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Home My WebLink AboutREV Staff ReportSTAFF REPORT HEARING DATE: February 24, 2009 (Continued from February 10, 2009) TO: Mayor and City Council FROM: Bill Parsons, Associate City Planner (208) 884-5533 SUBJECT: MDA-08-007 -Solitude Place I. SUNIIVIARY DESCRIPTION OF REQUEST f/IT~®F~ ...,MO CITY CLERKS OFFICE The Applicant, Solitude Development, LLC, has submitted an application requesting modification to the recorded Development Agreement (MDA) for Solitude Subdivision, approved with the annexation (AZ-06-007) of the property. The reason for the modification is to attach building elevations to the recorded development agreement and submit a modified preliminary plat to comply with the current open space requirements of UDC 11-3G per the conditions of the 18 month time extension (TE-08-023) approved by the Planning Director in October. II. SUMMARY RECOMMENDATION Staff is recommending approval of the subject application. III. PROPOSED MOTION (to be considered after the public hearing) Approval After considering all Staff, Applicant, and public testimony, I move to approve File Number MDA- OS-007, as presented in Staff Report for the hearing date of February 10, 2009, with the following changes: (insert any changes here). I further move to direct Legal Department Staff to prepare an addendum to the recorded Development Agreement for this site that reflects the changes noted in the analysis of Section 8. Denial After considering all Staff, Applicant, and public testimony, I move to deny File Number MDA-08- 007 as presented during the hearing on February 10, 2009. (You should state why you are denying the request.) Continuance I move to continue File Number MDA-08-007, to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance) lV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property is located on the east side of N. Meridian Road and south of E. McMillan Road in the northwest % of Section 31, Township 4 North, Range 1 East B. Owner: Solitude Development, LLC 701 S. Allen Street, Ste. 103 Meridian, ID 83642 C. Applicant: Same as owner D. Representative: Becky McKay, Engineering Solutions Solitude Place MDA-08-007 Page 1 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is a request for a development agreement modification. Per Meridian City Code, a public hearing is required before the City Council on this matter. B. Newspaper notifications published on: January 19, 2009 and February 2, 2009 C. Radius notices mailed to properties within 300 feet on: January 16, 2009 D. Applicant posted notice on site by: January 30, 2009 VI. LAND USE A. Existing Land Use(s): A portion of the site, Phase 1 is developed with single family homes and Phase Z is currently vacant land. B. Character of Surrounding Area and Adjacent Land Use and Zoning: Residential uses abut the site on the west, east and south. A public school exists across McMillan Road to the north. 1. North: Heritage Middle School, zoned R-4 2. East: Cobre Basin Subdivision, zoned R-4 3. South: Burney Glen Subdivision, zoned R-8 4. West: Ambercreek Subdivision and Rural Residences, zoned R-8 and RUT (Ada County) C. History of Previous Actions: In 2006, the subject property was granted Annexation and Zoning (AZ-06-007) and preliminary plat (PP-06-006) approval by City Council with an R-8 zoning district. A Development Agreement was approved with the annexation (Instrument No. 1060133466).The final plat (FP-07-002) for Solitude Place Subdivision No. 2 was approved by the Meridian City Council on March 20, 2007. A time extension (TE-08-023) was approved for this project by the Planning Director in 2008. D. Utilities: 1. Public Works: a. Location of sewer and water: All prior conditions of approval will apply. E. Physical Features: 1. Canals/Ditches Irrigation: No major facilities. 2. Hazards: Staff is not aware of any hazards that exist on this property. VII. AGENCY COMMENTS MEETING No comments were received by the Planning Department from other City departments for the subject application. Please see the public record for the MDA file for any written comments that may have been submitted by other agencies. VIII. ANALYSIS Analysis Leading to Staff Recommendation: As stated above, the Planning Director granted approval of an 18 month time extension for Solitude Place Subdivision No.2. As part of that approval the applicant was to submit for a development agreement modification to attach building elevations to the subject DA and submit a modified Solitude Place MDA-08-007 Page 2 preliminary plat to comply with the current open space requirements of UDC 11-3G. The applicant has submitted colored renderings of housing product available for construction within the development. In addition, the applicant has submitted photos of existing homes currently constructed within Phase 1 of the development. NOTE: The elevations weYe presented and discussed at the April 11, 2006 City Council hearing but were never tied to the Solitude Subdivision DA.Council was suppoYtive of the vatzety and mix of housing pYOductproposed for the development Staff would like to point out the Traditional A elevations for all of the proposed houses within the Solitude Subdivision use vinyl siding as the primary siding mateYia~ Staff has limited vinyl siding as an accent material in DA provision 5.1.6 below Further, the applicant has sufficiently demonstrated to staff the approved preliminary plat meets to the 10% open space requirements of the UDC. Therefore, Staff is not requiring a modified plat as required by the Director approved time extension. Instead, staff has included a development agreement provision that the applicant comply with the open space and amenities as approved with the preliminary plat (PP-06-006). Staff has attached these color renderings and the open space calculations as Exhibits A.2 and A.3. taff is recommen in he e b ail in elevation be att shed a an exhibi to the amende evelonment agreement for o it,~de ub ivi ion and tha he i e al enactment add addition DA nrovisions to ub- ectio n "CONDITIONS GOVERNING DFVFI OPMFNT <7F UBJECT PROPERTY" hat i nclLdec the fnllnwin nrnvicinn .1.7 The aDDlicant shall cmm~ly with the nnen mare rennirPmpnta _...rl .a..,n..fi-:a annroved with PP-06-006. At a minimum the annli ant shall nrnvidp 1 Q% common ones space for the SoLit~de Sub ivi ion lX. E~~ITS A. Maps/Other 1. Vicinity/Zoning Map -Property Subject to Development Agreement 2. Proposed Building Elevations for Solitude Place Subdivision 3. Calculation Table Demonstrating Compliance with 10% Common Open Space 4. Photos of Existing Homes Constructed in Phase 1 Solitude Place MDA-08-007 Page 3 Ezhibit A.1-Vicinity/Zoning Map -Property Subject to Development Agreement L-L1 ~ ~'` ~~.~ i` .~ jig i ~ . ~; _; ~~~~ R-8 _ ~ ~~t, -~ i r ~' lt{, ' R-40 ~I ,,_ Ft;t _.. ~, C -~~ R..4 ~ .- ~ ... ,.~.~.~-~~ i i ._. ~ ~_ __ _ ,... ~~ ~'~ r~_r~ 1 J ~_~ ~~ ~ ~ ,- ~ ~ ~- -- ~ ~ '~ , ' y ~-~ .. _.. 4`. ,....r~ fQ ~ _ r ~' ~..]ilij '.^_~ i ~ ~ ~; ~_ r... ,. ., , r ~~ p s~ ~ ~-~--~ _., ~~.~ ~~_. ~, _ r ~ ~ T~~ ~-~~1C~ ~~`,I~-ir ~~ E PIURNEY GLEN AR .- ` ~-J ~ ,_ ~- ~ ~~ _~ ~ ~.. i €.. ~ ' ~,~ i4NjfON ST I ~ 1~Nfi~N': ~ ;^ _ _..._ ~ ~:.:. 7„~~,r ," Exhibit A.2 -Proposed Building Elevations for Solitude Place Subdivision Traditions! Elevation Package ~~ H~~B~~ ~41ore Space. Less Moneyl~ Traditional A Traditional B Traditional C Traditional d Tra itioal Elevation Package ~Yi~re Spvc~. [.ass htv?ry1 Tradt~onal A ~ , ~~ Traditional 8 Tradttionat C Traditional D Traditianai Elevation Package r~ H~~~~ Mnre Space. Less Money!' Traditional A Traditional B Traditional C Traditional D -_ ~- - Traditionai Elevation Package Traditional A Tr~itionai B Tra~tianai C Tradhionai D Traditional Elevation Package .~~.. ~~ .'~'(b1C~`~ ~1 TiaditiAnal A Traditional B Traditional C Traditional D Traditional Elevation Package ~,~, ~~~8~~ More Spoce. Less Moneyl T1'~atl%iprlai A Traditional B Tradhianal C Traditional D traditional Elevatian Package J. HVB~~ More Space. Less Money!' I~ Traditional B Traditional C Traditional d Traditional Elevation Package ~~ RUBBLE More Spare. Less Moneyl Traditi9nal A Traditianat B Traditional C Traditional __ Traditional Elevatifln Package ~ ~ ' Mo~-~. `ace. Less Money r' 1 [ a [ I ~ Traditional A Traditional B Traditional G Traditional b Traditional Elevation Package 1. H~~~~~ Afore Space. Less Money!' Ir~iSIQn71 /~ Tradhional B Traditional C Traditional D Traditional Elevation Package ~~ Hu~B~E More Space. Less Moneyl, Traditional B Traditional C Traditional D Traditional Elevation Package ~~ H~~~~E More SpQCe. LessAleneyi° Tra~~~nal A Traditipnaf ii Tn3dft~inal C Tr~itional O Traditional Elevation Package a `~ _ ~ t 1 F ~:~ x 1 1 9-~1 s~~a 3« ' 1~, ~~r~~~~f" ~r •l ~ ~ • ~ Traditional A Traditional B Tr~iitional G Traditional 1 i ~. ,, s~ ..~ .~..> .. .. M.. ~ 1 _... ~~^ ....~ ~ s I •t~4`""• ~~~ 1 a `yam u , _ _ »iw~ >.. «~!Rw~5F Wr.w»x~ ~µ Ir r:3'. r . ,e.4ax ~... o.~r ,-- ~.-..-.,~.. <. -:- ,ti ~..~..rr... ~: ~. ~ __ °. i rt ,.Y ~~ ~_:. ~~ 1 ___. m ~". '.n ,:. ., ~~ ~ . ~ , [°~ ~: _ - 1 s-. - ~~y ._ ~-° ..tea,: a' ~~~; ~~ i ~MI11 t~11~1x~., =~ ~: ~ ~f , ifs t "' " > -~.:..~. ___.. ...,+_3 a... ~..._ _ ..... a .. .. ..J ,. ~,~.~ k'y, xr ~ rt 1„ .~. ,. ,. ,~~ is ;y, 0 'NkM 7 '~~_s ~~ Exhibit A.3 -Calculation Table Demonstrating Compliance with 10% Common Open Space -- I ./F r r q. i i ~, ~~- .... ..W... 3 ~.g ~a a ~; ~I ~ ._ _ ~. SOLITUDE PLACE COA1lIIAON AREAS ACRES % PHASE 1 TOTAL AGRES: 25.14 STREET BUFFER: 1.27 5.05°!0 STREET ISLAND: 0.03 0.11°la PARK/PATHWAY 1.61 6.40% TOTAL CONfafION AREA: 291 11.58% PHASE 2 TOTAL AGRES: 16,84 STREET BUFFER: O.Q9 0.54% STREET ISLAND: 0.02 0,12% PARKIPATHWAY 2.87 17.04% TOTAL COMl14{r~V AREA: 2.9a 17'.70% PHASE 3 TOTAL ACRES: 17.9 STREET BUFFER: 1.84 10.2$°!0 STREET !BLAND: 0.05 0.28°!0 PARKIPATHWAY 0.19 1.08% TOTAL COMMON AREA: 2.oa 11.62% ovERALL 'TOTAL ACRES: 59.88 STREET BUFFER: 3.2 5.34°!0 ~- ~ l~, ~ ~ ~ STREET !BLAND: 0.1 0.17% PARKIPATHWAY 4.67 7.80°/a ~ o ~ ~'~ ~ .. ~~, f ~~ TOTAL. COMAAON AREA: 7.97 13.31% aaie x