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HomeMy WebLinkAboutMemo from Planning RECEIVED JAN 1 Ei 200} Requested Ch~nges to the Agenda: . City of Meridian Item 6Bl: Contmue to 1/23/07. Staff's understandmg was that we would prepare a draft letter and City Clerk Office distribute to Mayor and Council. That letter would then be placed on the consent agenda or discussed as a Planning Department Report (if necessary). Project: Final Plat for Ventana Subdivision No. 3. Location: located east ofN. Meridian Road and approximately Y4 of a mile north of McMillan Road Zone: R~8 Buildable lots: 70 Acres: 8.21 Gross Residential Density: 3.84 Net Residential Density: 4.83 Conditional Use Permit approved allowed for reductions to lot size (from 6,500 s.f. to 6,388 s.f.) and lot frontage (from 65' to 40' on "standard" lots &on cul-de-sac lots from 40' to 35', measured at chord length), and allowed applicant to exceed the maximum block length of I,OOO-ft. to I,760-ft. Staff Recommendation: Approval; the . final plat substantially complies with approved preliminary plat. Outstanding Issues before Council: none known Applicant Provided Written Agreement with Conditions: Yes Project: South ridge Location: south side of Overland Road, extending the entire mile between Ten Mile and Lir.der Roads Applications: annexation and zoning (with concept plan) and preliminary plat (for a portion of the property) Highlights of Proposed Preliminary Plat: Preliminary Plat approval of 189 residential lots, 11 commercial/other building lots, and 31 common lots. Of the 239 total lots, 8 are "mega" lots that are going to be re-platted. Of the 11 commercial/other building lots, 9 are for retail, office or other commercial uses, 1 is designated for an elementary school, and 1 is designated for a public library. One of the common lots is proposed for a city park (previously shown as a mega lot). A portion of one of the mega lots is proposed to contain a future fire station (near Ten Mile Road). The average residential lot size in the proposed development (not including the mega lots) is 6,614 square feet. Approximately 13% (38 acres total; 8.9 acres in the first phase) is being set aside for open space. The applicant is proposing to plat some of the largest lots within the subdivision along the southern boundary of the property, where there are existing county subdivisions Gross Residential Density (not including the mega lots): 3.22 dwelling units per acre (net 6.58 d.u.lacre- residential area only) . Highlights of Proposed Annexation: Annexation and Zoning of 290.87 acres to R-8, R-4, R-2, TN-C, L- o and TN-R. As part of the submittal, the applicant has provided a master concept plan for the entire 290 acres, including how the mega lots will be developed in the future. The applicant anticipates 1,252 total residential units on this property (737 single~family and 515 muIti-familyunits). Consistent with the draft Ten Mile Area Plan, the applicant is proposing to relocate Overland Road to intersect Ten Mile Road approximately 2,100 feet south of its current intersection. The applicant is also proposing to construct streets from Overland Road and Linder Road through the site. On the submitted revised master concept plan, there are several public streets and driveways proposed to the adjacent arterial streets. There are two public street intersections proposed with Linder Road. There are four public street intersections and one driveway proposed with Overland Road. There is one public street, the re-aligned Overland Road, and no driveways, proposed to intersect Ten Mile Road. The applicant is proposing to construct Overland Road, from Linder Road to Ten Mile Road, Southern Way, Southridge Drive and American Frontier Drive. The applicant is proposing to plat some of the largest lots within the subdivision along the southern boundary of the property, where there are existing county subdivisions The applicant has proposed some additional R-2 zoning adjacent to the lots in Val Vista Estates,. and R-4 lots just to the north. These areas were proposed as R~8 on the original concept map and plat. Landscaping: This parcel has approximately 5,000 lineal feet of frontage on the adjacent arterial streets. Because this is a phased development, with build-out to occur over several years, the applicant has requested to delay the construction of some of the landscape street buffers----consistent with a proposed installation plan. Staff has conditioned that all of the landscape buffers adjacent to the arterial streets be platted with the first final plat. Those lots will be planted consistent with the proposed plan. This property is designated "Mixed Use - Community" and "Medium Density Residential" on the current Comprehensive Plan Future Land Use Map. However, Staff is preparing to submit a Comprehensive Plan Amendment for the Ten Mile Area. This application for a Map amendment has an impact on the land use designations for this property. The Map amendment will propose, for this property, a mix of: mixed use commercial near the Linder Road/Overland Road intersection; medium high density along the south side of Overland Road, and medium and low density further south; civic for the areas shown as the elementary school site (near Linder) and fire station (near Ten Mile) on the applicant's plans; open space/parks along the Ridenbaugh and the natural gas pipeline; and, mixed use employment area on the north side of Overland Road. On the Map currently, the mixed use area is shown in the middle of the section, between Linder Road and Ten Mile Road, and the medium density is shown on either side. The proposed development and zoning reflect more of the mixed uses at the Linder Road/Overland Road intersection, and along the Overland. Road frontage. Staff is generally supportive of the proposed, revised zoning designations as they are generally consistent with both the current Map and the Map amendment that will be proposed. Site Specific DA Provisions: 1. That all future development of the TN-C and TN-R zoned lots with frontage on Overland Road and Linder Road, be subject to Design Review approval; that all TN-C zoned lots contain structures that are at least two-stories tall; and that all commercial buildings in the TN-C zone be located between the a public street and the parking lot (as shown on the original master concept plan dated 4-15-06). 2. That all TN-R zoned lots and uses will comply with the recently adopted TN-R standards adopted in the UDC (see Ordinance# 06-1241); that the TN-C zoned area along Overland Road will include: at least 20 muJti;.family dwelling units with the dwelling units being located primarily between Overland Road and any surface parking area forthe units; at least 20 attached single-family dwellings and/or townhouse units; that a useable common open space area (park) be provided on site; and an internal pedestrian connection to the TN-C zoned property to the west shall be provided. 3. That only one public street access, and no direct lot access or driveways, to Ten Mile Road will be allowed on this site; that a maximum of five public street accesses, and up to two driveways, to Overland Road will be allowed on this site (not including the fire station, and subject to ACHD approval); and that a maximum of two public street accesses, and no direct lot access or driveways, to Linder Road will be allowed on this site (subject to ACHD approval). 4. That public street frontage as shown on the revised master concept plan, or a cross access/ingress- egress will be provided to Parcel #812231] 0500, which is located on Linder Road. 5. That the applicant agrees to release any interest the subject properties may have in Windy Ridge Lane and/or Old Thorn Lane. That the applicant agrees to construct at least one stub street to the outparcel surrounded by Mega Lot 1, with the ftrst plat within said Mega lot. That the applicant agrees that they will not be allowed to record lots that are currently encumbered by private lane easements, until said easements are vacated. 6. The city park lot shall be included within the first fmal plat phase of this development as shown on the revised master site plan; all "mega" lots shown on the master concept plan, west of the first phase shall be annexed and recorded as mega lots with the ftrst final plat, but no home or road construction shall occur in this area until such time as the Ten Mile Area Specific Plan is adopted by the City. After such time, the mega lots may be developed if the new (detailed) preliminary and then ftnal plats of the mega lots are consistent with the adopted Ten Mile Area Specific Plan. 7. That any future buildable lot shall not be encumbered by the existing Northwest Pipeline easement that bisects this property. 8. That the applicant has requested an alternative schedule for the construction of the required landscaping adjacent to Overland Road, Linder Road and Ten Mile Road; that said buffers will be constructed in accordance with the Perimeter Landscape Requirement Plan prepared by The Land Group, Inc., dated 4-15-06, sheet PLR1.0; and that all landscape street buffers will be constructed in accordance with the UDC provisionsin effect at the time of development. 9. That the applicant agrees to plat a public library lot and an elementary school lot with the first phase of development. NOTE: Staff has not received details from Joint School District #2, Meridian Parks, Meridian Fire, or Meridian Library District regarding any improvements that may be required regarding these sites. Staff will provide the Council an update as to any requirements that may be associated with the proposed public/quasi-public uses. 10. That with the construction of the fIrst phase (prior to any occupancy being granted), a 10-foot wide multi-use pathway shall be constructed on this site generally on the south side of the Ridenbaugh Canal, from Linder Road to the city park (temporarily terminating at the city park) with the remainder out to Ten Mile Road to be constructed with future phases as they are brought in for replatting. The city will require additional multi-use pathways along the Ridenbaugh Canal and/or within the northwest pipeline easement, as the mega lots develop. 11. That the applicant agrees to leave open and enhance the irrigation drain located between Linder Road and Overland Road, by providing grass seeding and two pedestrian bridge crossings. Said bridge. crossings shall be constructed between the school site and the library site, and between the future multi~family units and the commercial uses on Overland Road. 12. That the applicant agrees to provide at least the following amenities on this site: a community clubhouse, pool area, and tot lot on Mega Lot 4. 13. That the applicant construct the Black Cat Trunk through this development the intersection of S. Linder Road and American Frontier Drive with the first phase of this project. The invert elevation at this point shall be in compliance with the City of Meridian's Master Sewer Plan. 14. The applicant has agreed to limit the height of homes on the southern border shared with Val Vista Subdivision and Aspen Cove Subdivision to a single story. The applicant has also agreed to provide a greater than IS-foot rear setback for the lots along the southern boundary. Elevations: Yes Commission Action: The Planning and Zoning Commission heard these items on July 20th, October 19th and December 7th, 2006. At the December 7th public hearing they moved to recommend approval. Summary of December ill Commission Public Hearing: 1. In favor: Jim Jewett, Phil Hull, Dan Thompson, Jason Densmer, Joe Attalla 11. In opposition: Ken Fawcett, Susan Stone, Lorna Hewett, Keith Eberling, Tresa Ball, Robert Carlson, Steve Przybos, Mel Schumaker, Lyle Larkin, Susan Carlson, Pat Maron, Cristine Apostalou, Gary Liddell, Curtis Elton, Patty Zuniga, Nancy Darr, Sherry Fawcett, Donald Smith NOTE: The following names were on the public hearing sign-up sheet, but provided no verbal testimony: Terry and Ruth Walker, Duane and Julie Walker, W.O. Weiss, Phyllis Weis, Emma Leonard, Bonnie Breiner, David Beneducci, Sharon Schumaker, Janaliece Larkin, Phil and Nellie Gardner, Daphne Amend, Julie Gould, Dianne Eberling, M.L. Maron, Joe Zuniga, Clerance Leonard and Mike and Mary Kleffner. 111. Commenting: Wayne Amend (signed up as neutral to the project) iv. Staff presenting application: Caleb Hood v. Other staff commenting on application: None VI. Written testimony: Majestic View HOA (signed by: Larkin, Hewitt, Bastien, Brammer, Stearn, Clovis, Packard, McClure and a couple illegible signatures), Aspen Cove and Other HOA (signed by: Carlson, Eberling, Kendall, Gardner, Weiss, Liddell, Carlson, Bennet, Smith, McKinney, Marsland, Lionard, Bagley, Darr, Lubovich, Hickey, Equal, Ross, Dleffner (sp?), Hostand, Bower and a couple of illegible signatures), Miles Hewitt, Jackie Guenechea, Steven Przybos, Cheri Shanahan, Christine Apostolou, Mel and Sharon Schumaker, Scott and Jennifer Nichols, Richard and Susan Bagley~ Key Issues of Discussion by Commission: 1. Density and transition to the existing lots to the south; 11. Inter-connectivity and stub street(s) to Val Vista Subdivision to the south; 111. What happens to the existing Overland /Ten Mile if Overland Road is realigned to the south?; IV. Fencing along the Ridenbaugh Canal; v. Ten Mile Interchange design and timing; and, VI. Restricting height of homes to single story and increasing rear setback on south side of project. Key Commission Changes to Staff Recommendation: i. Limit height of homes on the southern border that is shared with Val Vista Subdivision and Aspen Cove Subdivision to a single story and to consider a larger than 15 foot setback; 11. Require some L-O zoning along Overland Road; 111. Require City Park site to be done with first phase; IV. Require at least one future stub street to one of the lots within Val Vista Subdivision, when Mega Lot 2 develops. Outstanding Issue(s) for City Council: i. The Commission recommended a larger than 15 foot setback for the future homes on the south side of this development. Staff would like the Council to define what a minimum rear (south) setback is appropriate for the south side of this project. This south setback should be incorporated into the DA for this project. 11. As part of the revised master plan for this entire 290 acres, the applicant anticipates 1,252 total residential units on this property (737 single family and 515 multi-family units). Staff is requesting that the Council add a development agreement provision that limits the maximum number of residents and requires a minimum number of residences for this property. iii. During the Planning & Zoning Commission hearing, the applicant showed several housing types for this development. Staff has scanned and included the elevations and pictures presented by the applicant in Exhibit A. Single-family homes for this project should be consistent with the applicant ~submitted elevations. iv. The stub stree,t to the south is highly contested by the property owners to the south, as documented in the written testimony. Staff is very supportive of having this stub street so that we can eventually connect to Val Vista and improve the emergency access to those homes and provide access to a light on Ten Mile. The DA currently requires at least one stub street to the south. Written Testimony since Staff Report: none Notes: Anna----conditions of approval are on Page 22 of the staff report. Staff proposal to address outstanding issues: Add the following DA provisions: · Lots adioining Val Vista Subdivision and Aspen Cove Subdivision shall have a minimum southern setback of 20 feet. · A maximum of 1.252 residential dwelling units shall be allowed on the property unless otherwise approved by City Council through subsequent applications. Future development shall include a minimum of 1,000 dwelling units on the property unless otherwise approved by City Council through subsequent applications. · Each residential structure shall be subiect to design review. All residential structures shall be generally consistent with the elevations and pictures presented by the applicant on the hearing date of 1/16/07, as determined by Staff. Staff will ensure that such structures are generally consistent with the elevations and pictures presented by the applicant, while providing flexibility in design to allow variety and avoid monotony.