HomeMy WebLinkAbout1/22 Memo from PlanningRECEIVED
JAN 2 2 2008
Project: Castlerock
Location: west side of S. Eagle Road, midway between Amity & Lake Hazel
224.29 acres.
City of Meridian
The property consist's' ofClerk Office
Applications: annexation and zoning, preliminary plat and planned unit development
Highlights of Proposed Development: AZ of 224.29 acres to R-2 (45.14 acres) and R-8 (179.16 acres)
• PP consisting of 847 single-family residential lots and 99 cornmon/other lots on 182.08 acres
• PUD for deviations from district requirements pertaining to lot size, street frontage, and building
setbacks, to provide an opportunity for exemplary site development
• The gross density of the R-2 area (excluding Blackrock Subdivision No. 1) is 2.39 dwelling units
per acre; the gross density of the R-8 area is 4.71 dwelling units per acre; the overall density of
the proposed development is 4.65 dwelling units per acre (excluding Blackrock Subdivision No.
1).
• Approximately 22.8% percent (41.6 acres) of the area being subdivided is being set aside for
open space.
Other: Proposed DA requirements of interest:
• A 10-foot wide multi-use pathway shall be constructed on this site on the south side of the Ten
Mile Creek, as depicted on the landscape plan. The applicant shall construct said pathway to the
Parks Departments standards and grant the City an easement for said pathway.
• The applicant shall construct a neighborhood park on this site and dedicate said park to the City.
The neighborhood park shall be constructed and accepted by the City prior to the 400`h building
permit being issued for this development.
• PUD allowances as follows:
_ _ ,,. _ _
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-" `'Castle, Rock Dimensional=Standards ' '
Le end Cotta e Villa e
Street setback* Livin 10 10 10
Gara e 20 20 N/A
Alle setback* * Livin N/A N/A 10
Gara e N/A N/A 20
Side setback 5 5 82/~-98***
Rear setback 12 12 N/A
Minimum lot size s uare foota e 4 200 3 800 3 100
Minimum livin area s uare foota e 1 400 1 000 900
Minimum lot fronta e measured at ara a front setback 50 46 40
Minimum lot fronta a measured at the street 30 30 40
*Measured from back of walk
• Set aside at least 22.8% (41.6 acres) of the site for useable open space.
• Construction materials used on the wall surfaces of all structures shall incorporate a minimum of
3 different types of materials. Materials may include the following: vertical and horizontal siding,
board and batten, shingle, shake, hardboard, scallops, stucco, brick, or stone (per the Castle Rock
Design Guidelines).
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All structures shall substantially comply with the building elevations submitted with this
application included in Exhibit A and approved with this application. Further, design of the
structures and subdivision shall comply with the Design Guidelines, dated September 2007,
submitted with this application.
Elevations: Yes
Gross Residential Density:
Commission Recommendation: December 6, 2007. At the public hearing they moved to recommend
denial of the subject AZ, PP, and PUD request.
Summary of Commission Public Hearing:
In favor: Jerry Armstrong & Justin Lucas, Hubble Homes (Applicant); Shawn Tracy
ii. In opposition: Greg Sabala; Tony Sabala; Charmaine Anderson; Debbie Wickham;
Tim Foster; Russ Fulcher; Tim Taylor; Tom Sylvester; Jenny Foster; and Darwin
McKay
iii. Commenting: Barbara Fulcher
iv. Written testimony: None
Key Issue(s) of Discussion by Commission:
Clarification of the. cooing concept proposed within the development;
ii. Adequacy in the number of parking stalls proposed on the City park site;
iii. The effect on traffic generated by the proposed.development with traffic signals at
the Eagle/Amity intersection and the entrance to the subdivision;
iv. Donation of a 7.19 acre park to the City of Meridian, including the ground, lawn
sprinklers, trees, and parking lot;
v. The requirement for the structures to incorporate 3 different types of materials on the
wall surfaces;
vi. The proposed density of the plat in relation to the desired density contained in the
Comprehensive Plan for this property;
vii. Not enough transition in lot sizes between the lots on the periphery of the
development and the adjacent rural lots/properties;
viii. Allowing the applicant the opportunity to continue the project in order to redesign the
plat according to the Commission's discussion instead of issuing a recommendation
of denial. (The applicant was given the opportunity to continue the project for
redesign; however, the applicant declined for timeline reasons and asked that the
Commission forward a recommendation on to the City Council.)
Key Commission Change(s) to Staff Recommendation: The Commission recommended denial.
Outstanding Issue(s) for City Council: The Commission recommended denial of the project for the
following reasons: 1) The majority of the Commission felt that the proposed density of the plat does not
meet the intent of the Comprehensive Plan and that a step up in density to R-8 is too high for this area;
and 2) The Commission would like to see larger lots along the perimeter of the subdivision, especially
adjacent to the Black Rock ridge area.
Written Testimony since Staff Report: Since the Commission hearing on December 6, 2007, the applicant
has submitted a revised plat and product exhibit (both dated 12/21/07). Staff has reviewed the revised plat
and sent a memo to the City Council, dated 1/17/08, detailing the proposed changes.
1/22/2008
• Lot Size/Number: Larger and fewer lots are now depicted along the south, west, southeast, and
northwest boundaries of the plat. The original plat consisted of 847 buildable lots; the revised plat
consists of 789 buildable lots.
• Open Space: The open space that was originally shown at the rear of the lots along the south
boundary has been removed and other open spaces areas have been reduced in size. The original
plat consisted of 22.8% (41.6 acres) of open space; the revised plat consists of 21.3% (38.84
acres) of open space.
• Densi :The overall density of the original plat was 4.65 dwelling units per acre; the overall
density of the revised plat is 4.3'3 dwelling units per acre. (The density of the area designated for
Low Density Residential uses was originally 4.48 dwelling units per acre (excluding Black Rock);
the revised plat depicts a density of 3.5 dwelling units per acre.J
Although Staff has not performed a comprehensive review of the revised plat, these appear to be the
major changes that are not reflected in the staff report.
Staff has received written testimony from Russ Fulcher as well.
Notes:
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