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Home My WebLink AboutMemo from Brad Hawkins-Clark CITY OF MERIDIAN Planning & Zoning Memo RECEIVED FEB 2 .5 2005 To; Mayor de Ween:! & City CouncH I'nIm; Brad Hawkins-Clmt, Principal Planner ~ CC: City Cleft, Shawn Nickei, David Bailey DaIIII February 25, 2005 lis Hacienda SUbdivision (AZ-04-034, PP-04-043, CUP-04-O52) - Revised Drawings City Of Meridian City Clerk Office On February 15, 2005, the City Council continued the Hacienda SUbdivision public hearings for the three (3) subject applications. The applicant submitted a revised plat too late for staff's ÆView and comment for that meeting. On February 17th, staff met with the applicant's planner and engineer (Shawn Nickel and David Bailey) to discuss their JI'Oposed modifiallions as well as Mayor de Ween:!'s concern about the proposed density (4.89) and how It relates to traffic pattems and transit in North MeriÕlan. This memo will serve as a supplement to the P&Z Commission Recommendation to City Council and recommend newlmodllied conditions that resulted from our February 1 'f' meeting. If the Citv Council decides to aoorove the subject aoolicallons staff recommends referenclno both the P&Z Commission Recommendation and this memo in vourmolion. UDdate to P&Z Commission Recommendation to City Council ("Outstandino Issues") 1. North Slouoh Lateral Pice; While the applicant is still in dialogue with SeWers Irrigation District (SID) about leaving the North Slough Lateral open in designated sections of the plat, they are not optimistic that this will be approved by the SID boaItI. (The P&Z Commission supported leaving this facißty open as an amenity.) At this time, the developer is planning to pipe the lateral. The easement width would remain at 40 feet. As required by Meridian City Code, the landscape plan shows new trees within the common lots that contain the North Slough easement (Lot 20, Block 6, Lot 1, Block 5, Lots 1 and 12, Block 4 and Lot 1, Block 3). If SID JI'Ohibils new trees within their easement, staff recommends Site Specific Condition #9 of the Preliminary Plat be amended. (See below.) 2. Revised Plat: The latest revised plat is dated 2-17-05. It was submitted to staff ten (10) days prior to the City CouncH hearing. One building lot (townhouse lot) has been removed on the revised plat, meking the total number of buildable lots 96 (VS. 97). In adåltion, three (3) of the common lots separating the townhome buildings were reduced in size (from 20 feet to 8 feet) . 3. (NEW) Rio de Nickel Stub Street: This stub street in the northwest comer of the site is still shown on the 2-17-05 revised plat. However, the applicant obtained a letterfrorn the Holy Aposties Catholic Church stating they do not object to the stub street being removed (see letter dated 2-14-05 from Rev. Timothy RItchey). If the stub street Is removed, Block 2 would become graaterthan 1,000 feet in length. To date, the applicant has not requested an exception to the block length and this would have to be granted under the CUPIPD appiication. If the street is removed, the applicant told staff It would become add'dional open space. We recommend the CIty Council discuss this matter at the Maroh 1. 2005 hearina. Densltv. North Meñdlan ArlBrial Volumes and Potential Transit Conridors The gross density of Hacienda SubdMslon (ÆVised 2-17-05 pial) Is 4.89 dulac. The "Medium Density Residential' designation of the Future Land Use Map allows up to 8.00 dulac. Both staff and the P&Z Commission view the subdMsion as complying with the target density of the Comprehensive Plan. The proposed townhouse design (4 and 5 attached units in a single structure) is a unique design which Meridian has not seen constructed in recent years. We believe It brings added diversity to the City's housing stock and, since the developer is also the builder, we have an increased level of confidence in the ability of the units to blend with the subdMsion's character. To date, the City has approved three (3) new subdMsions and is reviewing one (1) aáive application within Section 30 (the subject square mile). in addition, there are two (2) existing county subdivisions within the section. These subdivisions and their densities are listed below: No. of Buildable Lots 461 33 234 115 16 5 864 Gross Density 329 3.30 3.63 2.51 0.41 0.98 2.35(8 ) In addition, the following land uses in Section 30 already exist and/or are approved for development and are not antidpated to redevelop in the foreseeable future; Project/Use Name Acreage Status Holy AJJOStIes Church 24 Existina Charter Hiah School 16.3 Under construction Future Middle School 41.3 Planned LOS Church 14.7 Existing Vallev Life Church 10.5 Planned Nursery/Galtlen Center 5.5 Existina Friendship Lutheran Church 9.5 Existino TOTALS 121.8 ExciUÕlng the above subdivisions/projects, the balance of available, developable land in Section 30 Is approximately 180-200 acres. If this land dewIops at 8 density of 3.50 dulac, it would result in approximately 670 additional dwelling units and an average gross density within Section 30 of 2.94 dulac. If Hacienda Subdivision is factored in, It increases the overali density to appn»cimately 3.00 dulac. RnaIIy, It should be noted that COMPASS recommends 7 dulac as a minimum target density to achieve a viable fixed route bus system. (This is based upon a range Staff believes the appropriate mechanism to address the trafIic and transit concerns is within the North Meridian Plan update to the Comprehensive Plan. A timeline for the plan update has been prepared and the scope includes a component to designate transit cotridors. . Page 2 Whether or not N. Meridian Road is designated as a transit corridor in the future, staff believes the overall density within Section 30 and Hacienda Subdivision falls within the vision of the area. Revised PrellminaIV Plat Conditions (Exhibit 81 4. PFiartethe Ciy CoonGiI puÞlis healÎR an thiS allliealiøn, the al!lil!llRtshall submit a wlilten F8Euest te':l8ive MCC 124 13 teRm pipe the N9Fth SIÐllØh UlteFaI.lfthe F8ElIestis apIRMICit-, for all unpiped (open) sections of the North Slough Lateral, slopes shall not be steeper than 4; 1. A typical detail of the cross-section of these sections shall be submitted to the P&Z Department with the final plat landscape plan. 9. Add a new suboparagraph "d." as follows; d. The aoolicant shall altemDl to obIain a Ucense AGreement with SID to oIant trees within the North Slouah Lateral easement for Lot 20. BIock6. Lot 1. BlockS. Lots 1 and 12. Biock 4 and Lot 1. Block 3. If unsuccessful. the aIiDIicant shall miiiaate for the reQuIred number of trees within these CIJITIIIIon areas (1:8.000 SO. 11.) within the subdivision. At a minimum. non-invasive root shrub5 shall be orovided within these areas. as cennilted bv SID. Revised Conditional Use Pennl Conditions (Exhibit CI 2. ^JII!Iisant shall submit lIetails øf the IJfÐpeseEl blillge IK!IÐS6 the NeFlh Sleugh batera! shewn en bÐl2Q, BIaGI( Ii øf the lanllllœpe Plan '¡11th the final plat appJisatiEJn. SaiEI Þlill¡e shall eemply II. all}' aPfl/ieaÞle .o\DA lIesilln Sptll!ifiBllli9RS. (Note: The bñdge was removed from the 2-17-05 version of the plat.) Lot Frontage- CIty Reouirement 65-11. minimum Aooroved MInimum Frontaoe ~ minimum . Page 3