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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
STAFF REPORT
TO:
Hearing Date: 11-8.06
Mayor & City Council
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FROM:
Caleb Hood
Meridian Planning Department
884-5533
SUBJECT:
Trilogy Subdivision
. AZ-06-032
Annexation and Zoning of29.3l acres from RUT (Ada County) to R-8
(Medium Density Residential) zone
. PP-06-032
Preliminary Plat of 145 single-family building lots, 12 cormnon lots, 4 private
street lots, and 1 future right-of-way lot on 28.17 acres, in a proposed R-8
zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The subject applications were scheduled for the July 20, 2006 Planning & Zoning Commission
hearing. Prior to the hearing, the applicant requested that this project be continued so they could
revise the project. The applicant has revised the proposed Preliminary Plat by incorporating
changes recommended by Staff in the Staff Report for the July 20, 2006 Commission meeting.]he
applicant, Conger Management Group, has applied for Annexation and Zoning (AZ) of29.31 acres from
RUT (Ada County) to R-8 (Medium Density Residential) and Preliminary Plat approval of 145 single
family residential lots, 12 cormnon lots, 4 private street lots, and 1 future right-of-way lot for Trilogy
Subdivision. The site is located on the south side of Chinden Boulevard, approximately 250-feet east of
Black Cat Road. This area is cormnonly known as Lot 2, Block 1, Rambo Subdivision. Rambo
Subdivision is a County-approved plat that was recorded in 1993, with the subject lot being the deed
restricted open space lot. The subject site is within the City's Area ofImpact and Urban Service Planning
Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-032 and PP-06-032) were submitted to the Planning Department for
concurrent review. Staff has provided a detailed analysis and recormnended conditions of approval for
the requested Annexation and Zoning and Preliminary Plat applications. Staff is recormnending approval
ofthe proposed Trilogy Subdivision subject to the conditions listed in Exhibit B ofthe Staff Report. The
Meridian Planning and Zoninl! Commission heard these items on July 20th, August 31 5t and October 5th,
2006. At the October 5th public hearing the Commission moved to recormnend approval.
a. Summary of Commission Public Hearin2:
i. In favor: Dave McKinnon
ii. In opposition: None
111. Cormnenting: None
IV. Written testimony received: None
v. Staff presenting application: Caleb Hood
vi. Other staff cormnenting: on application: None
b. Key Issues of Discussion by Commission:
i. Sidewalk and asohalt imoroyements along Ramblin Court: and.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
ii. Location of Schwitzer Avenue so the adiacent property can use effectively.
c. Key Commission Chane:es to Staff Recommendation:
i. Required the applicant to road trust for the sidewalk on Ramblin Court, east of
Schwitzer Avenue, and widen the pavement to at least 30 feet. west of Schwitzer
Avenue.
d. Outstandinl! Issue(s) for Citv Council:
i. The revised landscape plan now shows a large stormwater detention pond in Lot
8, Block 5. This pond is not consistent with the previous landscape plan and has a
significant effect on the amount of Qualified open space provided with this
proiect.
ii. The applicant should be required to construct Schwitzer Avenue to their west
property line, from Ramblin Court to Lookout Pass (it still does not appear that
the rillht-of-way is directly adiacent to the west property line - potential spite
strip).
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-032 and PP-06-032 as presented in the staffreport for the hearing date of November 8, 2006,
with the following modifications to the conditions of approval: (Add any proposed
modifications. )
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06-
032 and PP-06-032 as presented during the hearing on November 8, 2006, for the following
reasons: (State specific reasons for denial of the annexation and/or preliminary plat request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-032 and PP-06-032 to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
East of Black Cat Road and South of Chinden Boulevard / 4325 Chinden Boulevard
Section 27, T4N, RIW
b. Owner:
Dyver Development
1977 E. Overland Road
Meridian, ill 83642
c. Applicant:
Conger Management Group
405 S. 8th Street, Suite 290
Boise, ill 83702
d. Representative: David McKinnon, Conger Management Group
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request:
1. Date of Preliminary Plat (attached in Exhibit A): September 20, 2006
2. Date of Landscape Plan (attached in Exhibit A): October 30.2006
h. Applicant's Statement/Justification: The proposed overall density (5.1 dwellings per acre) of
the project complies with the City's designation of Medium Density Residential R-8 which
allows for densities of up to 8 dwellings per acre. The subdivision will provide large open
spaces and a mix of housing types including a conunon mew, attached single family
dwellings, and detached single family dwellings.
S. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public
hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is
required before the City Council on this matter.
c. Newspaper notifications published on: July 3,2006, and July 17, 2006 (for P& Z
Commission), and October 16 and 30. 2006 (for City Council)
d. Radius notices mailed to properties within 300 feet on: June 23,2006 (for P & Z
Commission), and October 13. 2006 (for City Council)
e. Applicant posted notice on site by: July 10, 2006 (for P & Z Commission), and October 30,
2006 (for City Council)
6. LAND USE
a. Existing Land Use(s): Existing home, several outbuildings, and vacant land. All existing
structures will be removed from the site.
b. Description of Character of Surrounding Area: A mix of single family residtmtial ami va(,;anl
agricultural land, some of which has recently been proposed for residential development.
c. Adjacent Land Use and Zoning:
1. North: Residential and Agriculture, zoned RR (Ada County).
2. East: Proposed Bainbridge Subdivision, zoned R-8.
3. South: Residential and Agriculture/Proposed Keego Springs Subdivision, zoned RUT
(Ada County)/R-8.
4. West: Residential and Agriculture, zoned RUT (Ada County).
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is master planned to sewer to the future North
Black Cat trunk. It is not currently serviceable.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
Location of water: This property would receive water from future mains in N.
Black Cat Road and future stubs from approved nearby development.
Issues or concerns: This property is currently not serviceable by the City of
Meridian's sewer or water system.
Upsizing of sewer and water mains through this site.
2. Vegetation: Primarily agriculture. Existing trees will be retained or relocated on site.
3. Flood plain: N/ A
4. Canals/Ditches/Irrigation: The preliminary plat shows a number of ditches around the
edges of this development.
5. Hazards: N/A
6. Proposed Zoning: R-8
7. Size of Property: 29.31 acres
f. Subdivision Plat Information:
1. Residential Lots: 145
2. Non-residential Lots: 0
3. Total Building Lots: 145
4. Cormnon Lots: 12
5. Other Lots: 5 (4 private street lots and 1 future right-of-way lot)
6. Total Lots: 162
7. Open Lots: 0
8. Residential Area: 28.17 acres
9. Gross Density: 5.1 units per acre
10. Lot Sizes: Lot sizes range from 4,000 square feet to 9,200 square feet. The average lot
size is approximately 5,000 square feet.
g. Landscaping:
1. Width of street buffer(s): As per the Future Land Use Map, Chinden Boulevard is
designated as "Entryway Corridors." The UDC (Table 11-2A-5) requires a 35-foot
wide street buffer adjacent to Entryway Corridors. The landscape plan proposes a 35.
foot wide landscape buffer along Chinden Boulevard.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 2.17 acres (7.71 %)
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC ll-3B.12. Cormnon, open-space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC ll-3G-3-E2).
h. Proposed and Required Non-Residential Setbacks: Per the R-8 zone for attached and detached
single family dwellings.
1. Summary of Proposed Streets and/or Access (private, public, cormnon drive, etc.): The sole
access to the development will be from an existing public street, Ramblin Court, that connects
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8,2006
with N. Black Cat Road. Additionally, two stub streets will be constructed to connect with
future residential subdivisions; one at the east property line to access Bainbridge Subdivision,
and one to the southwest to access Keego Springs Subdivision. Four 24-foot wide private
streets are proposed within Blocks 6 and 7, which contain rear-loaded garages. There is a
proposed public alley that bisects the private streets. ACHD has required that this north-south
alley be private. If the alley is private, then it should be constructed in accordance with UDC
6C- 3B5.
7. COMMENTS MEETING
On June 30, 2006, Planning Staff held an agency cormnents meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all cormnents
and recormnended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. Medium density residential areas are anticipated to contain single family residences at densities of
three to eight dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 145 residential building lots on 28.17 acres for a gross density of 5.11 dwelling units/acre. The
gross density is within the range outlined in the Comprehensive Plan, staff fmds that the proposed
development is in general compliance with the Comprehensive Plan. The following Comprehensive Plan
policies apply to this application:
· Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in thefollowing manner:
· Sanitary sewer and water service will be extended to the project at the developer's
expense.
· The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
· The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed, the lands will be serviced by the Meridian Police Department (MPD).
· The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
· The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
· The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
· Chapter VI, Goal II, Objective A, Action 3 - Consider "Accormnodating Bicycle and
Pedestrian Travel: A Recormnended Approach" from the National Center for Bicycling and
Walking in all land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
· Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staff is supportive of the proposed pedestrian connections to future adjacent subdivisions, via
stub streets.
· Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the proposed developments to the
east and southwest are compatible with the proposed development, and that the existing
residences to the southwest have been buffered with appropriately sized lots.
· Chapter VII, Goal IV, Objective C, Action 10 . Support a variety of residential categories
(low-, medium-, and high-density single family, multi.family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
The subject application includes a request jor the R-8 zone. Staff finds that the requested zoning
designation contributes to the variety of residential zoning categories in this area and is
generally consistent with the Comprehensive Plan designationfor this site.
· Require street connections between subdivisions at regular intcrvals to enhance connecti vity
and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
Two stub streets have been proposed to connect with the previously approve Bainbridge and
Keego Springs developments. These properties have been proposed to be developed in a manner
similar to the subject parcel. In addition, the applicant is now proposing to construct Schwitzer
Avenue along the west property line so that the undeveloped property to the west can efficiently
re-develop withfront~on housing.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC ll-2A-2 lists single-family, two-family (duplex), and
townhouse developments as a Permitted Use in the R-8 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
10. ANALYSIS
a. Analysis of Facts Leading to StaffRecormnendation
ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Unified Development
Code, staff believes that this is a good location for the proposed single-family development.
Please see Exhibit D for detailed analysis ofthe required facts and findings for annexation.
The annexation legal description submitted with the application (prepared on February 21,2006,
by Charles Hardes, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
A Development Agreement (DA) will be required as part of annexation of this property. Prior to
annexation approval, a DA shall be entered into between the City of Meridian, the property
owner(s) at the time of annexation ordinance adoption, and the developer. The applicant shall
contact the City Attorney, Bill Nary, at 888-4433 to initiate this process. The DA shall
include the following:
· The applicant will be responsible for all costs associated with the sewer and water seryice
extension. Any existing domestic wells and/or septic systems within this project will be
removed from their domestic service, per City Ordinance Section 5-7-517, when services
are available from the City of Meridian. Wells may be used for non-domestic purposes such
as landscape irrigation.
· All future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development. All future uses shall not
involye uses, activities, processes, materials, equipment and conditions of operation that
will be detrimental to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
· Access to Chinden Boulevard shall be prohibited for this site. The applicant shall be
required to dedicate the right-of-way, construct landscaping, a pathway, and noise
mitigation along Chinden Boulevard, as required by ITD and the City of Meridian.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Unified
Development Code, staff believes that this is a good location for the proposed single-family
residential products. Please see Exhibit D for detailed analysis of facts and findings for a
preliminary plat.
1. Access: Chinden Boulevard is a state highway. UDC ll-3H.4B prohibits access to state
highways at locations other than at section line roads, or at the Y2 mile between sections.
The existing access to Chinden Boulevard should be abandoned. Further, a note should
be placed on the face of the plat prohibiting direct lot access to Chinden Boulevard. The
applicant should be required to construct noise abatement in compliance with UDC 11-
3H-4D and ITD's design requirements adjacent to the residential uses. The applicant
should dedicate right-of-way, in accordance with ITD's requirements, to allow for future
highway expansion (tOO-feet from centerline proposed). The applicant should construct a
10-foot wide pathway along Chinden Boulevard (not currently shown on the plans)(see
UDC 11-3H-4C3).
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CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF NOVEMBER 8,2006
Ramblin Court, a public street, is proposed as the sole access to serve the 145 proposed
homes within the subdivision. In addition, stub streets are proposed to the recently
approved Keego Springs Subdivision to the south and Bainbridge Subdivision to the east.
Once the subdivisions to the south and east develop, alternative accesses onto Chinden
Boulevard, Black Cat Road, and Ten Mile Road will be provided to the residents in this
area. However, until secondary access can be provided to this site, the Meridian Fire
Department is limiting residential construction to 50 homes. See Exhibit B for all
comments and conditions from the Fire Department.
All of the internal streets, except for the private streets and Tamarak Street (southeast
comer of the development), are proposed with a 33.foot street sections and 5-foot wide
attached sidewalks. Portions of Tamarak Street are proposed as 29.feet wide (measured
back-of-curb to back-of-curb) within a 42-foot wide right-of-way.
2. Schwitzer Avenue: During the pre-application meetings with the applicant, staff directed
the applicant to construct the main entrance into the development, Schwitzer Avenue,
along the west property line. After ACHD acquires right-of-way for Black Cat Road (48-
feet from centerline), and the owner of Parcel #R73301600l0 constructs a street buffer
(35-feet wide), there will only be about 145 feet ofremaining depth for the parcel, which
is approximately 3 acres in size. This remainder depth is not sufficient to develop a street
with lots on both sides. Therefore, it is critical for the redevelopment of Parcel
#R7330160010 that Schwitzer Avenue be constructed, from Ramblin Court to
Lookout Pass Street, along the western boundary of the subject site, as proposed
with the revised preliminary plat.
3. Private Streets: Four private streets are proposed within this development. The proposed
private streets will serve as access to the lots within Block 6 and 7. The applicant has
submitted a Private Street application as required by UDC 11-3F.3. The applicant shall
design and construct the private streets in compliance with the standards listed for Private
Streets in UDC 11-3F, Private Streets. The applicant is proposing to construct a 24-foot
wide improved area for the private streets (22 feet of paving and 1 foot of ribbon curb on
each side.) Staff is supportive of the proposed private streets. (Please see the required
private street findings in Exhibit D.)
The proposed private streets are bisected by a north-south alley. The proposed alley is 16-
feet wide. The ACHD has stated that they do not want to accept or maintain this proposed
alley. If the alley is indeed private, then it should be constructed in accordance with UDC
6C-3B5. No on-street parking shall be allowed along the two private streets, Brighton and
Snow Basin, but may be allowed off of the alley. Vehicles shall be parked in garages,
driveways, in the parking lots off of the alley, or along public roads within the
subdivision. The private roads shall be signed as "No Parking" per the Meridian Fire
Department's cormnents.
4. Cormnon Drivewavs: Three cormnon driveways and several shared driveways, which
are not shown on the plat, are proposed within this development. The UDC allows R-8
zoned lots sharing a cormnon driveway, or that are access from an alley/private street, to
be a minimum of 4,000 square feet. There are 38 lots that must be paired, sharing a
driveway. Further, Lots 13-15, Block 3; Lots 6-9, Block 9; and, Lots 29-32, Block 1,
shall take access from common driveways. UDC 11-6C-3D7 requires setbacks, building
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8,2006
envelopes, and orientation of the lots and structures to be shown on the plat; building
setbacks should be measured from the edge of the cormnon driveway easement or
property lines, whichever is more restrictive. Further, UDC 11-3C-6 requires every
single-family dwelling to have a two-car garage and a 20' x 20' parking pad on the lot.
The asphalt/concrete for the cormnon driveway should not count towards the required
parking pad area. Comply with all cormnon driveway provisions listed in UDC ll-6C-
3D.
NOTE: There are five lots that are adjacent to the common driveway in Block 9.
The UDC allows a maximum of four dwellings to share a driveway, and all lots
abutting a common driveway are to take access from the driveway. Staff
recommends that the location of the common driveway easement for Lots 6-9, Block
9, should be shifted 5-feet to the south so that Lot 10 is not adjacent to the driveway.
5. House Orientation: Staff has concerns about the orientation of the houses on the lots
using conunon driveways. Generally, when reviewing the layout of a plat, staff likes for
like yards to match (e.g. - side yard of one lot to abut the side yard of another.) With the
configuration of the common driveways, staff recormnends that the orientation of the
houses on these lots be restricted. Staff recormnends that the houses on Lots 13 and 14,
Block 4, should be oriented to the east; the house on Lot 15, Block 4, should be oriented
to the north; the houses on Lots 6-9, Block 2, should be oriented to the north; and the
houses on Lots 29-31, Block 1, should be oriented to the south, and the house on Lot 32,
Block 1, should be oriented to the west, to match the yards ofthe adjacent lots.
6. Pressure Irrillation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized, the developer will be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-15
and MCC 9-1-28.
7. Fencing: Except along Chinden Boulevard where a 6-foot tall fence is proposed,
perimeter fencing is not shown on the submitted landscape plan or preliminary plat. The
applicant has testified that a 6-foot tall cedar fence will be constructed around the
perimeter of the development (shown on the revised landscape plan as well). Fencing
adjacent to all micro-paths is required. The applicant should submit a detailed fencing
plan with the final plat application for the subdivision. If permanent fencing is not
provided, temporary construction fencing to contain debris must be installed around the
perimeter prior to issuance of a building permit. All perimeter fencing must be
completed prior to issuance of building permits. All fencing should taper down to a 3 foot
maximum within 20 feet of all rights-of-way. Fencing shall be installed in accordance
with UDC 11-3A-7.
8. Ditches, Laterals, and Canals: As per UDC ll-3A-6, all irrigation ditches, laterals or
canals, exclusive of natural waterways and waterways being used as amenities, which
intersect, cross or lie within the area being subdivided shall be covered.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8,2006
9. Landscaping: The landscape plan prepared by South Landscape Architecture, P.c., on 4-
12-06, labeled Sheet L1.0 - L1.3 is approved with the following modifications/notes:
· Provide a 35Mfoot wide landscape street buffer along Chinden Boulevard as
depicted. The landscape buffer along the street shall be designed in
accordance with UDC 11-3B-7 and UDC 11-3H-4C&D.
· Provide noise abatement, in accordance with UDC ll-3H-4D, along Chinden
Boulevard.
· Provide a micro-path connection through Lot 18, Block 1. Provide
landscaping in compliance with UDC ll-3B-12, adjacent to the micro-paths.
· A written certificate of completion shall be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape plan
and submitted prior to City Council signature of the Final Plat. All standards
of installation shall apply as listed in UDC ll-3B-14.
Submit a landscape plan, reflecting the changes/notes mentioned above, with the
final plat application(s).
Landscape Buffer along Chinden Boulevard: Chinden Boulevard, adjacent to the
property, is classified as an Entryway Corridor on the 2002 Future Land Use Map, and
requires a 35-foot landscape buffer per UDC 11-2A-5. The applicant has proposed to
construct a 35-foot wide landscape buffer along Chinden Boulevard, located outside of
the future 100 foot right-of.way for the highway. There is approximately 55 additional
feet that will be improved with grass, until ITD purchases it for the widening of Chinden
Boulevard. This proposal meets the 35 foot minimum landscape buffer requirement and
accormnodates the 55 feet of additional area needed by rrD for future roadway expansion
(see Landscaping above.)
10. Cormnon Areas: All cormnon lots which are approved as open space and will function as
drainage areas shall be vegetated and usable by residents. Maintenance of all cormnon
areas shall be the responsibility of the Trilogy Homeowners Association.
11. Open Space/Amenities: Originally the applicant was proposing to set aside 2.51 acres
(8.91 % of the property) for open space. The revised plan shows 2.17 acres of open space,
and the open space is configured quite differently. Staff is supportive of the revised
design as it centralizes the larger open space areas, and provides good access for all of the
residents. The applicant has two large cormnon areas that are centrally located within the
subdivision. Pedestrian pathways (micro-paths) and a picnic shelter are a part of the open
space design, as well. The revised landscape plan shows a lare:e storm water
detention facility where open space was previouslv shown (Lot 8. Block 5). This
chane:e has a sie:nificant impact on the percentae:e of this site beine: set aside for
useable open space. Staff recommends that the applicant explain this chane:e and
that the Council determine if the chane:e is appropriate.
12. Micro-paths: In the applicant's submittal letter, he states that a pathway connection from
Chinden Boulevard will be provided into the development. However, this pedestrian path
is not shown on the plans. Staff believes that a micro-path from Chinden Boulevard into
this site should be provided (on Lot 18, Block 1). All micro-paths shall be constructed in
accordance with UDC 11-3A-8. Landscaping adjacent to all1nicro-paths should comply
with UDC 11-3B.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8,2006
13. Tree Mitigation: There are large trees on the site which the applicant is proposing to
remove or relocate. Any tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of caliper inches of
those removed. Required landscaping trees will not be considered as replacement trees
for those that are removed. The applicant should coordinate a mitigation plan with Elroy
Huff at the Meridian Parks Department.
14. Existing Structures: The site currently contains multiple buildings. Because the existing
structures span across proposed lot lines, all buildings should be removed or relocated,
prior to signature of the final plat by the City Engineer.
15. Sidewalk: UDC 11-3A-17D requires sidewalks on both sides of public streets. Rambin
Street is currently improved with pavement only. The applicant is not proposing to
construct sidewalk along Ramblin Court, where the property is adjacent to the existing
right-of-way. Staff believes that the large lots in Rambo Subdivision will re-develop in
the future. When these properties redevelop the City will look to acquire sidewalk along
the portion of Ramblin Court that is being developed. Therefore, if a 5-foot wide concrete
sidewalk is not required on Ramblin Court adjacent to this parcel (adjacent to Lots 1-3,
Block 5), there will be a gap in the sidewalk infrastructure. Staff recormnends that the
applicant be required to construct a 5-foot wide sidewalk along Ramblin Court, where
they abut the existing right-of-way. The Planninll & Zoning Commission required the
applicant to road trust. not construct the sidewalk along Ramblin Court. east of Schwitzer
Avenue.
b. Staff Recormnendation: Based on the above analysis, staff finds the AZIPP/PS applications
substantially conform to the Comprehensive Plan policies and UDC standards. As noted under
the Conditions of Approval in Exhibit B, staff recommends residential construction be limited
to 50 lots until such time that at least one additional access to the subdivision can be provided
via the Bainbridge or Keego Springs Subdivisions. (See Fire Department Development
Review Cormnents and Requirements, Exhibit B) Staff recormnends approval of the subject
AZ/PP/PS applications with the conditions shown in Exhibit B. On October S. 2006 the
Meridian Planninl! & Zonine: Commission voted to recommend approval of the is
project.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: September 20,2006)
2. Landscape Plan (dated: October 30.2006)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8,2006
8. Central District Health Department
C. Legal Description
D. Required Findings from Unified Development Code
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8,2006
A. Drawings
1. Preliminary Plat (Dated: September 20, 2006)
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