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HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 7, 2008 STAFF REPORT Hearing Date: October 7, 2008 TO: Mayor and City Council E IDIAN~ '' FROM: Bill Parsons, Associate City Planner I D A H O (208) 884-5533 SUBJECT: Irvine • TE-08-017 Request for approval of an 18-month time extension to obtain the City Engineer's signature on the fmal plat for Irvine Subdivision, by Dyver Development We have reviewed this submittal and offer the following comments and conditions: 1. APPLICATION SUMMARY The Applicant, Dyver Development, has requested approval of an 18 month time extension to obtain the City Engineer's signature on a fmal plat for Irvine Subdivision. The Applicant has been unable to meet the time requirements specified in Unified Development Code (IJDC) 11-6B-7. The Applicant states the reason for the delay is due to the state of the current residential real estate mazket (see Applicant's letter dated October 15, 2007). The annexation (AZ-OS-038) and preliminary plat (PP-OS-037) for Irvine Subdivision were approved by the Meridian City Council on May 9, 2006. The final plat (FP-06-029) for Irvine Subdivision was approved by the Meridian City Council on July 11, 2006. A previous time extension (TE-07-010) was approved for this project by the Planning Director on May 23, 2007. This administrative level time extension granted by the Director was valid until July 31, 2008. (Note: The Applicant submitted the subject time extension application prior to this expiration date). The City of Meridian's Unified Development Code (iTDC 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 Final Plat, which the Applicant did in 2007. As mentioned above, the Applicant is now requesting an additional 18 month time extension which requires City Council approval. 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). On August 5, 2008, the City Council provided staff with guidelines to use when evaluating time extension requests. These guidelines are meant for guidance and not as a mandate. Based on the direction given to staff, 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 final plat consists of 62 single-family lots and 3 common/other lots in the R-8 zoning district on 13.1 acres. The site is located on the east side of N. Ten Mile Road and the south side of W. Chinden Boulevazd, in the NW % of Section 26, T.4N., R.1 W. 2. STAFF ANALYSIS As mentioned eazlier, the City Council has directed staff to use guidelines when evaluating time extension requests. As part of those guidelines, all projects aze to meet all current UDC standazds. Irvine TE - 1 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 7, 2008 When this project was approved in 2006, the UDC required a minimum of 5 percent open space for developments that exceeded 5 acres in size. Since that time (2007), UDC 11-3G-3 has been amended and now requires a minimum of 10 percent common open space for developments exceeding 5 acres in size. The Irvine Subdivision was approved with 5.2 percent common open space; however the majority of open space was to occur with future phases, not with the final platting of phase 1. The amount of open space platted with phase 1 was 0.45 acres or 3.39 percent. Therefore, staff believes the common open space should be increased on this property to reflect compliance with the 10 percent common open space in accordance with UDC 11-3G-3. Staff realizes that increasing the open space by another 5 percent would most likely create significant changes in lot and street configurations. Staff has contacted the applicant's representative to discuss options for providing staff a revised plat depicting at least 10 percent common open space as required by the UDC. Staff has been informed by the applicant that a revised site will not be generated illustrating how the site could develop with 10 percent common open space. Without having a revised plat that complies with the current standards of the UDC, Staff is not supportive of granting a time extension for this project. 3. STAFF RECOMMENDATION Staff is recommending denial of an 18 month time extension to obtain the City Engineer's signature for Irvine Subdivision. 4. PROPOSED MOTION Denial After considering all Staff, Applicant, and public testimony, I move to deny File Number TE-08-017, as presented during the hearing on October 7, 2008, for the following reasons: (You should state reason(s) for denial.) Continuance After considering all Staff, Applicant, and public testimony, I move to continue File Number TE-08- 017 to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance) Approval After considering all Staff, Applicant, and public testimony, I move to approve File Number TE-08- 017, as presented during the hearing on October 7, 2008. 5. PROCESS FACTS a. The subject application will, in fact, constitute a time extension as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: September 15, 2008 and September 29, 2008 c. Radius notices mailed to properties within 300 feet on: September 12, 2008 d. Applicant posted notice on site by: September 27, 2008 6. EXHIBITS A. Drawings 1. Vicinity Map 2. Approved Final Plat 3. Approved Landscape Plan Irvine TE - 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 7, 2008 A. Drawings 1. Vicinity Map ~-..........~...... ....r_..........'_.. _.. ' ~_... i.... ~ i~_p6 ~ ....V.. Exhibit A - 1 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 7, 2008 2. Approved Final Plat ~ ~ ~~~ a ~ e~ r V s °y ~ of ~ 6 r~ .y-~ F ~ e I.i 6 7 s _ ~ ! gg > 4~7~f ~II. 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