meridian.
The entire parcel of the property is included within the Meridian Urban Service
Planning Area as defined in the Meridian Comprehensive Plan.
The Applicant proposes to develop the subject property in the following manner:
as a Planned Development with 34 residential building lots and 6 professional
office lots.
14. The Applicant requests zoning of the subject real property as R-8 and L-0 which
is consistent with the Meridian Comprehensive Plan Future Land Use Map which
designates the subject property as Mixed Use Neighborhood.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Razzbeny Crossing
Subdivision AZ-03-034 Page i
11. There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Annexation and Zoning
as requested by the applicant for the property described in Che application, subject to the
following:
A. Adopt the Special Recommendations of the Planning and Zoning Commission as
follows:
Delete second sentence of comment 1 on page 4.
B. Adopt the Recommendations of the Meridian Planning & Zoning Department as
follows:
1 . The legal description submitted with the application appears to meet the requirements
of the City of Meridian and State Tax Commission, however it describes the overall
boundary of the land to be annexed, not each individual zoning boundary. The
applicant shall be required to submit new le,al descriptions that describe each of the
two zones requested. Submit the new legal descriptions to the Public Works
Department for review prior to this application being heard by the Meridian City
Council.
2. The requested zoning designation's of R-8 and L-O are compatible with the City
Comprehensive Plan and Meridian's Zoning Ordinance.
C. Adopt the recommendations of the Ada County Highway District as follows:
9. Special Recomnxendation to the City of Meridian
Because [he 1-acre parcel adjacent to the northeast corner of the site is an "out
parcel," the District can not require the applicant to construct sidewalk abutting
that 1-acre parcel because it is not a part of the subdivision plat- The District does
however recognize that there are a number of schools in the area and that
pedestrian safety is a concern. Therefore the District is making a special
recommendation to the City of Meridian that the applicant be required to
construct a 5-foot wide concrete sidewalk along Locust Grove to connect to the
sidewalk that is required to be constructed along Locust Grove with this
application. There is sufficient existing right-of--way for the consa action of the
sidewalk on the out parcel; the face of the sidewalk would need to be located 25-
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Razzberry Classing
Subdivision AZ-03-034 Page 2
feet from the centerline in the existing 33-feet of right-of--way. If this additional
sidewalk is constructed, there will only remain approximately 170-feet of frontage
on Locust Grove in need of sidewalk in order to connect to Havasu Creek
Subdivision.
B. Site Specific Conditions of Approval
The applicant shall do one of the following:
a. Dedicate by donation a total of 35-feet ofright-of--way along Locust Grove
Road, and construct a minimum 5-foot wide concrete sidewalk along Locust
Grove Road, located a 2-feet within the new right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimtun 5-foot wide
concrete sidewalk along Locust Grove Road, located a minimum of 28-feet from
the centerline of the right-of--way, in an easement provided to the District.
c. Do not dedicate additional right-of--way, but construct a minimum 5-foot evide
concrete sidewalk along Locust Grove Road, located at the bacl: edge of the
existing right-of--way. Accomplish all necessary adjustments to properly
accommodate existing drainage and utilities.
2. Construct West Star Lane, west of Locust Grove approximately 470-feet west into
the site (or up to the westernmost commercial driveway on West Star Lane), as a
40-foot street section with curb, gutter, and 4-foot detached concrete sidewalk and
5-foot landscaping strip within 54-feet ofright-of--way in accordance with district
policy for commercial roadways.
3. Construct West Star Lane, west of the last commercial driveway as a 29-foot
street section with curb, gutter, and concrete sidewalk within 50-feet of right-aC
way as proposed.
4. Constnuct North Heritage View Avenue, Reiterman Avenue, and North Heritage
Woods Avenue as 29-foot street sections with curb, gutter, and concrete sidewalk
within 50-feet of right-of-way as proposed.
5. Construct 4-foot detached concrete sidewalks with 5-foot landscaping snips
abutting all of the internal roadways as proposed.
6. Install a sign at the terminus of the stub streets stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE."
7. Comply with all Standard Conditions of Approval.
C. Standard Conditions ofAppYOVaI
Any existing irrigation facilities shall. be relocated outside of the right-of-way.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONL^ FOR Razzbeny Crossin~~
Subdivision AZ-03-034 Page 3
2. All utility relocation costs associated with improving street fiantages abutting the
site shall be borne by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District. Contact the District's Utility Coordinator at
387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required
design changes.
Construction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to DistiicY
approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #198, also lrnown as Ada County Highway District
Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the
right-of-way. The applicant at no cost to ACHD shall repair existing utilities
damaged by the applicant. The applicant shall be required to call DIGLINE (1-
800-342-1585) at least two full business days prior to breaking ground within
ACHD right-of--way. The applicant shall contact ACRD Traffic Operations 387-
6190 in the event any ACRD conduits (spare or filled) are compromised during
any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they
are in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon the applicant to obtain written confu~mation of
any change from the Ada County Highway District.
ll. Any change by the applicant in the plaimed use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZONE FOR Razzberry Crossing
Subdivision AZ-03-034 Page 4
regulations, ordinances', plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
D. Adopt the recommendations of the Meridian Fire Department as follows:
Provide afire-flow per the hrtemational Fire Code Appendix D to service Chc
project. Fire hydrants shall be placed an average of400' apart.
2. All roads internal fire lanes and entrances shall have a turning radius of 28'
inside and 48' outside.
3. All access roads within the project shall have a clear driving surface with a
minimum width of 20' available at all times.
4. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
5. All streets shall be posted "No Parking Fire Lane" and all curbs painted red..
E. Adopt the recommendations of the Settler's Irrigation District as follows:
1. All irrigation /drainage facilities along w ith their easements must be protected
and continue to function. The facilities involved are the Parkins-Nourse Lateral
and the Heritage Drain.
2. A Land Use Change Application must be on file prior to any approvals.
3. A license agreement MUST be signed and recorded prior to construction of any
S.LD. facilities.
4. Any changes to the existing irrigation system such as relocation, filing, and
landscaping must be approved by Settlers Irrigation DistricC.
5. All storm drainage must be retained on-site.
6. The development must supply irrigation access to all lots within the above-
mentioned subdivision. If the developer wishes to have Settlers Irrigation District
own, operate, and maintain the pressure irrigation system an agreement needs to
be in place prior to the pre-construction meeting.
7. According to the application, it is proposed that the subdivision will access a
pressure irrigation stub from the existing Havasu Creek Subdivision's pressure
irrigation system. SID has no objections to this proposal as long as the system is
installed to our standards and specifications, and the developer of Havasu Creek is
agreeable allow connection since SID as not assumed ownership of the system to
date.
F. Adopt the Recommendations of Central District Health Department as follows:
21 COMMENDATION TO CITY COUNCIL FOR APPROVAL OF REZON'6 F02 Razzbarry Crossing
Subdivision AZ-03-034 Page 5
This proposal can be approved for cenu-al sewage & cenu-al water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy Swale prior to discharge fo the
subsurface to prevent impact to groundwater and surface water quality.
The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for Stormwater disposal and design a
Stormwater management system that prevents groundwater and surface water
degradation.
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Subdivision AZ-03-034 Page 6