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HomeMy WebLinkAboutLetter from Caleb / Pete Friedman Memo RECEIVED JAN 1 9 2006 City Of Meridian To: Mayor de Weerd and City Council City Clerk Office From: Caleb Hood, Current Planning Manager CC: Jim Jewett, Phil Hull, Van Elg, Anna Canning, Bill Nary, Project File Date: January 19, 2007 Re: South Ridge Subdivision (AZ-06-031, PP-06-031) January 23,2007 City Council Agenda Items Below, Staffhas updated the proposed Development Agreement provisions for South Ridge Subdivision. These provisions are being updated based on the testimony provided at the January 16th City Council hearing. If approved by the Council, these provisions will be updated in the staff report findings for this project. Below, all proposed text is shown in Arial font and all new information is in strikcthr-ough and bold. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, 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. Staff recommends that the Commission and Council direct the City's Legal Department to draft a development agreement for Southridge as follows: 1. That all future development shall not involve 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. 2. 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). 3. 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 multi-family dwelling units with the dwelling units being located primarily between Overland Road and any surface parking area for the units; at least 20 attached single-family . Page 2 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. 4. That all future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development (building permit submittal). All of the future lots shall comply with the standard lot size, setbacks, and street frontage requirements of the R-2, R- 4, R-8, L-O, TN-C and TN-R zones established in the UDC. 5. That the future uses and lots on this site shall conform to the District Regulations and Allowed Uses contained in the Unified Development Code (UDC), in effect at the time of development (building permit submittal). 6. That the applicant will be responsible for all costs associated with the sewer and water service extension. 7. That any existing domestic wells and/or septic systems within this project will have to 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. 8. That prior to issuance of any building permit, the subject property be subdivided in accordance with the City of Meridian Unified Development Code. 9. 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). 10. That public street frontage as shown on the revised master concept plan, or a cross access/ingress-egress will be provided to Parcel #81223110500, which is located on Linder Road. 11. 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 first 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. 12. The GUy private park lot shall be included within the first final 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 first 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 new (detailed) preliminary and then final plats of the mega lots, that are consistent with the adopted Ten Mile Area Specific Plan, are submitted and approved by the City. No variances to lot dimensions, setbacks or block lengths shall be requested by the applicant as part of the re-development of the mega lots. 13. That any future buildable lot shall not be encumbered by the existing Northwest Pipeline easement that bisects this property. 14. 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 . Page 3 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 provisions in effect at the time of development. 15. That all internal landscaping shall be installed as each phase final plats, prior to occupancy of any structures within each phase. 16. That the applicant agrees to plat a public library lot and an elementary school lot with the first phase of development. 17. 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 consistent with the applicant's interconnectivity plan on tho south side of tho Ridonbaugh Canal, from Linder Road to the GUy private park (temporarily terminating at the GUy private 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 that are consistent with the City's Pathways Plan, generally along the Ridenbaugh Canal and/or within the northwest pipeline easement, as the mega lots develop. 18. 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. 19. That the applicant agrees to provide at least the follOWing amenities on this site: a community clubhouse, pool area, and tot lot; and any other amenities required by the Commission and/or Council at the public hearings. 20. That the applicant construct the Slack 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. 21. That the applicant agrees to construct a development and public street system on this site that is in general compliance with the submitted Master Concept Plan, prepared by The Land Group, Inc., labeled sheet M1.0, dated 4-15-06, with the provisions mentioned above (detailed approval of the internal street systems will be reviewed and approved with the re-subdivision of each mega lot). Provide a stub street to at least one of the 5-acre lots in Val Vista Subdivision when mega lot 2 develops. Said stub street shall be located near the west property line. Also, provide a public stub street to either, Parcel #51223233905 or #51223234100 to the west, when mega lot 2 develops. (*N OTE: The above sentence is a new provision that staff has included based on the Council's discussion about specifically providing stub streetsfrom mega lot 2, and limitingfuture access to Ten Mile Road.) 22. 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, with a maximum height of 22 feet (measured between average finished ground level of the lot to the average height of the highest roof surface). The applicant has also agreed to provide a greater than 4a-30 foot rear setback for the lots along the southern boundary. The applicant has also agreed, and shall be required, to construct a solid 6-foot tall vinyl fence adjacent to the lots in Val Vista Subdivision and Aspen Cove Subdivision, prior to issuance of building permits within the first phase of the development. 23. The applicant shall be required to construct a minimum of 1,000 residential dwelling units on the property and a maximum of 1,252 residential dwelling units on the property, unless otherwise specifically approved by the City Council through subsequent applications. 24. The applicant shall comply with all adopted state and federal air and dust particulate emission standards. The applicant shall make all reasonable attempts to abate (mitigate) dust settling on adjacent properties generated by the development of the property. The applicant shall keep a water truck on site at all times, unless otherwise allowed by authorized city staff, and the applicant shall use said truck to abate the emission of dust. 25. With the development of the village center at Overland Road and Linder Road, the applicant shall incorporate and build at least one transit stop, including benches and covers. The applicant shall incorporate and construct a park and ride area near the proposed fire station and Ten Mile Road. 26. Prior to the signature of the first final plat, the applicant shall submit and obtain City Council approval for, a development agreement modification that proposes specifiC and detailed architectural guidelines for this development that address (at a minimum) variety in structures within a block, building mass, building materials, rooflines, colors, and architectural styles. At the January 16th hearing, the Mayor also requested that staff look into the requirements of the Redfeather development with regards to Duane Drive. Duane Drive is a 24- foot wide public street with no curb, gutter or sidewalk that serves as access for I-acre parcels off of Ustick Road in Perkins-Brown Subdivision. Property owners along Duane Drive were concerned that traffic from Redfeather would be using their street (Duane Drive) as access. ACHD and the City required the developer to install a swinging gate at the intersection of Duane Drive and Palm Street. The applicant was also required to construct a pedestrian path connecting Duane Drive/Palm Street in Redfeather to Duane Drive in Perkins-Brown Subdivision. Duane Drive is constructed as a public street with curb, gutter and sidewalks in Redfeather, but is currently gated. This gate can be removed and Duane Drive opened for all vehicular traffic between Redfeather and Perkins-Brown at the discretion of the ACHD Commission, after a public request and subsequent public hearing on the matter. . Page 4 CITY OF MERIDIAN Planning Department Memo RECEI'VED JAN 1 9 2006 To: Anna Canning C. Caleb Hood CO: Mayor de Weerd City Council From: Pete Friedman Date: January 19, 2007 City Of Meridian City Clerk Office This is in response to your request for information regarding the proposed re-alignment of Overland Road as recommended in the Draft Ten Mile Interchange Specific Area Plan. As you know, a design charrette was employed in the development of the plan. It was an iterative process of developing, reviewing and refining alternatives for land use and transportation including the future Overland Rd. alignment. The process included interviews with property owners, developers, ACHD and ITD staff and the consultants working on the interchange design The rationale for realigning Overland Rd. was based on: 1) the proximity of the existing Overland/Ten Mile Rd. intersection with the future interchange and a desire to direct traffic those movements to the south; 2) grade issues that would necessitate significant fill and right- of way acquisition to bring Overland Rd. up to the future grade of the interchange; and 3) recognition that an extension of Overland to the west would be impractical and expensive due to the presence of the Tasa subdivision and other residential development Initially, the planning team had the relocated Overland Rd, aligned with Lamont Rd. As the plan evolved Jim Jewett indicated that there were topographic issues on his property affecting that alignment. The consultant and other members of the planning team met on site with the Mr. Jewett's engineer and after viewing the topography and proposed engineering plans determined that a shift to the north was appropriate. In fact, the proposed location cannot be shifted much farther north again due to topography. The current parcel configuration on the east side of Ten Mile Road at Lamont also affects the realignment. Based on a review of the parcel information for this area, the potential re- alignment would bisect two, possibly three properties. This leaves the future development of the road dependent on the future plans (if any) of those individuals. By shifting the road to the north, the proposed alignment crosses land involving a single owner (Mr. Jewett) who, through a pending development has offered to dedicate a portion of the right of way, thus precluding the necessity for the expenditure of public funds for property acquisition. Another factor affecting the realignment is the interface of Overland Rd. and Lamont Rd. Lamont Rd. is a local access facility with multiple driveways taking access from it. Connecting a major arterial to a local access road is an unacceptable practice Our draft plan also shows a western extension of Overland Rd. which is really conceptual at this point. Given the multiple ownerships and absence of development pressures on the west side of Ten Mile Rd. I would expect that the road alignment will most likely be determined through one of two actions: 1) in response to a specific development proposal; or 2) the preparation of a specific area plan based on future development pressures once the interchange is constructed. Finally, ACHD is in the process of completing the South Meridian Transportation Study that includes this area. The current draft identifies a western extension of Overland Rd. from the proposed intersection at Ten Mile Road to the existing intersection with Black Cat Rd. The study indicates that this extension would serve local traffic since discussions with the City of Nampa and the Nampa Highway District indicate that neither entity has plans to extend either Airport Rd.or Orchard Rd. to connect to Overland Rd.