HomeMy WebLinkAboutMemo from Brad Hawkins ClarkMemo RECEIVED
FEB 2 5 2005
To Mayor de Weerd & City Council City Of Meridian
Trane Brad Hawkins -Clark, Principal Planner ` " City Clerk Office
CC: City Clerk, Shawn Nickel, David Bailey
Dater February 25, 2005
I&e Hacienda Subdivision (AZ -04034, PP -04-043, CUP -04-052) — Revised Drawings
On February 15, 2005, the City Council continued the Hacienda Subdivision public hearings
for the three (3) subject applications. The applicant submitted a revised pkat too late for staffs
review 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 proposed
modifications as well as Mayor de Weerd'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 newfmodbled conditions that resulted from our February 17"'
meeting. If the City Council decides to approve the subiect applications, staff recommend
1. North Slough Lateral Pipe: While the applicant is still in dialogue with Settlers 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 board. (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 Slough easement (Lot 20, Block 6, Lot 1, Block 5, Lois 1 and 12,
Block 4 and Lot 1, Block 3). 9 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 2-17-05. ft was submitted to staff ten (10)
days prior to the City Council hearing. One building lot (townhouse Ict) has been removed on
the revised plat, making the total number of buildable lots 96 (vs. 97). In addition, three (3) of
the common M separating the townhome buildings were reduced In size (from 20 feet to 8
feet).
3. (NEIN) Rio de Nickel Stub Street: This stub street in the northwest comer of the site is still
shown on the 217-05 revised plat. However, the applicant obtained a letterfrom the Holy
Apostles Catholic Church stating they do not object to the stub street being removed (see
letter dated 21405 from Rev. Timothy Ritchey). If the stub sheet is removed, Block 2 would
become greater than 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 CUP/PD
application. ff the street Is removed, the applicant told staff it would become additional open
space. We recommend the Ctiv Council discuss this malts at the Mare 1 2005 hearing
, _ ' 1_, r:- i ; :.�
The gross density of Hacienda Subdivision (revised 2-17-05 plal) is 4.89 du/as. The °Medium
Density Residentiar designation of the Future Land Use Map allows up to 8.00 du/ac. Both
staff and the P8Z 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 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 subdivision's character.
To date, the City has approved three (3) new subdivisions and Is mvWMng one (1) active
application within Section 30 (the subject square mile). In addition, there are two (2) wdsting
county subdivisions within the section. These subdivisions and their densities are [Wed
below:
Subdivision Name
No. of Buildable Lots
Gross Density
Status
Saguaro Canyon
461
3.29
A owed Pre Plat
Arcadia
33
3.30
AppFuved Pre Plat
Ventana
234
3.63
Approved Pre Plat
Tustin
115
2.51
Pending Application
Larkwood (Co
16
0.41
EA -An
Westborough
5
0.98
F -Astir
TOTALS
864
1 2.35 Wo
I
In addition, the following land uses in Sermon 30 already exist and/or are approved for
development and are not anticipated to redevelop in the foreseeable future:
Pro' se Name
Acreage
Status
Holy Apostles Church
24
Ehastl
Charter High School
16.3
Under construction
Future Middle School
41.3
Planned
LDS Church
14.7
ExIalling
Valley Life Church
10.5
Planned
Nurse !Garden Center
5.5
F)dsdn
Friendship Lutheran Church
9.5
Eidsling
TOTALS
121.8
Excluding the above subdivisionslpmjecs, the balance of available, developable land in
Section 30 is approximately 180-200 acres. ff this land develops at a density of 3.50 du/ac, it
would result in appnndmatey 670 additional dwelling units and an average gross density
within Section 30 of 2.94 du/ac. if Hacienda Subdivision is factored in, ti increases the overall
density to approdmetey 3.00 du/ac. Finally, it should be rated that COMPASS recommends
7 du/ac as a minimum target density to achieve a viable foxed 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. Atintefineforthe plan update
has been prepared and the scope includes a component to designate transit corridors,
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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 Preliminmv Plat ConditionwIREWORM
4.
V~ request to waive MCC 12 4 13 to ROI PIPS the NGFlh Slough LateFah If the request
approved 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 sub -paragraph °d.' as follows:
Revised Conditional Use Pennft Conditions (Exdribit Cl
from the 2-17-05 version of the plat)
Lot Frontage- City Reauinsnent
65 -ft. minimum
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bridge was removed