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HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT HEARING DATE: December 4, 2007 E IDIAN~-- TO: Mayor & City Council 1 D A H' O FROM: Caleb Hood, Current Planning Manager 884-5533 SUBJECT: Bainbridge TE-07-013 Request for an 18 month time extension to obtain the City Engineer's signature on a final plat and to commence the conditional use for Bainbridge Subdivision, by Brighton Properties, LLC. We have reviewed this submittal and offer the following comments and conditions: APPLICATION SUMMARY The Applicant, Brighton Properties, LLC, has requested approval of an 18 month time extension to obtain the City Engineer's signature on a final plat and commence the conditional use for Bainbridge Subdivision. The Applicant has been unable to meet the tune requirements specified in Unified Development Code (UDC) 11-6B-7 and 11-SB-6. The Applicant states the reason for the delay is due to the state of the current residential real estate market and the unavailability of sanitary sewer service (see Applicant's letter dated October 15, 2007). The annexation (AZ-OS-001), preliminary plat (PP-OS-002), and conditional use permit (CUP-OS-002) for Bainbridge were approved by the Meridian City Council on April 19, 2005. A final plat has not yet been submitted on this property. A previous time extension (TE-06-001) was approved for this project by the Planning Director on January 26, 2006. This administrative level time extension granted by the Director is valid until October 19, 2007. (Note: The Applicant submitted the subject time extension application prior to this expiration date). The City of Meridian's Unified Development Code (UDC 11-6B-7) allows the Director to authorize a single extension of time to obtain the City Engineer's signature of a final plat, not to exceed 18 months, when the Applicant files a written request for an extension prior to the expiration of the Preliminary Plat, which the Applicant did in 2006. As mentioned above, the Applicant is now requesting an additional 18 month time extension. Additional time extensions of up to 18 months require City Council approval. The conditional use approval is subject to similar time extensions as set forth in UDC 11-SB-6. With all extensions, the City may require compliance with the current provisions of the UDC as a condition for granting a time extension (UDC 11-6B-7C and 11-5B-6F4). This project was approved under the City's previous development code; there are additional conditions for this project that Staff is recommending be added/updated to the previously approved set of conditions. Please see Staff Analysis below. The subject plat consists of 389 single-family lots, 22 common other lots, 1 church lot, and 1 future development lot in the R-8 and L-O zoning districts on 151.72 acres. The site is located on the south side of Chinden Boulevard and the west side of Ten Mile Road, in Section 27, T.4N., R.1 W. STAFF ANALYSIS As mentioned above, this project was approved under the City's previous development standards (Titles 11 and 12). Since the approval of this project in 2005, new standards regarding development along state T'E-07-013 Bainbridge Subdivision TE.doc PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT highways have been established (UDC 11-3H, Development along Federal and State Highways). iJDC 11-3H-1, states: The regulations of this Article are intended to achieve three purposes: 1) limit access points to state highways in order to maintain traffic flow and provide better circulation and safety within the community and for the traveling public, 2) to preserve right-of--way for future highway expansions (emphasis added), and 3) design new residential development along state highways to mitigate noise impacts associated with such roadways. Further, UDC 11-3H-4C2, requires the width of right-of--way reservations to be determined by ITD. At the time of the Bainbridge approval in 2005, ITD requested 82 feet ofright-of--way for Chinden Boulevard. Today, ITD is requesting 100 feet ofright-of--way be preserved in front of this site (see attached letter dated November 28, 2007 from Sue Sullivan, Project Manager for ITD). Both the UDC and the previous development code, Titles 11 and 12, require a 35-foot wide landscape buffer along Chinden Boulevard. iJDC 11-3H-4C4 also requires a 10-foot wide multiuse pathway be constructed within said landscape buffer (or within the right-of--way if allowed by ITD). There is a corridor study currently underway to evaluate Chinden Boulevard (SH 20/26). Staff has spoken to Steve Siddoway, contractor with Pararnetrix, and Sue Sullivan, ITD Project Manager, regarding the current status of the 20/26 corridor study. Both parties have informed Staff that they are planning on a 200-foot total right-of--way width along Chinden Boulevard in this area. Bainbridge is the onl~ity- ~proved project along Chinden Boulevard west of Meridian Road that has been approved with less than 100 feet of right-of-way along Chinden Boulevard. STAFF RECOMMENDATION Staff recommends approval of an 18 month time extension to file a final plat and obtain the City Engineer's signature for Bainbridge Subdivision. However, Staff believes that if the subject time extension is approved, the Council should require compliance with the current provisions of the UDC regarding development along state highways. This recommendation is subject to the Applicant complying with all of the provisions of UDC 11-3H-4, and satisfying the applicable requirements set forth in the Conditions of Approval below. CONDITIONS OF APPROVAL 1. Applicant is to meet all terms of the approved annexation (AZ-OS-001), preliminary plat (PP-OS- 002), and conditional use permit (CUP-07-002) for this development. 2. In accordance with ITD's requirements and UDC 11-3H-4C2, to allow for future highway 20-26 expansion, dedicate or preserve 100-feet of right-of--way from the centerline of Chinden Boulevard; construct a 35-foot wide landscape buffer along the north property line adjacent to Chinden Boulevard, exclusive of any right-of--way; construct a 10-foot wide pathway along Chinden Boulevard, as required by UDC 11-3H-4C4. Submit final plat and landscape plans depicting these requirements. 3. The Applicant shall have 18 months, until April 19, 2009, to obtain the City Engineer's signature on a final plat for Bainbridge Subdivision. EXHIBITS A. Letter from ITD dated November 28, 2007 TE-07-013 Bainbridge Subdivision TE.doc PAGE 2 A. Letter from ITD dated November 28, 2007 ~OAHp IDAHO TRANSPORTAfiION':OEPARTMENT' P.O. Box=8028 (208)334.8300 Boise, ID 83707 2028` itd idaho.gov- ZNyO Q~~ t~t10N -DEQp , 'November 28 2007 Meridian City Hall 33. E, idatio Ave Meridian, ID'8,3642-2631 Attn: Anna Powell, Planning.'Directoc Re: lJS 20-26 set6acks.nearBainbridge development In response, to an Inquiry'6y Caleb'Hood, th® setback needed to arxommodate future right of way on tJS 20-26 adjacent to Bainbridge development is.1 Q0' from centerline of highway. Sincerery, Sue Sullivan .~~~~~~- Project .Manager i i Exhibit A