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Home My WebLink AboutStaff Report for City CouncilSTAFF REPORT HEARING DATE: November 10, 2009 TO: Mayor & City Council E IDIA~T:-- FROM: Sonya Wafters, Associate City Planner ~ ~~~ (208) 884-5533 ®CT 2 6 20~ SUBJECT: TE-09-018 -Settlement Bridge Subdivision No. 6 CITY OFCxf' ,~,,, CITY CLERKS OF E I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Capital Development, has requested approval of an 18 month time extension to obtain the City Engineer's signature on the fmal plat for the sixth and final phase of Settlement Bridge Subdivision. The subject property is located southeast of the corner of N. Locust Grove Road and E. McMillan Road. Previous approvals for this development are as follows: Settlement Bridge Subdivision received annexation and zoning (AZ-03-035), preliminary plat (PP-03-041), and conditional use permitJplanned development (CUP-03-065) approval from Council on April 6, 2004 under the old Meridian City Code (the UDC had not yet been adopted). A Development Agreement (Instrument #104061807) was recorded with annexation of the property. The CUP/PD was valid until October 6, 2005; the first phase of the plat was also required to be recorded by that date. • A final plat (FP-04-034) for the first phase of Settlement Bridge Subdivision was approved by City Council on June 22, 2004. The plat consisted of 88 building lots and 25 common lots on 25.15 acres of land. The final plat was recorded on November 16, 2004. • A fmal plat (FP-OS-021) for the second phase of Settlement Bridge Subdivision was approved by City Council on March 29, 2005. The plat consisted of 41 building lots and 3 common lots on 11.6 acres of land. The final plat was recorded on July 14, 2005. • A fmal plat (FP-OS-042) for the third phase of Settlement Bridge Subdivision was approved by City Council on July 12, 2005. The plat consisted of 33 building lots and 4 common lots on 6.12 acres of land. The final plat was recorded on October 31, 2005. • A final plat (FP-OS-081) for the fourth phase of Settlement Bridge Subdivision was approved by City Council on January 17, 2006. The plat consisted of 30 building lots and 2 common lots on 9.28 acres of land. The final plat was recorded on May 30, 2006. • A fmal plat (FP-06-023) for the fifth phase of Settlement Bridge Subdivision was approved by City Council on May 23, 2006. The plat consisted of 31 building lots and 5 common lots on 9.02 acres of land. The final plat was signed by the City Engineer on September 29, 2006 and recorded on November 7, 2006. • A fmal plat (FP-06-028) for the sixth phase of Settlement Bridge Subdivision was approved by City Council on July 11, 2006. The plat consisted of 27 building lots and 2 common lots on 7.92 acres of land. The final plat was required to be recorded by March 29, 2008, in accord with UDC 11-6B-7B. (Note: A revision to UDC 11-6B-7B was approved by Council on July 8, 2008 that based the term of permits from the date the plat received City Engineer signature rather than the date the plat was recorded.) • An administrative time extension (TE-08-006) was approved on March 20, 2008, which granted an 18 month time extension to obtain the City Engineer's signature on the final plat for the sixth phase of Settlement Bridge Subdivision, which was valid until September 29, 2009. Settlement Bridge Sub6 FP TE PAGE 1 On September 24, 2009, the Planning Department received a written request from the applicant for a second 18 month time extension to obtain the City Engineer's signature on the final plat for phase 6, in accordance with Unified Development Code 11-6B-7C. The applicant states that while they have started construction on phase 6, they are not planning to complete construction until their inventory levels in previous phases reach a sustainable level and financing is once again available to complete the project. For this reason, the applicant is unable to meet the time requirements specified in UDC 11-6B-7 and 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). Because development of this subdivision appears to comply with current open space, site amenity, and pathway requirements, Staff believes no additional conditions should be added to those previously approved by City Council with the preliminary plat and planned development for this subdivision (see Analysis in Section III below for more information). II. SUMMARY RECOMMENDATION Staff recommends approval of the requested 18 month time extension for the applicant to obtain the City Engineer's signature on the final plat for the sixth and final phase of Settlement Bridge Subdivision. III. PROPOSED MOTION Approval After considering all Staff, Applicant, and public testimony, I move to approve File Number TE-09- 018, as presented in the staff report for the hearing date of November 10, 2009. Denial After considering all Staff, Applicant, and public testimony, I move to deny File Number TE-09-018, as presented during the hearing on November 10, 2009 for the following reasons: (You must state specific reasons for denial and what the applicant could to do to obtain your approval in the future.) Continuance After considering all Staff, Applicant, and public testimony, I move to continue File Number TE-09- 019 to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance) 1V. PROCESS FACTS A. The subject application is for a time extension. A public hearing is required before the City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: October 19, and November 2, 2009 C. Radius notices mailed to properties within 300 feet on: October 15, 2009 D. Applicant posted notice on site by: October 14, 2009 V. UNIFIED DEVELOPMENT CODE Per UDC 11-6B-7B, Phased Development, in the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if signed by the City Engineer within successive intervals of eighteen (18) months, may be considered for final approval without resubmission for preliminary plat approval. Per UDC 11-6B-7C, time extensions maybe granted upon written request by the applicant prior to the termination of the approval period. Settlement Bridge Sub6 FP TE PAGE 2 VI. ANALYSIS At the time this project was approved, MCC 12-6-3, Planned Development Standards, required a minimum of 2 amenities be provided on the site. Per the conditions of approval of the planned development (PD), the applicant was required to provide 10% of the site as open space (as defined in MCC 12-13-16-3) as one amenity, and a second amenity in accordance with MCC 12-6-2A.3. The open space originally proposed totaled 7.93 acres or 11.23% of the site. Two tot lots and a grove area linked by a linear open space system and a segment of the City's multi-use pathway were proposed as amenities for the subdivision. The open space and amenities proposed exceeded MCC requirements at that time. Currently, the UDC (11-3G-3) requires a minimum of 10% open space be provided for all developments over 5 acres in size along with one additional site amenity for each additiona120 acres of development area. According to this requirement, a total of 7.06 acres of open space and 2 amenities are required to be provided based on 70.64 acres. Staff has reviewed the open space and site amenities previously approved with this subdivision and found they meet and exceed current UDC standards. Therefore, staff is not requiring additional conditions be added to those previously approved by City Council with the preliminary plat and planned development for this subdivision. VII. EXITS A. Vicinity Map Showing Subject Property B. Approved Overall Site Layout for Settlement Bridge Subdivision C. Settlement Bridge Subdivision No. 6 -Final Plat Settlement Bridge Sub6 FP TE PAGE 3 A. Vicinity Map Showing Subject Property W WRI GIl.Y ®1$~ W WRIGLEY CT W SEDONA ST W SEDONA ST Settlement Bridge Sub6 FP TE PAGE 4 B. Approved Overall Site Layout for Settlement Bridge Subdivision e - I Iollrina l i ~1~1~17~1®la1®l~ 9~ ., - , m , 'I euso~`r~ei a°. ~ r~ tl [1110[ IOf01Y~Y~OM •0 1 J ~4~ °V1 Settlement Bridge Sub6 FP TE PAGE 5 uxnuirca o~4~cxe :~0° Io~x •~xmx ;r el of .oi 1 F us n~ d~ ~ ~. 011e• a~. { ~, C. Settlement Bridge Subdivision No. 6 -Final Plat PLAT SH01~NG SE'iTLE11~E1VT DitIDGE SITBDIVISION NO. ~i LOCATED IN THE NE 1 /4 OF THE NW 1 /4 OF SECTION 32. T.4N., R.1 E., B.M. MERIDIAN, ADA COUNTY, IDAHO 2006 ®~ ~ BmtBW~L ld~ s®' ~~°` B,Baor.D~ Bash ma-~ ,~,~ 8.80 saB L NNgWI Ra _ _,~ ~, ~~ 9BTil HYBNT BRIDOB 9Y801 VI BION NO. B _ ~~. B9 ---~ E ,o°e opPe. 94 V 00 tlEe 00 e N BRI TIIDH 5Y 801 V1810B p0.9 aim 9 {~y~®{~mpYt.~m ~ ~011!®IY.Ib~ ~ ~~ ~_o__ ®~ Imp.®n egAr-~ m ® ~~~ vp 01nv® S~~u~iOz C~'t~~*~ W•®® ~~ c_. ._-._~ ~~4®Q tatvq~r~rymi, Ytim _ vm8swmn ~N, ~i4en z im~~ rA ~~'°. ®m : any, ~ ,m~~ ~% m a ,. mw au u~» o-aw m a.m s oc nm+ar. mmie n oaa. c9s<saa~ ~' moo: o„~..> ~~ "~~ ""o': ~'°v~~.w a.~wrr a~wr su~~ .u°meg ~ °~~ a®n ,me,~i m ~vsa:.,~~w~manasr¢m®o.oma+ c~ a+x-aa ~~ ,.~« Settlement Bridge Sub6 FP TE PAGE 6