HomeMy WebLinkAboutMemo from PlanningDECEIVED
Requested Changes to the Agenda: none JAN e 8 Z~8
Project: Cavanaugh C' ofMeridian
C ~ Clerk Office
Location: southeast corner of S. Meridian Road/SH 69 and E. Victory Road.
Applications: rezone, preliminary plat, conditional use, and DA modification
Highlights of Proposed Development: Rezone of 30.08 acres from R-8 to C-N and TN-C zoning districts.
The portion proposed to be zoned C-N consists of 13.59 acres and the portion proposed to be zoned TN-C
consists of 16..49 acres.
Preliminary Plat approval for 5171ots [consisting of 443 single-family residential building lots; 1 multi-
family residential building lot consisting of 32 conceptuaUfuture apartment units; 8 residential building
lots consisting of 61 future/conceptual condo units; 4 mixed use lots consisting of commercial retail on
the first floor with 12 residential lofts on the second floor; 9 commercial building lots, 1 school building
lot, 1 civic/social hall lot, 47 common lots, and 3 other (parking) lots]on 177.43 acres.
Conditional Use Permit approval to convert the existing Caven home into acivic/social hall.
DA modification to address the new neighborhood center plan and conversion of the existing Caven home
into acivic/social hall.
Gross Residential Density: 3.08 units per acre (net density is 4.76 dwelling units per acre). The previous
plat had an overall gross density of 3.09 units per acre. While the density is the same, the lot sizes
proposed on the subject plat have generally decreased in size. The subject plat includes more pathways
than originally proposed, which increases pedestrian accessibility to the commercial portion of the
development, the school site, and the civic/social hall. The previous plat depicted two access points (S.
Standing Timber and S. Mesa Avenue) to Victory Road and one access point (Harris Street) to Meridian
Road. The new plat depicts three access points to Victory Road and one to Meridian Road.
The multi-family units proposed within this development do not require future CUP approval because
multi-family developments are a permitted use in the TN-C zone. For this reason, Commission and
Council should review the conceptual elevations submitted with this application included in Exhibit A.9
to determine if additional design requirements should be added.
Other: This property was annexed into the City in 2006 with R-8, TN-R, and C-N zoning and a
preliminary plat was approved at the same time under the name of Tanana Valley. A portion of this
property, shown as phase 1 on the preliminary plat, received final plat approval in June, 2007. This final
plat contained 123 single-family building lots and 12 common lots on 24.8 acres in the R-8 and TN-R
zoning districts.
Elevations: Yes
Commission Recommendation: approval at their November 15, 2007. At the public heazing they moved
to recommend approval of the subject RZ, CUP, PP, & MI request.
a. Summary of Commission Public Hearing:
i. In favor: Wayne Forney, Kastera Development (Applicant); Ben Naught, Kastera;
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
b. Key Issue(s) of Discussion by Commission:
i. Proposed access points to/from Victory Road;
ii. Allowance of Alternative Compliance for the berm requirement along Meridian Road
adjacent to the residential .portion of the development;
1/8/2008
iii. Requirement of a sidewalk to be constructed by the Applicant along Victory Road across
the Grange Hall property;
iv. Rolled curb vs. vertical curb within the development.
c. Key Commission Change(s) to Staff Recommendation:
i. Modify condition # 1.2.6.e. to allow the applicant to work with Staff to provide Alternative
Compliance for the berm/wall requirement along SH 69 adjacent to the residential portion
of the development;
ii. Modify condition #7.1.4 to not require a sidewalk across the Grange Hall property but
recommend that the Applicant work with the Grange and the developer to the east to
possibly install a sidewalk across the Grange property;
iii. Modify condition #7.1.14 to recommend that ACRD review the possibility of using a
vertical curb in lieu of rolled curb;
iv. Pertaining to condition #7.1.19, require the owner of Lot 24, Block 15 to construct a public
street in alignment with Mesa Way on the north side of Victory Road.
d. Outstanding Issue(s) for City Council:
i. An inconsistency exists in the staff report between the Analysis (in Section lU, page 13)
and the Conditions of Approval listed in Exhibit B. In the Analysis section, Staff is not
supportive of the driveway/private right-in access point to the site from Victory Road
between S. Standing Timber Way and S. Enter Way shown on the plabsite plan. However,
Staff did not include a condition of approval to that effect in Exhibit B. ACHD reviewed
this access point and included a condition (#7.1.8) in Exhibit B as follows, "Construct one
right-in ONLY driveway located approximately 1,250-feet east of Meridian Road." Staff
contacted ACHD regarding this condition and ACRD stated. that they are agreeable either
way if the access is approved by the City or not. The City Council should determine if this
access point should be allowed. If not, a condition of approval should be added in Exhibit B
prohibiting this access point.
Written Testimony since Staff Report: none
Notes:
1/8/2008
Project: Cavanaugh (RZ-07-014, PP-07-015, CUP-07-017, MI-07-011)
Location, size of property and existing zoning: This property is located on the southeast corner of S.
Meridian Road/SH 69 and Victory Road. The site consists of 177.43 acres and is currently zoned R-8, C-
N, and TN-R.
Adjacent Land Use and Zoning:
1. North: Commercial property (Victory Greens, gas station, Double D feed store), zoned C-G;
and residential property (Observation Pointe, Glacier Springs, Kachina Estates), zoned R-4
and RUT (Ada County)
2. East: Residential property (Tuscany Village, Roseleaf, Sicily, Reflection Ridge), zoned R-4
and R-8; Grange hall, zoned R1 (Ada County)
3. South: Residential property (approved Sicily & Reflection Ridge), zoned R-4 & R-8; and
storage facility, zoned RUT (Ada County)
4. West: Residential property (Meridian Heights), zoned RUT and R6 (Ada County)
Applications:
Rezone of 30.08 acres from R-8 to C-N (13.59 acres) and TN-C (16.49 acres) zoning districts
Preliminary Plat of 517 lots [consisting of 443 single-family residential building lots; 1 multi-
family residential building lot consisting of 32 conceptual/future apartment units; 8 residential
building lots consisting of 61 future/conceptual condo units; 4 mixed use lots consisting of
commercial -retail on the first floor with 12 residential lofts on the second floor; 9 commercial
building lots, 1 school building lot, 1 civic/social hall lot, 47 common lots, and 3 other
(parking) lots] on 177.43 acres in the C-N, TN-C, TN-R, & R-8 zoning districts
CUP to convert the existing Caven home into a civic/social hall, in an R-8 zone
Development Agreement modification to address the new neighborhood center plan and
conversion of the existing Caven home into a civic/social hall
Subdivision Plat Information:
1. Residential Lots: 463 (+4 mixed use lots w/residential lofts)
2. Non-residential Lots: 15 (including commercial lots, civic/social hall lot, school lot, & mixed
use lots w/commercial-retail on the first floor)
3. Total Building Lots: 478
4. Common Lots: 47
5. Other Lots: 3 (parking)
6. Total Lots: 517
7. Gross Density: 3.08 units per acre (net density is 4.76 dwelling units per acre)
Summary of Proposed Streets and/or Access:
Road. On the submitted preliminary plat, three public streets (S. Standing
The applicant is proposing to construct public street accesses to both Victory Road and Meridian & S. Mesa Way) are shown to intersect Victory Road, and one (currentl
Timber Way, S. Enter Wa
Lane) is shown to intersect SH 69/Meridian Rwest corner of the development. A y,
y) private street (Rumpel
oad at the south
right -in access point from Victory Road is also proposed between Standing Timber Way and S. Ent
Way.
er
There are four blocks (Blocks 24-27), consisting of 8 lots proposed for future condo units in the TN-
C portion of the property that propose access to the units from an alley.
The applicant is proposing to provide stub streets to the out -parcel on Victory Road and the out -parcel
on S. Meridian Road. Stub streets are also proposed to be extended from the previously approved
subdivisions. The plat also shows a public street connection to Rumpel Lane at the south boundary
(1/2 mile south of Victory Road).
Landscaping:
1. Width of street buffer(s): A 25-foot wide buffer is required along E. Victory Road, an arterial
street; a 35-foot wide buffer is required along S. Meridian Road/SH 69, an entryway corridor and
arterial street; and a 20-foot wide buffer is required along S. Standing Timber Way and the future
Rumpel Lane/Harris Street collector streets
2. Width of buffer(s) between land uses: A 20-foot wide buffer is required on property that is zoned
C-N that is adjacent to residential uses
3. Percentage of site as open space and any amenities: 15.6% open space.
Amenities: (3) pedestrian bridges across the Ridenbaugh Canal; a multi -use pathway along the
south side of the canal; a 8-foot wide sidewalk along the north side of the Ridenbaugh Canal; 25'
x 60' pool; 4' radius hot tub; 15' x 15' splash park; 20' x 20' water plaza; open play area; a
civic/social hall; bus turnout; and additional open space area beyond the required amount
4. Pathways: The Ridenbaugh Canal bisects the subject property. A 10' wide multi -use pathway is
proposed along the south side of the canal and an 8' wide pathway is proposed along the north
side of the canal.
Off -Street Parking: Yes
Comprehensive Plan Designation: Medium Density Residential & Mixed Use- Neighborhood -
Neighborhood Center
Compliance with Comprehensive Plan: Yes
Compliance with UDC: Yes, if the Applicant complies with the conditions in Exhibit B of the staff report
Proposed DA modifications: See Exhibit 10 of the staff report
History of Previous Actions: This property previously received approvals under the name of Tanana
Valley. The previous applications were as follows:
• Annexation and Zoning (AZ-06-015) approval of 192.26 acres to R-8 (177.90 acres), TN-R
(10.42 acres), and C-N (3.94 acres) zones. A Development Agreement was also approved
with the annexation (Instrument No. 106151214);
• Preliminary Plat (PP-06-013) approval of 548 single-family residential lots, 1 commercial lot,
1 school lot, and 20 common lots on 177.94 acres;
• Final Plat (Cavanaugh Subdivision No. 1, FP-07-014) approval of 123 single-family
residential lots and 12 common lots on 24.8 acres in the R-8 and TN-R zoning districts; and
• A temporary Certificate of Zoning Compliance (CZC-07-043) was issued on March 27, 2007
for the existing Caven home to temporarily be used for a real estate sales and construction
office for residential dwelling/lots within the development; this permit expires on March 27,
2007.
NOTE: There were 548 single-family building lots approved with Tanana Valley; there are 443
single-family building lots proposed with this application. Therefore there are 105 less single-
family building lots proposed with the subject development. However, in addition to the single-
family lots, the subject development now includes 1 multi -family residential lot proposed to
conceptually contain 32 apartment units, 8 residential lots consisting of 61 future/conceptual
condominium units, and 4 mixed -use lots consisting of commercial/retail on the first floor with
12 residential lofts on the second floor. Although the
type of single-family to 105 multi -family, the overall umber of dwelling dwelling
on this
property from as
changed.
P p rty has not
Elevations: Yes
Outstanding Issue: The UDC (11-3H-4D) requires that a berm or berm/wall combination be constructed
within the buffer along SH 69 adjacent to the residential portion of the development a minimum of 10 feet
higher than the elevation at the centerline of the state highway for noise abatement. (Note: The Applicant
is requesting that this requirement be waived due to the topography of the land in this area in relation to
the highway. The UDC allows the Director to approve Alternative Compliance where the Applicant has a
substitute noise abatement proposal in accord with ITD standards and prepared by a qualified sound
engineer. Alternative Compliance may be requested with this application for approval by Council or may
be requested later, prior to final plat application)
Staff Recommendation: Staff recommends approval of the subject applications (RZ-07-014, CUP-07-017,
PP-07-015, & MI-07-011) based on the Findings listed in Exhibit D and the conditions listed in Exhibit B
of this Staff Report for the hearing date of November 15, 2007.
Notes: