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HomeMy WebLinkAboutMemo from Planning Project: Baraya RECEIVED JUN 1 9 2007 City of Meridian Location: South side of Franklin Road and on the east side of Black Cat Road. City Clerk Office Applications: Annexation and Preliminary Plat Comprehensive Plan Designations: Ten Mile Specific Area Plan Designations for this property include: Civic / School Site, Green Space and Parkland, Medium Density Residential, Medium High- Density Residential, and High Density Residential Proposed Development: Annexation and zoning of 95.57 acres to: R-8 for 28.17 acres, R-15 for 54.13 acres, and R-40 for 13.26 acres. The Applicant has also submitted a preliminary plat for the subject property which proposes 334 single-family residential lots, 28 common lots, and 1 school lot within the proposed R-8 and R-15 zones; 2 multi-family and 2 common lots are also proposed in the R-40 zone. Access to this site is proposed from three public streets that connect to Black Cat Road (1) and Franklin Road (2). A residential collector roadway, Glen Canyon Avenue, is proposed near the east boundary of the property and divides the property along the proposed zoning designations of R-15 and R-40. Glen Canyon Avenue aligns with the public street approved in Silver Oaks Subdivision I Umbria Subdivision to the north. 13 acres (16%) of the site is set aside for open - space. A multi-use pathway; landscaped parkways; a 25-foot landscaping buffer along South Glen Canyon Avenue; and two community park areas which include a pool with changing rooms and tot-lots are proposed as amenities. Gross Density: 5.16 units per acre (for residential properties in R-8 & R-15 zone only; excludes school site and future multi-family dwellings in the proposed R-40 zone) Elevations: Yes - Several elevations for the single-family homes, the townhomes and the alley- loaded homes have been submitted by the applicant. Commission Recommendation: The Meridian Planning and Zoning Commission recommended approval on March 1, 2007. Summary of Commission Public Hearing: 1. In Favor: Matthew Schultz (Applicant's Representative) 11. In Opposition: None 111. Commenting: None IV. Written Testimony: Larry Woodard (Minister, Cherry Lane Christian Church) Key Issues of Discussion by Commission: i. Providing quality building exteriors to include stucco, stone, and brick ii. The Applicant's proposed that the high density portion should be subject to the Ten Mile Specific Area design guidelines, in lieu of the Applicant generating guidelines. 111. Trees adjacent to the Purdam Drain, if allowed by the Nampa & Meridian Irrigation District. Key Commission Changes to Staff Recommendation: i. Requiring the Applicant to construct products with quality exteriors to include natural appearing materials and architectural detailing including, but not limited to, stucco, stone, and brick. 11. Not requiring the Applicant to provide development / design guidelines for the multi- family portion of the project; that those issues can be addressed through the CUP process, as all multi-family projects must procure CUPs. The Meridian City Council heard this item on April 3, 2007. At the April3rd public hearing they moved to continue the subject applications. Summary of City Council Public Hearing: 1. In favor: Matt Schultz & Kent Brown (Applicant's Representatives); 11. In opposition: Steve Moore 111. Commenting: None IV. Written testimony: None Key Issues of Discussion by Council: 1. Does the proposal meet the City's goals for minimizing access to arterials while still conforming to the transportation plan for the Ten Mile Area? (The answer is yes); ii. A signalized intersection on Franklin for a future collector that is to be located near the east property boundary of the Baraya Subdivision; 111. Property will be set aside for a school on-site. However, at present, the School District is unsure of the timing of construction of the school; IV. Pedestrian pathways within the subdivision for future children to access the school; v. That the Applicant provide alternatives to the submitted garage-dominated single- family and townhouse products; and VI. Continuing the public hearing until such time that the Ten Mile Specific Area Plan is adopted by the Council. Outstanding Issues for City Council: i. Condition 1.1.7 references 315 buildable lots. This number is incorrect. The plan proposes 334 lots. This Condition of Approval should be modified to reflect that; II. Condition 1.1.12 should state that the required landscaping and sidewalks are to be installed along the arterials corresponding with the related phase. The DA should also be modified to reflect this change; 111. Condition 1.1.10 should state that the Applicant is to comply with the approved elevations and design standards as outlined in the staff report, as well as any additional standards established with the Ten Mile Interchange Specific Area Plan. The DA should also be modified to reflect this change; iv. Whether the elevations for the proposed residential structures (single-family, townhouse, alley-load, etc.) are acceptable. Staff has included the elevations proposed at the previous Council hearing in this staff report. The Applicant recently provided an additional townhome rendering which is also included in the report; v. The Applicant provided Staff with additional residential design guidelines to be included in the proposed Development Agreement, which Staff supports; and VI. The Applicant provided Staff with proposed residential setbacks for the development. While most of these setbacks do meet the City's standards, some do not. Staff recommends that the Council require the proposed development to comply with all UDC setback requirements for their respective zones. Notes: