HomeMy WebLinkAboutCC - Staff Report for 2-25 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,
DEPARTMENT REPORT
HEARING 2/25/2025 _
DATE: EM
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TO: Mayor& City Council
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FROM: Sonya Allen,Associate Planner
E-
208-884-5533
sallen@meridiancity.org
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APPLICANT: South Beck and Baird
-
SUBJECT: TECC-2025-0001
Pura Vida Ranch Subdivision—TECC 4`
LOCATION: 3727 E. Lake Hazel Rd.,in the NW 1/4
of Section 4,T.2N.,R.IE.
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I. PROJECT OVERVIEW
A. Summary
The Applicant requests a 2-year time extension on the planned unit development and preliminary
plat(H-2020-0064)to commence the permitted use and obtain the City Engineer's signature on
the first phase final plat. The preliminary plat consists of 157 building lots and 35 common lots
on 26.34 acres of land in the R-8 and R-15 zoning districts and included deviations to certain
UDC standards through the planned unit development.
B. Issues/Waivers
None
C. Recommendation
Staff: Approval with the conditions included below in Section IV.
D. Decision
Pending
II. COMMUNITY METRICS
Table l: Land Use
Description Details Map Ref.
Existing Land Use(s)/Proposed Use There is currently one single-family home on this rural -
residential/agricultural property
Proposed Land Use(s) A total of 157 single-family homes are entitled to develop on this site
Existing Zoning R-8 (medium-density residential)&R-15 (medium high- VI.A.2
_ density residential)
Future Land Use Designation Medium High-Density Residential(MHDR) VLA.3
City of Meridian I Department Report 1. Project Overview
Table 2: Process Facts
Description Details
Pre-application Meeting date 12/13/2024
Neighborhood Meeting 1/13/2025
Site posting date 2/13/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District
• Comments Received No -
• Commission Action Required No -
See City/Agency Comments and Conditions in Section IV and in the public record for all comments
received.
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. General Overview
The UDC states that approval of a planned unit development and preliminary plat shall become
null and void if the applicant fails to commence the permitted use as set forth in UDC 11-513-6F
and obtain the city engineer's signature on the final plat within two(2)years of the approval of
the preliminary plat as set forth in UDC 11-6B-7C. If phased, each phase must be signed by the
City Engineer within two (2)year successive intervals. The Applicant may request an extension
of up to two(2)years if such request is filed before the termination period. With all extensions,
the City Council may require the planned unit development and/or preliminary plat to comply
with the current provisions of the UDC.
The Director approved a 2-year time extension for the preliminary plat and planned unit
development on December 15, 2022,which extended the original approval to January 19,2025.
The reasons for delay in moving forward with this development cited at that time are as follows:
continued coordination with ACHD on the drainage issues associated with the site; completion of
bridge improvements associated with the culvert for Ten Mile Creek drain where it passes under
Lake Hazel Road that are the responsibility of the developer of the property to the north(Orchard
Creek);vertical construction isn't allowed until the bridge is constructed and floodplain
development requirements are met; and the design of the roads for the subdivision is contingent
upon the bridge construction and resulting changes in the floodplain and a lengthy approval
process is anticipated with ACHD on the construction plans.
A second 2-year time extension is requested to commence the use and complete the infrastructure
improvements currently occurring in Phase 1. The extension would give the Applicant until
January 19,2027 to commence the permitted use and obtain the City Engineer's signature on the
final plat.
Since the preliminary plat was approved,there have been some updates to the UDC regarding
sidewalk widths along arterial streets and minimum open space and site amenity standards, as
follows:
• The minimum open space requirement changed from 10%,which required a minimuin of
2.63-acres to be provided,to 15%,which requires a minimum of 3.95-acres to be
provided. The amount of open space that was approved(i.e. 4.9+-acres or 18.57%+)
exceeds the current standard.
City of Meridian I Department Report III. Staff Analysis
• The minimum site amenity requirement changed from one(1)qualified amenity to five
(5)amenity points. The previously approved amenities [i.e. a 10'wide 1,631+/-foot long
(1/3 mile) segment of the City's multi-use pathway system along the east boundary
adjacent to the Ten Mile Creek; a 16' x 16' shelter with a picnic table on Lot 10,Block 3;
an 8' x 12' arbor with 2 benches on Lot 1,Block 10; an arbor with 2 benches on Lot 8,
Block 5; and a dirt trail and paved 5' wide pathway on the hillside on Lot 8, Block 5]
meet and exceed the new standards at 5 pts. for the 1/3 mile of multi-use pathway,2 pts.
for the picnic area on a site 5,000 s.f. or greater in size,2 pts. open space commons
shelter(i.e. arbor with benches),and 2 pts. for trails/paths.
• A 7-foot wide detached sidewalk was approved within the street buffer along E. Lake
Hazel Rd. A 10-foot wide detached sidewalk is currently required.
As a conditions of the subject time extension,Staff recommends a 10-foot wide detached
sidewalk is provided in lieu of a 7-foot wide sidewalk along E.Lake Hazel Rd.; and
vegetation on the hillside is maintained regularly to prevent a fire hazard.
Table 4: Proiect Overview
Description Details
History H-2020-0064(AZ,PP,PUD—DA Inst.#2021-042520);FP-2021-0043;
MFP-2022-0001;TED-2022-0009(111 time extension)
Acreage 26.34-acres
B. History and Process
The preliminary plat and planned unit development(PUD) (H-2020-0064)was approved by City
Council on January 19,2021.An administrative time extension(TED-2022-0009)for two(2)
years was approved by the Director on December 15,2022,which extended the PUD and
preliminary plat to January 19,2025.No new conditions were added as a provision of the time
extension. A final plat(FP-2021-0043)has been approved for the first phase of development but
has not yet received City Engineer signature; a modification to the final plat was approved(MFP-
2022-0001). The subject time extension application was submitted prior to the expiration date.
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. Applicant shall comply with all terms of the annexation and zoning(Development Agreement
Inst. #2021-042520),preliminary plat,planned unit development(H-2020-0064), final plat
(FP-2021-0043), final plat modification(MFP-2022-0001)and previous time extension
(TED-2022-0009).
2. A ten(10)foot wide detached sidewalk shall be constructed along E. Lake Hazel Rd.
3. The vegetation on the hillside shall be maintained regularly to prevent a fire hazard.
4. The Applicant shall commence the permitted use and obtain the City Engineer's signature on
the first phase final plat on or before January 19, 2027; or, apply for a time extension prior to
that date as set forth in UDC 11-5B-6F and 11-6B-7, in order for the planned unit
development and preliminary plat to remain valid.
City of Meridian I Department Report III. Staff Analysis
Other Agency comments may be accessed in the project file, included in the public record.
V. ACTION
A. Staff:
Staff recommends approval of the proposed TECC application and finds it in conformance with
the Comprehensive Plan and the UDC with the conditions included in Section IV.
A. City Council:
Pending
City of Meridian I Department Report V. Action
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3. Future Land Use
Legend — ® S
Project Location ® ;
"I Area of Impact I
O Analysis LA
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4. Planned Development Map
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— Planned Parcels LM1,
OAnalysis
amp T
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City of Meridian I Department Report VI. Exhibits
B. Approved Preliminary Plat(dated: 11/23/20)
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City of Meridian Department Report VI. Exhibits
C. Approved d, 1 I
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Pura Vida Ridge Ranch Subdivision
City of Meridian I
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D. Approved Planned Unit Development Site Plan(dated: 10/12/20)
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City of Meridian I Department Report VI. Exhibits
E. Reductions to Dimensional Standards in UDC Table 11-2A-7 for the R-15 District
Approved with H-2020-0064
E.LWE H=L ROAD
�'F EURA VIDA RIDGE RANCH
SUBDIVISION
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•1 R-15 SETBACKS
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SHARED DRIVEWAY
PARKING J OTHER
City of Meridian Department Report VI. Exhibits
F. Service Accessibility Report
PARCEL S1404212560 SERVICE ACCESSIBILITY
overall Score: 31 136th Percentile
Locat c.- In City Limits C,REEN
Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN
Flaadplain Either not within the 100 yr floodplain or > 2 acres I GREEN
Emergency Services Fire Response time < 5 rein, I GREEN
Emergency Services Police Meets response time gaals most of the time LIGREEN
Pathways Within 114 mile of current pathways IjEEjW
Transit Not within 114 of current or future transit route M
Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets YELLOW
plan) > existing (#of lanes)&road IS in 5 yrwork Plan
School Walking Proximity From 112 to 1 mile walking YELLOW
Either a High School or College within 2 miles OR a
School Drivability Middle or Elementary School within 1 mile driving
(existing or future)
Either a Regional Park within 1 mile OR a Community
Park Walkability Park within 1I2 mile OR a Neighborhood Park within
114 mile walking
Report gereraffid on 01-24-2025 byMEFd1XAN-.Halm
City of Meridian I Department Report VI. Exhibits