planning and zoning staff report radford ridges...

/ Planning and Zoning Staff Report

Radford Ridges Subdivision, SD-PH2017-22 Hearing Date: August 3, 2017 Development Services Department

Applicant: James Radford

Representative: TJ Wellard Skinner Land Survey

Staff: Deb Root, 454-7340 [email protected]

Tax ID: R38178013 (4.599 ac)

Parcel Size/Project Area: 4.599 total acres more or less

Current Uses: Pastures

Current Zone: “RR” (Rural Residential)

Comprehensive Plan Designation: Residential

Applicable Zoning Land Use Regulations:CCZO §07-05-01, §07-06-05

Notification: • September 20, 2016 - Agencies • October 3, 2016 - Mailing • October 2, 2016 - Publication • October 13, 2016 - Posting

Exhibits: 1. FCO’s 2. Small Aerial 3. Canyon Highway District 4 4. City of Middleton 5. Black Canyon Irrigation Dist. 6. CC Future Land Use Map 7. Subdivision Map & Report

Request Case No. SD-PH2017-22: TJ Wellard, Skinner Land Survey, has submitted a preliminary plat and final plat for Radford Ridges Subdivision, a two residential lot development located in an “RR” (Rural Residential) zone. The subject property, R38178013, is approximately 4.6 acres. The subject property is further described as a portion of the NW quarter of Section 34, Township 5N, Range 3W, BM, Canyon County, ID. For questions or information contact Planner II, Deb Root at [email protected].

Background The subject properties are currently designated ‘Residential’ on the Comprehensive Plan Future Land Use Map (Exhibit 6). The subject properties are not original parcels and were not divided in accordance with the zoning ordinance. The subject property was recommended for denial by the Planning and Zoning Commission on October 20, 2016 and approved for rezone by the Board of County Commissioners on November 29, 2016. A portion of access across parcel R38178013C is located within an “A” Flood Hazard Area for Hartley Gulch Drain.

Analysis CCZO 07-10-25 states that the purpose of the “RR” (Rural Residential) zone is to encourage and guide growth in areas where a rural lifestyle may be determined to be suitable. The Board of County Commissioners approved the subject property rezone November 29, 2016, case no. RZ-PH2016-46.

The minimum average residential lot size for the “RR” zone is two (2) acres. The average residential lot size of the proposed development is 2.29 acres. The development will be served by a driveway and easement, which accesses Freezeout Road, via an adjacent property that is not part of the proposed development.

There is residential development in the area directly adjacent and near the subject parcels including Wen-Jeff Subdivision and El Paso Heights Subdivision. There are 32 subdivisions with an average lot size of 1.40 acres within one mile (Exhibit 7). The property is designated as ‘Residential’ on the Canyon County 2020 Comprehensive Plan Future Land Use Map

Platting is required prior to residential building permits being issued. The proposed plat is in accordance with the requirements of the “RR” (Rural Residential) zoning requirements.

The properties are located within the Middleton area of city impact. The city indicates that city limits and services are located approximately two (2) miles east of the subject properties, there are no planned city roads, park or school improvements for this area and the city supported the proposed rezone of the subject properties. (Exhibit 4).

Radford Ridges Subdivision Preliminary Plat, Irrigation & Drainage Plan STAFF REPORTSD-PH2017-22 of 2

Canyon Highway District indicates that an access permit has been issued at the private road location shown on the

plat. That permit is dated May 24, 2017. (Exhibit 3)

The subdivision meets Idaho Code and CCZO, Article 17 requirements for the preliminary plat and irrigation plan.

Preliminary Plat / Final Plat

Standard of Review for Subdivision Plat

A. Idaho Code, Sections 67-6512, 6509 and 6535 (Subdivisions, Hearings, Decisions) B. Idaho Code, Sections 50-1301 through 50-1329 (Platting) C. Idaho Code, Section 31-3805 (Irrigation). D. Canyon County Zoning Ordinance, Article 17 (Subdivision Regulations)

Comments

Public Comments

At the time of this report staff had not received any letters of support or concern regarding the proposed

development.

County Agency Comments

Staff informed applicable agencies of the proposed development the responses are attached as exhibits.

Alternatives

The Planning and Zoning Commission may recommend that the Board approve, approve conditionally, modify or

deny the application for a two (2) residential lot development, Radford Ridges in the “RR” zone.

Recommendation

Staff recommends the Planning and Zoning Commission open a public hearing and discuss the proposed

Preliminary Plat, Irrigation and Drainage Plan. Staff is recommending approval of the application as conditioned

and has provided findings of fact, conclusions of law for The Planning and Zoning Commission’s consideration

found in Exhibit 1.

Radford Ridges Subdivision EXHIBIT 1SD-PH2017-22 Page 1 of 4

Canyon County Planning and Zoning Commission

Radford Ridges Subdivision, SD-PH2017-22 Development Services Department August 3, 2017

Findings of Fact, Conclusions of Law, Conditions of Approval and Order

Findings of Fact

1. The subject property, R38178013 (4.6 acres) is zoned “RR” (Rural Residential).

2. The subject properties are designated ‘Residential’ on the Comprehensive Plan Future Land Use Map. (Exhibit

6)

3. The subject property is located within the Middleton City area of impact.

4. The properties has legal ingress/egress to Freezeout Road as indicated on the plat and Exhibit 3.

5. The subject property is located within the Canyon Highway District, Middleton Rural Fire District, and

Middleton School District.

6. Notification was provided in accordance with CCZO §07-05-01: Agencies were notified 7/3/2017, mailings

were done on 7/11/2017, Publication in the Idaho Press Tribune on 7/18/2017 and the property was posted no

later than July 26, 2017.

7. The record includes all testimony, the staff report, exhibits, and documents in case file No. SD-PH2017-22.

Conclusions of Law

The Planning and Zoning Commission has the authority to hear this case and recommend that it be approved,

denied or modified. The public notice requirements were met and the hearing was conducted within the guidelines

of applicable Idaho Code and County ordinances.

Conditions of Approval

1. All subdivision improvements and amenities shall be bonded or completed prior to the Board of County Commissioner’s signature on the final plat.

2. Historic irrigation lateral, drain, and ditch flow patterns shall be maintained unless approved in writing by the local irrigation district or ditch company.

3. Finish grades at subdivision boundaries shall match existing finish grades. Runoff shall be maintained on subdivision property unless otherwise approved. Storm water runoff shall be maintained on the subject property.

4. The development shall comply with Black Canyon Irrigation District requirements. 5. The development shall comply with Southwest District Health requirements. 6. The development shall comply with requirements of Canyon Highway District #4. 7. The development shall comply with CCZO §07-10-03 Private Road and Driveway Requirements. 8. The developer shall submit a Road User’s Maintenance Agreement (RUMA) for the driveway serving the 2 lot

development for approval by the Director and the approved RUMA shall be recorded with the Canyon County Recorders’ Office prior to the Board signing the Final Plat.

9. A Water User’s Maintenance Agreement (WUMA) for all lots within the development shall be recorded with the Canyon County Recorders’ Office prior to the Board signing the Final Plat.

10. The preliminary plat shall be revised to meet the requirements as specified in the July 21, 2017 County Engineer (Keller Associates) Preliminary Plat review attached as Attachment “A”.

11. The final plat shall be revised to meet the requirements as specified in the County Engineer (Keller Associates) Final Plat review attached as Attachment “B”.


Order Based upon the Findings of Fact, Conclusions of Law contained herein for Case No. SD-PH2017-22, the Planning &

Zoning Commission recommends approval of the Preliminary Plat, Irrigation, and Drainage Plans for the two (2)

lot residential development, Radford Ridges Subdivision, subject to the Conditions of Approval as enumerated

herein.

APPROVED this ________ day of _________________________, 2016.

PLANNING AND ZONING COMMISSION

CANYON COUNTY, IDAHO

_____________________________________

Richard Hall, Chairman State of Idaho )

SS

County of Canyon County )

On this _________ day of __________________, in the year 2017, before me _________________________, a notary public, personally

appeared ________________________________, personally known to me to be the person whose name is subscribed to the within

instrument, and acknowledged to me that he(she) executed the same.

Notary: ______________________________________

My Commission Expires: ________________________


Approximate location of

the subject parcels

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