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Home My WebLink AboutMemo from Brad Hawkins-Clark CITY OF MERIDIAN Planning & Zoning Memo RECEIVED FEB 2 5 2005 Toe Mayor de Weem & City Council FI-. Brad Hawkins-Clark, Principal Planner ~ CC: City Clerk, Shawn Nickel, David Baney DaIs February 25, 2005 Rec Hacienda Subdivision (AZ-04-034, PP-O4-O43, CUP-04-O52) - Revised Drawings City Of Meridian City Clerk Office On February 15, 2005, the City Counål continued the Haåenda Subdivision public hearings for the three (3) subject applications. The appUcant submitted a revised plat too late for staff's review and c::omment for that meeting. On February 17th, staff met with the applicant's planner and engineer (Shawn Nickel and David BaDey) to discuss their proposed modificalions as well as MayordeWeem's concern about the proposed density (4.89) and how it relates to traffic patterns and transit in North Meridian. This memo will serve as a supplement to the P&Z Commission Recommendation to City Council and recommend new/modified conditions that resulted from our February 17'" meeting. If the Cilv Council decides to aoorove the subiect aDDDcaIions. staff recommends referencino both the P&Z Commission Recommendation and this memo in vour motion. UDdate to P&Z Commission Recommendation to City COuncil f"Outstandina Issues") 1. North Slouch Lateral PIce: IMIDe the applicant is still in dialogue with Settlers Irrigation Disbict (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 boam. (The P&Z Commission supported leaving this facility 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 Slaugh easement (Lot 20, Block 6, Lot 1, BlockS, Lots 1 and 12. Block 4 and Lot 1, Block 3). If SID prohibits 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 £11:Q§. It was submitted to staff ten (10) days prior to the City Council hearing. One building lot (townhouse lot) has been removed on the revised plat, making the total number of buildable lots 96 (VS. 97). In edãllion, 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 letter from the Holy Apostles Catholic Church staling they do not object to the stub street being removed (see letter dated 2-14-05 from Rev. Tmothy Ritchey). If the stub street is removed, Block 2 would become greater than 1,000 feat 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 applicetion. If the street is removed, the applicant told staff it would become additional open space. we recommend the CitY Council discuss this mølter at the March 1. 2005 hearino. Densitv. North Meridian Arterial Volumes and PoIBntiaJ Transit COnidors The gross density of Hacienda SUbdivision (revised 2-17-05 plat) is 4.89 dulae. 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 subdivision 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 d'1V8ISity to the City's housing stock and, Since the devetoper is also the builder, we heve an increased level of confidence in the ability of the units to blend with the subdivision's character. To date, the City has approved three (3) new subdivisions and is reviewing one (1) active application within Section 30 (the subject square mile). In addition, there are two (2) existing county subdivisions within the section. These subdMsions and theirdensilies are listed below: No. of Buildable Lots 461 33 234 115 16 5 864 In addition, the following land uses in Section 30 already exist and/or are approved for development and are !!!!! anticipated to redevelop in the foreseeable future: ProiectlUse Name Acreage Status HolY ADOstIes Church 24 Existino Charter Hiah School 16.3 Under construction Future Middle School 41.3 Planned LDS Church 14.7 Existino Vallev Ute Church 10.5 Planned NurservlGartlen Center 5.5 Existino Friendship Lutheran Church 9.5 Existino TOTALS 121.8 Excluding the above subdivisionslpr0jecJ5, the balance of available. developable land in Section 30 is approximately 180-200 acres. If this land develops at a 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 fadored in, it increases the overall density to appro¡cimetely 3.00 dulac. FinaUy, it should be noted that COMPASS recormnends 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 traffic 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 corridors. 8 Page 2 lMIether or not N. Meridian Road is designated as a transit conldor in the future, staff believes the overall density within Section 30 and Hacienda SubdMsion falls within the vision of the area. RevIsed Pnlliminarv Plat .Conditions (Exhibit B) 4. PFior tII the City C9IIAGiI prÆlis healiA IIn this appIIeatlen, the appIlsaRl shall ÐuÞmit a wFittan reqyeøt tllwaive MCC 12 4 13 tII net lÏJlethe Nel#lSleugh balllRJl. Inlle request if¡ appr:eved-. for all unpíped (open) sectians of the North Slough LaJeraI, slopes shall not be steaper then 4: 1. A typical detail of the aos&SeCIion of these sections shall be submitted to the P&Z DePBrtment with the final plat landscape plan. 9. Add a new sub-paragraph "d.' as follows: d. The aoDlicant shall attemDt to obtain a LIcense Aareement with SID to Diant trees within the North SIouah Lateral easement for Lot 20 Block 6 Lot 1. Block 5. lois 1 and 12 Block 4 and Lot 1. Block 3 If unsuccessful. the aDDlicant shall mlliasle for the reauired number of trees within these common areas (1 :8.000 so. fl.) within the subdMsion. At a minimum. non-invasive root shrubs shall be orovided within these areas. as cermitted by SID. Revised Conditional Use Pennit COnditions fExhibit C) 2. AlpIisaRI shall sulalRit details ef the !IÐl*l88EllØtlle asR1S8 the Nerth 8leugh balllRJl shevlR en Let 20, Sleek Ii ef thel.aRdssapa Plan wiIIIlhe final plat appIieatllln. Sail! ÞFillge shall -ply vJilll allY appleal!Je NJA design speGifieatlell8. (Note: The bridge was removed from the 2-17-05 version of the pial) Lot Frontage- Cilv Reauirement 65-11. minimum ADDroved Mlnimwn Frontaae ~. minimum 8 Page 3