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HomeMy WebLinkAbout1/23 Memo from Planning Project: Southridge (continued for further information from staff) RECEIVED JAN 2 3 2007 City of Meridian City Ckrk Office Outstanding Issue(s) for City Council: At the last public hearing you asked us to come back with more information and revised DA provisions, on the realignment of Overland Road, and on what occurred and/or will occur with regard to ACHD approval. Finally, President Borton requested follow-up information from the Planning Department with regard to a few ofthe DA provisions. Location: south side of Overland between Linder and Ten Mile DA Provisions as Proposed in Memo from Caleb Hood (I've included only the modified ones) 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 dwellings and/or townhouse lmits; that a useable common open space area (park) of at least 10.000 square feet. excludine parkine areas and/or drainaee areas. and includine some recreational equipment (e.e. - eazebo with benches. BBO area. tot-lot. swimmine pool. clubhouse. etc.) within the open space area be provided on site; and an internal pedestrian connection to the TN-C zoned property to the west shall be provided. (NOTE: this provision was modified subsequent to original memo to clarifY question from President Borton.) 12. The eity 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 ofthe 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. . 16. That the applicant agrees to plat a public library lot and an elementary school lot with the first phase of development. (NOTE: President Borton asked us to check with the School District if they would like the irrigation ditch tiled adjacent to the elementary school. We just heard back from Wendell Bigham and he would prefer that it be covvered.) 17. That with the construction of the first phase (prior to any occupancy being granted), a lO-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 eity private park (temporarily terminating at the eity 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 along the Ridenbaugh Canal and/or within the northwest pipeline easement, as the mega lots develop. (NOTE: The Parks Director would like to speak to this issue once] have finished my review.) 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 #S1223233905 or S1223234100 to the west, when mega lot 2 develops. (NOTE: The above sentence is a new provision that staff has included based on the Council's discussion about specifically providing stub streets from 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 B-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 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. (NOTE: President Borton asked for clarification on whether transit now exists in the area. Overland is also not currently in VRT's regional operations or capital improvements plan for bus service. However, once we g~t densities along Overland that can support the bus system, there will eventually be service in this area. We see a lot of potential for Overland serving both bus and park and ride users in the future.) 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 architectural guidelines for this development. Mr. Hood also provided information regarding Duane Drive in the Redfeather development. Council required a gate on Duane Drive that could 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. If one of the five-acre lots to the south of this property were to develop, Council could use a similar mechanism to restrict traffic from Val Vista Drive. Information on Overland Road Realignment as detailed in Pete Friedman's Memo The rationale for realigning Overland Rd. was based on: 1) the proximity of the eXIstmg 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 ofthe 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. Another factor was the current parcel configuration on the east side ofTen Mile Road at Lamont. 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. (NOTE: President Borton asked us to clarify what was meant be dedicating a portion of the RO W. Mr Jewett has proposed to build all of the Overland Road realignment. He would be solely responsible for the dedication and construction of the first two lanes of Overland Road, including sidewalk. The construction costs and ROW for these two lanes would not be eligible for reimbursement. However the ROWand travel lanes after the first two are eligible for reimbursement through impactfees, as Overland is an arterial roadway that is currently in ACHD 's CIP.) 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. Information on ACHD Approval. Lori Den Hartog clarified her original memo regarding ACHD approval and transmitted that information to the City. Mr. Inselman sent a copy of the minutes to the Clerk as well. I asked Mr. Insleman to clarify some of the information in Ms . Hartog's letter. All of that information is presented below (by topic). Summary of December 6, 2006 ACHD Commission Meeting The revised plan proposed a re-alignment of Overland Road through the site, south of the . existing roadway. After hearing testimony, the- Commission determined that there were several critical components needed prior to making a final decision on the revised development application. The items included the following: · A different public involvement process would be necessary for a major re- alignment of a principal arterial roadway (not just the development application public hearing process) o Due to the nature of the proposal (i.e. re-routing a critical east-west principal arterial roadway), the Commissioners indicated that a broader public process would be more appropriate because more people, other than just those impacted by the development, would be affected by the proposal. ACHD staff notified all property owners within 300-feet of the development of the date and time of the Commission Meeting. However, the realignment of Overland was viewed as having more of a regional impact thus requiring a broader public process. o Additional 1nformationfrom Mr. 1nselman: If the City approves Southridge with the realignment of Overland and the City and applicant request ACHD to take an action, then ACHD will be compelled to initiate a public process for the Realignment of Overland prior to rescheduling Southridge jor a Commission action. At a minimum that public process will most likely need to include a Public Information Meeting or Open House with the appropriate level of advertising and public notice prior to scheduling the item for a Commission action. The most time effective process would be to allow the South Meridian Transportation Plan to be completed. There is a P1M scheduled for next week. If we try to schedule a P 1M for the realignment of Overland Road alone we are a minimum of 2 months out, possibly 3 months and then would have to schedule the item for a Commission agenda after that. The timing would put any action by the Commission occurring at about the same time as their consideration of the South Meridian Transportation Plan. · Formal adoption of the Ten Mile Area Plan by the City of Meridian, because the proposed Ten Mile Area plan prompted the re-design of the revised application. o It was the draft transportation map produced as a result of the Ten Mile Area Plan Charette meetings that spurred the re-design of this particular development application. That document is still in draft form and subject to change as it continues through the public hearing process. There were concerns raised about the desirability of making a final decision on the realignment of Overland Road before the Ten Mile Area plan has been formally adopted. d Additional Information from Mr. 1nselman: The South Meridian Transportation Plan could satisfY this requirement. The South Meridian Transportation Plan is scheduled to be complete in April with possibly a Commission action in May. This planning effort could and probably should be the ACHD public process for considering the realignment of Overland as it encompasses the transportation needs of the whole area. · Which design alternative (SPUr, Diamond, etc.) is selected by rTD for the Ten Mile Interchange. d The Commissioners stated that knowing the design selection would be helpful ili understanding the full impacts to both Ten Mile Road and Overland Road, and any future .intersections along either of those roadways relative to proposed Interstate ramps, etc. o Additional Information from Mr. 1nselman: 1 don't believe anyone is saying we need to wait for full design of the interchange by 1TD. The Commission simply expressed a view that it would be desirable and helpfUl to know what type . of interchange design would he chosen. o Additional Information from Ms Sue Sullivan with 1TD: The Ten Mile Interchange project termini (southerly) ends on Ten Mile Road just north of the Ridenbaugh Canal. We do not intend to replace or widen the canal. To do so would likely delay our project. If Ten Mile Road needs to be widened south of our current project termini to the "new" intersection ofTen Mile & Overland, someone else should he responsible for that improvement. The ACHD Commission indicated that there was not sufficient information available to make a final decision on the development application. The Commission remanded the application back to District staff to await answers on some of the aforementioned issues. The Commission did not identify a time frame to re-schedule the revised preliminary plat application for a final decision. Questions Raised by Meridian City Council In reviewing the revised application which included the re-alignment of Overland Road through the site, District staff analyzed the proximity .of other nearby roadways intersecting with Ten Mile Road. The proposed new intersection of the re-aligned Overland Road with Ten Mile Road, is approximately 700-feet north of the existing Lamont Road intersection with Ten Mile Road, and approximately 1,000-feet north of the existing Val Vista Road intersection with Ten Mile Road. Both of these offset distances meet District policy. In addition, the offset of the re-aligned Overland Road from a proposed new private road intersection on the west side ofTen Mile (within the proposed Shadow Leaf Subdivision) is .approximately 400-feet, which also meets District offset policy. In evaluating the area, District staff deterinined that aligning the proposed new Overland Road with Lamont Road was not a desirable option. While Lamont Road is currently classified as a collector roadway, there are a number of existing residences that front-on the roadway. If the re-aligned Overland Road were to align with Lamont at Ten Mile Road, it would effectively make Lamont Road a de-facto principal arterial roadway without going through the normal roadway classification process through COMPASS. However, by offsetting Lamont Road, it opens of the opportunity to possibly extend Overland Road, west of Ten Mile Road, parallel to Lamont Road through largely un-developed acreages. (NOTE: This is consistent with the memo Mr. Friedman prepared for Council.) In summary, the Ada County Highway District Commission understood the need to address the concerns regarding the existing intersection of Ten Mile Road and Overland Road, and that one approach to doing that may be to re-align Overland Road to the south. However, the Commission did not take a final action on the development application because they felt that did not have all of the information necessary to make a final decision.