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HomeMy WebLinkAboutTimberline Sub. No. 1 LPM A-2019-0129 Staff reportTimberline No. 1 – Landscape Plan Mod. Page 1 DATE: April 16, 2019 TO: Caleb Hood, Planning Division Manager FROM: Stephanie Leonard, Associate Planner SUBJECT: Timberline Subdivision No. 1 – A-2019-0129 (LPM for H-2018-0056) I. APPLICATION SUMMARY The applicant, Mark Bailey, is requesting approval to reconfigure the common lots (Lots 1 and 7, Block 2) and buildable lots (Lots 2 and 3, Block 2) approved with the Timberline No. 1 final plat. The modification of the lots is desired to increase the open space and add an additional pathway to increase the connectivity among the common lots. II. SUMMARY RECOMMENDATION Staff recommends approval of the requested modification to the final plat landscape plan in accord with the conditions of approval in Exhibit B. III. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located 735 W. Victory Road, in the NE ¼ of Section 25, Township 3N., Range 1W (Parcel Nos. S1225120840 and S1225120820). B. Owner/Applicant: Mark Bailey, Bailey Investments, LLC. 25002 SE 42 nd St. Issaquah, WA 98029 C. Representative: Penelope Constantikes, Riley Planning Services P.O. Box 405 Boise, ID 83701 D. Applicant's Statement/Justification: Please see applicant’s narrative for this information. IV. PROCESS FACTS A. The subject application is for a landscape plan modification to accommodate an increase in the square-footage of open space provided and resulting in a change to the lot configuration. The Director is the decision-making body in accord with UDC Table 11- 5A-2. V. LAND USE A. Existing Land Use(s) and Zoning: The applicant is nearing completion of the first phase of the subdivision and the modification required to obtain City Engineer signature on the Timberline No. 1 – Landscape Plan Mod. Page 2 final plat. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Single-family homes in the Bear Creek Subdivision, zoned R-8 2. West: Single-family homes in the Kentucky Ridge Estates and Kentucky Villas Subdivisions, zoned R-4; 3. South: Single-family homes in the Biltmore Estates Subdivision, zoned R-4 4. East: Undeveloped residential land zoned R-8 (platted for Jocelyn Park Sub.) C. History of Previous Actions: a. In 2013, the subject property received annexation (DA #114007668). b. In 2017, a preliminary plat (H-2017-0140) approval for fifty-eight (58) single- family residential building lots and eight (8) common lots on 17.3 acres of land in the R-8 zoning district. c. In 2018, the subject property received final plat approval (H-2018-0056) consisting of 24 building lots and three (3) common lots on 7.5 acres of land in the R-8 zoning district for Timberline Subdivision No. 1. VI. STAFF ANALYSIS The applicant is requesting to modify the landscape plan approved with the final plat for the Timberline Subdivision No. 1 to accommodate modifications to one (1) buildable lot and two (2) common lots. The number of building and common lots is not changing from the original approval. The applicant is proposing to decrease the square footage of two (2) common lots at the southeast portion of the site (Lots 1 and 7, Block 2) to accommodate size requirements for adjacent buildable lots (Lots 2 and 3, Block 2) and to include a pathway connection in Lot 8, Block 2. The pathway is proposed to connect with an approved pathway within Lot 7, Block 2 to open space in Lot 9, Block 2. The approved landscape plan contained approximately 50,400 square feet of qualified open space whereas the modified plan contains 52,300 square feet. The proposed modification will increase the overall area of qualified open space by about 1,900 square feet (see exhibits below). Staff has reviewed the qualified open space calculations provided with this application and has determined that by reconfiguring the open space and adding a pathway connection, the site still complies with the open space standards of the UDC 11-3G and is substantially compliant with the approved preliminary plat in accord with UDC 11-6B-7C. Therefore, staff supports the modifications to the approved plans, as proposed by the applicant. There are several common lots within adjacent subdivisions to the south and east that abut the proposed open space lots in this development. The southern boundaries of Lots 1 and 7, Block 2 are adjacent to three (3) building lots (Lots 2-4, Block 1) and one (1) common lot (Lot 1, Block 1) within the subdivision to the south, Biltmore Estates. The four (4) lots to the south currently have 6-foot privacy fencing installed along rear property lines. The eastern boundaries of Lots 7 and 8, Block 2 are adjacent to a proposed common lot within the proposed subdivision to the east, Jocelyn Park. Fencing abutting common open space, when not visible from a public street, shall comply with UDC 11-3A-7A.7, in order to ensure that Timberline No. 1 – Landscape Plan Mod. Page 3 common open space is accessible and visible. Staff recommends that the applicant forgo fence installation to prevent common open space areas from being walled off or closed to residents in the area. If the applicant chooses to install fencing, materials and construction of fencing shall comply with the standards in UDC 11-3A-7.7. A revised landscape plan depicting a detail of proposed fencing and location of installation shall be submitted prior to signature on final plat. VII.EXHIBITS A. Drawings 1. Vicinity Map 2. Landscape Plan Approved with H-2018-0056 3. Proposed Landscape Plan 4. Qualified Open Space Calculations B. Conditions of Approval Timberline No. 1 – Landscape Plan Mod. Page 4 Exhibit A.1 – Vicinity Map Timberline No. 1 – Landscape Plan Mod. Page 5 Exhibit A.2 – Landscape Plan Approved with H-2016-0056 Timberline No. 1 – Landscape Plan Mod. Page 6 Exhibit A.3 – Proposed Landscape Plan Timberline No. 1 – Landscape Plan Mod. Page 7 Exhibit A.4 – Qualified Open Space Calculations Not originally considered qualified open space. Proposed landscape modification includes a micropathway which is useable open space and counts toward overall qualified open space calculation. Timberline No. 1 – Landscape Plan Mod. Page 8 Exhibit B – Conditions of Approval 1. Applicant shall comply with all previous conditions of approval associated with this development [AZ-13-014, Development Agreement #114007668; H-2017-0140, H-2018- 0056]. 2. If the applicant chooses to install fencing, materials and construction of fencing shall comply with the standards in UDC 11-3A-7.7. A revised landscape plan depicting a detail of proposed fencing and location of installation shall be submitted prior to signature on final plat.