HomeMy WebLinkAbout4-15-04 Memo from Brad H-C.Memo R~~~~~V~~
APR 15 2004
7ix MayorandCityCOUndI <%itaOfiYleridian
Ci~q Clerk Office
Frone Brad Hawkins-Clark, Prindpal Cdy Planner ~"
C~ City Clerk's Office, Dave Mcl4nnon (Pinnade Engineers), Steve Arnold (Briggs
Engineers)
Daf~ee April 15, 2004
Rs Saguaro Canyon Estates Subdivision -Revised Preliminary Plat (PPA3-032)
Backg[ound / Prior Actions
On March 9, 2004, the City Council continued the annexation and zoning (AZ-03
027), preliminary plat (PR03-032) and conditional use (CUP-03058) for Saguaro
Canyon Estates Subdivisan. The main poinffi of discussion and public testinwny at
that hearing pertained to transition area design and lot sizes/compatibility. The
Applicant was instructed to work not only with the Larkwood HOA but also the large,
unplatted parcel owners to the east {Grant Lee) and west (Priddy and Adkins) and to
hold a neighbortrood meeting. Also, prior to the Marsh 9"' meeting, the anne~cation
application was amended to add the 24foot wide access driveway from Meridian
Road to the Boyadc parcel to the legal description.
New Informatio~t and Actions Taken
On April 6, 2004, the applicant submitffid a revised preliminary plat, which removes
several lots on the east, west and noAh boundaries. The revised plat proposes 433
buildable kits (vs. 442) and has a gross density of 3.09 du/acre (vs. 3.15 du/ac).
The applicant also submitted a future re-subdivision plan for Lot 34, Block 28 {the 5-
acre Boyadc lot). Letters were reoei~red from Grant and Joyce Lee (dated 4~-04),
objecting to the number of lots adjacent to their parcel, Jade and Nancy Wilson
(dated 49-04), regarcling the 5-aae Boyadc lot, and Bob and Mariene Rhead,
supporting the subdivision as proposed.
In addition to the above new iMormation received into the record, the applicant held
two neighborhood meetings since the Maroh 9 hearing. In early April, Staff had a
pre-application meeting for a new residential subdivision on the 80 acres at the north
end of the Aschertbrertner parcel to the west. (I bring this to the City Coundl's
attention since Farwest has a condition to provide a new, public street access before
their 238"' building permit is issued and there has been communication among staff
and these finro parties about amid-mile collector serving this area. No formal
applications have been submitted yet for the Aschenbrenner land.)
Site Specfic Condition ModiFcations
Staff proposes the following moo'ifrcebons to the P8Z Commission Recommendations
to City Counal for the thn3e (3) Saguaro Canyon Estates applications
Conditional Use Permft
• tt5, pg. 3 - Add a new "Proposed Minimum Frontasre" of 24 feet that applies only
Preliminary Plat
• City Council should reference the revised Preliminary Plat, dated 4/6104 (per
revision block).
• #3, pg. 3 - ff approved and agreed upon at the 4/20/04 hearing, add the
requirement for a perimeter stone fence adjacent to Lots 1-9, Block 33 and Lot
37, Block 28.
• #11, pg. 5 - On the sirdh line, add a new sentence that reads, "The pedestrian
easement is allowed to decrease to 6 feet wide in front of Lots 7-12. Block 23 and
Lot 71 _Blocc 9, on the south side of E. Mesa Bluffs 5treet."
• #17, pg. 5 - Add a new condition that reads, "Prior to Citv of Meridian approval of
Staff Recommendation
Overall, staff believes the preliminary plat re-design is substantially the same as the
plat recommended for approval by the P8Z Commission and, therefore, remains in
conformance with the Comprehensive Plan and ordinances. The future street
connectivri~+ is preserved by retaining all of the stub streets. The increased lot sizes
adjacent to the 10.acre + parcels with e>esting estate-type housing allows for a logical
transition that is supported by City of Meridian policies.
As a more general comment (pertinent to both this subdivision and future projects),
Staff prefers to see densfies increase when development is contiguous to public
schools and neighbodmod cer~rs, not decrease as was instructed of the applicant in
this case. A future middle school, future elementary school (Cobre Basin)-and
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paroel must be demolished prior to issuance Of a new buildirm perms "
alternative high school (under construction) are all within 1,000 feet of the subdivision.
A future Community Neighborhood Cer~r is designated adjacent to the north
boundary off of Chinden Bhrd. The residential density within this center will be 8
du/acre. To acwmplish this, Mowever, would require bumping up the densities
internal to the site (not adjacent to the estate houses where the transition makes
sense) and we recognize this is "beyond the caiP at this point in the approval process.
As noted above, we are recommending a few modiFications to the preliminary plat
and P8Z Commission Recommendations and requesting some additional
information. We recommend approval of the three (3) applications for Saguaro
Canyon Estates.
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