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HomeMy WebLinkAboutStaff Report 2/25/10STAFF REPORT Hearing Date: March 2, 2010 T T~T~~ T~ (Tabled from February 2, and 23, 2010) ~1 j 1 l~ TO: Mayor and City Council I FROM: Sonya Wafters, Associate City Planner 208-884-5533 SUBJECT: MFP-09-004 - Southridge Subdivision No. 1 I. APPLICATION SUNIlVIARY The applicants, Linder 109, LLC; Joint School District No. 2; and Meridian Library District, have applied for modifications to several elements of the approved final plat for the first phase of Southridge Subdivision. The first request is to reduce the amount of roadway improvements required to be constructed with the first phase of development along the south boundary of the plat. The second request is to construct 5-foot wide detached sidewalks with 8-foot wide landscaped parkways along S. Spanish Sun Way and S. Spanish Fork Way, instead of 10-foot wide attached sidewalks as previously approved. The third request is for approval of the streetlights within the platted area to be installed as required in preliminary plat general requirement #1.1.9, as opposed to the plan previously approved by Public Works. Finally, the applicants wish to clarify for the record that the following items, required to be constructed with the first phase of development, can be deferred until the applicable phase of development within which they are associated: 1) the multi-use pathway and 5' wide buffer along the Ridenbaugh Canal; 2) clubhouse and swimming pool; and 3) the dedication of the private park and landscape buffers, and approximately 8.9 acres of common area. (See Section V Staff Analysis below for more information on the details of the applicant's request.) II. STAFF RECOMMENDATION Staff recommends approval of the applicant's request to modify the approved construction plans for Southridge Subdivision No. 1 (MFP-09-004) to include 5-foot wide detached sidewalks with 8-foot wide landscaped parkways as proposed along S. Spanish Sun Way and S. Spanish Fork Way. Staff recommends denial of the applicant's request to only construct a partial street section at this time by reducing the amount of asphalt and concrete curb required to be constructed along the south boundary of Phase 1. Staff recommends the applicants install street lighting on the site consistent with the minimum guidelines stated in preliminary plat condition of approval #2.31 as shown on the approved streetlight plan included in Exhibit A.6. Staff recommends the applicants apply for a modification to the development agreement to update the timing of construction of the multi-use pathway and associated buffer, clubhouse and swimming pool, and dedication of the private park and associated landscape buffers and 8.9 acres of common area. III. LOCATION Southridge Subdivision No. 1 is located on the southwest corner of W. Overland Road and S. Linder Road, in the northeast % of Section 23, T. 3N., R. 1 W. Southridge Sub 1 MFP PAGE 1 IV. PROCESS FACTS The final plat consisting of 60 building lots and 11 other/common lots and 7 public streets on 33.6 acres of land in the TN-C, TN-R, and R-8 zoning districts, was approved by the City Council on October 14, 2008. The subject application is for a modification to the final plat. By reason of the provisions of the Meridian City Code Title 11, Chapter 5, the City Council is the decision making body on this matter. A public meeting is required to beheld for this type of application. V. STAFF ANALYSIS The applicants have applied for modifications to several elements of the approved final plat for the first phase of Southridge Subdivision as follows: (Staff's analysis is included below in italics) • The applicants request approval to construct the northern half street section of Heavy Timber Drive plus an additional twelve feet with an interim gravel shoulder instead of the full street section as shown on the construction drawings approved with the final plat (see Exhibit A.4). It was a condition of approval that the subdivision improvements shown on the construction drawings be constructed with development of the final plat. Staff is not supportive of this request for the following reasons: 1) ACFID required the applicant to construct Heavy Timber Drive as a full street section as shown on the construction plans approved with the final plat; and 2) the subdivision design and improvement standards listed in UDC 11-6C-2B states it is the responsibility and liability of every applicant to construct and install every improvement shown on the plat of the subdivision, represented to be included in the subdivision at any presentation before the Commission or Council. The full street section was represented during the public hearingprocess and the subdivision was approved with the expectation that the facilities depicted on the plat would be constructed. Staff sees no reason to approve a lesser standard of construction for this subdivision. Staff is concerned that approval of the modification would result in a half street section in the development for an indeterminate period of time. Finally, ACID has indicated to staff that they would not favorably consider the applicant's proposal either ACFID did offer that they might consider deleting the requirement for a sidewalk on the south side of Heavy Timber Drive; however, the UDC (11-3A-17) requires sidewalks on both sides ofpublic streets so Staff is not in favor of that option. • The applicants request approval to construct 5-foot wide detached sidewalks with 8-foot wide landscaped parkways along S. Spanish Sun Way and S. Spanish Fork Way instead of 10-foot wide attached sidewalks as previously approved (see Exhibits A.2 & A.3). Staff is supportive of this proposal for the following reasons: 1) the proposed design is consistent with the previously approved street section for Spanish Fork Way south of American Fork Drive; and 2) the UDC (11-3A-17) requires minimum S foot wide detached sidewalks with 8 foot wide landscaped parkways along collector streets, as proposed. The applicants request clarification that the following items can be deferred until such time as the applicable phases within which they are associated are platted: 1) construction of the multi-use pathway and 5-foot wide buffer along the Ridenbaugh Canal; 2) construction of the clubhouse and swimming pool; and 3) dedication of private park/landscape buffers and approximately 8.9 acres of common area. These items were required to be completed with the first phase of development as depicted on the master plan included in the development agreement and as conditions of approval of the preliminary plat. Staff realizes that due to market demands the developer was not able to include the larger area Southridge Sub 1 MFP PAGE 2 designated on the phasing plan as phase one (see Exhibit A.S) in which the above listed items are located within the first phase of the final plat. Staff envisions these amenities being constructed with the applicable phase in which they are associated, prior to development of the mega lots. However, in order to officially defer the requirement for these items, a modification to the development agreement is necessary. Therefore, staff is recommending the applicants apply for a modification to the development agreement to update the timing of construction of these items. The applicants request the following preliminary plat general requirement (#2.31) pertaining to street light requirements be applied to this phase of development instead of the lighting plan previously approved for this phase by Public Works: "One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole shall be required on subdivision entrances and collector roadways. Design of the streetlights shall be approved by the Public Works Department. Decorative lights require a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections andlor fire hydrants, and no further than 400' distance in between locations. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain approval from the Public Works Department, and permit from Building Department prior to commencing installations." Further, the applicant states that streetlights were shown on the original plans and the developer/engineer was asked to remove them so that the updated policies could be considered. Subsequently, the applicant states the developer was informed the original streetlight plan did not meet the new design guidelines for placement or quantity. The aforementioned preliminary plat requirement states that the design of the streetlights shall be approved by Public Works. The request was made to have the street lights removed from the original plans because the layout was never approved by Public Works. It has long been the practice of Development Services to request the removal of unapproved street lights shown on a development plan submittal. It is also customary for Public Works to then provide the developer with an approved street light layout, not for the design engineer to provide such a layout. The design of the layout that was provided to the developer did not take into account the recently updated standards for pole spacing. The preliminary plat requirement calls-out the requirement for installation of 100 watt street lights on 25 foot poles and 250 watt street lights on 30 foot poles. The layout provided to the developer does not require anything different from this. Locations listed in condition #2.31 are stated as "typical "with distances not to exceed 400 feet. The spacing of the lights in the layout provided by Public Works does not exceed 400 feet. The street light layout provided to the developer is in accord with the language in preliminary plat condition of approval #2.31. At the request of the developer, Public Works made revisions to the approved street light layout to further optimize light spacing and reduced the total number of required lights (see the plan in Exhibit A.6 approved by Public Works on 12/2/09). However, the developer has requested a further reduction in the number and locations of street lights. Public Works believes any further omissions would be unsafe and would not be in keeping with the intent of the original agreement language, the City's previous or current street lighting standards, nor any other commonly accepted standards. Since this time, Public Works has updated the street light design requirements. Had the new design standards been used, the developer would likely have been required to install additional lighting above what is currently being required. Therefore, Public Works recommends the applicant install street lighting on the site consistent with the minimum guidelines stated in preliminary plat condition of approval #2.31 as shown on the approved streetlight plan included in Exhibit A.6. Southridge Sub 1 MFP PAGE 3 VI. EXHIBITS A. Drawings 1. Southridge Subdivision No. 1 Approved Final Plat 2. Approved Street Sections for S. Spanish Fork Way & S. Spanish Sun Way 3. Proposed Street Sections for S. Spanish Fork Way & S. Spanish Sun Way 4. Approved Street Sections for Heavy Timber Drive 5. Approved Preliminary Plat with Phasing Plan (revised date 12/7/06) 6. Streetlight Plan (approved by Public Works on 12/2/09) Southridge Sub 1 MFP. PAGE 4 A. Drawings 1. Southridge Subdivision No. 1 Approved Final Plat Final Plat for Southridge Subdivision Phase 1 ~~ Situated In a portlon of the NE 1/4 of Section 23, Township 3 North, Range 1 West, B.M. City of Meridian, Ada County, Idaho pp08 Tro• 1ao• s zoo' ero snr wem mats ran ' 1/a maan srcwa v aP.4r. No. ]95i@I roam 1 s1m we m sECna W. 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' n eo ammau oomre are seam seen m asaurs amm u nve scam, awrmam a saaan emmermn aaua u @ BLOCK 4 ~~ ~ O o 1245 w mumm B ea m went ara am®a ws aramc uoooul ws~ ~ yy gp~ ~wi ~jv9 114650i1b90p 69fdFerW96 pepr,m RW1aM MID imeTea6 @IA~maRm caw mmxaSe: IUA mWM1V~Y6YR tT ~ \ ~ - ~IF ^ ~ I~LIDY m. mar aramssmsaeam era amaowaw aaoenaaBn c° 23a ~mraima ~~ BLOCK B e yea BLOCK B • 4 i ~ ~ g'~ --.eamwma-~ y Lund ••~L-LyJ1 -~~areo, e senszre Sssss' u U ~ 0 raex~~ ac °°`"~ I ~ • r•am S~' ~ ^• Sheet Index '~ o wxm 1/7 sro a+r at e@vn I 1tm tnt~ eaewm O SET S/@' S1EEL wN mPC YBmQD 'eaB 1T459' SmET 1 - 01FRNL 80m8fAPY @ N016 c if~ ® 4V.MAiED P@R, ammrx iGlp9/ tit SET SIEET T - mOIX 1 ~ '~ w.um,mv mac m1x enxaox ausrc uv sarrT 3 - im 1. mace z .ew ~ 14 LOT NIIOER mRET 4 - IAT 2 mar% T ~' 'T u BLOCK 1 maa mareav 23 24 ~ - - - - - - "~'T ` ~ - WRmm LOT laE smrr s -mass 3. @ 0 9(ET 8 - mOO6 9. & @ T Developer/Owner ~P~tmnc OSa. scaaa tae 9EEr T - `mgr @'"` LemES Linder 109 LLC imOm B/B'mffi PN .tea "~ ~~' ~m~1 - - - -sae cmareaaa sane - manare m a•mrs , w 1/a sE ~TS ~ aomauawa - - ~~-a'r ~ sx¢T s - scruTUx Barr 1 sso Cora street ------------ -- rwaam+r ica mertalon, mono assay wra oeo@e vary 1 a Exhibit A 2. Approved Street Sections for S. Spanish Fork Way & S. Spanish Sun Way ~~ .iE9rr TACttr~ 11'q.11Y [tYP. ~iH ~l 1d 5 Ap1D 9E~4T,ILK .AMT- 1~Taf! EAi~71[kT tABENEFr1 ,~ R. 7S61B B&£~ 2-f~' ~ 3j4 ~S OPAYOL 8!$ COIAt1~ (YYP) ~t° . ' 1F 3,f4 Y~BIS t75E OC7J[~E (IYF~ ~ ~ a F.Q.9 - r r~ STAA9ARC 8' 48i7CW. taA~ art amts r~ ~ OD-7W SDVt ~ ~1 ~L Fi:R Fs~ 5~-nri uurD tr ~, FS:YaID --r TCP Bdgt OF Cara. Typical Coliectic~n Road Section {8panieh Sun Way) ~ _ 9DFWAUc 2R 2/d 8.0' AGBI a L ~~ •aarsnnwr 1!UIL caFr R9ACNAY BiSE 5E1;f10N. -FOP ~ ~ C<D CONCRETE 9DEWALK, PER 19+WC 97-709 STANDARD 8° VERBCAL STAPIDARO 8° VERTICAL CONfSiE1E SIDEWALK CONSDTUCT FULL DEPTH CURB AND GUTTER - OY4 CURB AND GUTTER ROADWAY BASF SECTI4Y. PFR ISPWC 9)-701 PER I SD-709, EK1EM1m B° .EON. BEYOND C2.DS PFR ISPYIC 91-701 CONSTRUCT FULL DEPTH TOP BAG( OF CURB. ROADWAY BASE SECTION. ^Typical Collection Road Section (Spanish Fork Way) E,~ ~ ~' TOP BACK of Gtrm. 1a ... JD9dF TRENGE UtOltt -~. EABENENT (TYP. 60TH 90ES~ 10' .IOWT iRFJQQI UTFLITY EA9OtENT (IYP. BOTH 9DES) Exhibit A 3. Proposed Street Sections for S. Spanish Fork Way & S. Spanish Sun Way 13' ACND a ~ SIDEWALK a ~,y{ ;':. EASEMENT 60' R.O.W.. ~ 13' ACND k r~~ SIDEWALK EASEMENT ~,~, ~ B ~ ~ B.rr scAPE ~.D. B ~ r s IP ` 2aTr B.Ir , •4 P ~~ ~~~ ~~ ,~ z~ z ~ 2% 2% 2% i ~ ~ STANDARD 8° VERTICAL STANDARD e° VERTICAL CONCRETE SIDEWALK °, `70s CONSTRUCT FULL DEPTH ~ ~~ X701 2 or4 CURB AND IXITIER PER ISPWC SD-709 ROADWAY BASE SI:C'RON. Q.O$ PER ISPWC SD-761 '` ;~;_~~ EXTEND 8° MDJ. BEYOND - CONSTTUCT FID.L OFPTH "~' -~ TOP--BACK OF CURB. - ROADWAY BASE SECTION - EX1ETdD 8° fdPT. BEYOND ,~~ '"Typical Co?lection Road See#ion {Spar~'ish :.Sun llda ~P BAac DF CURB. ,~ y) ~, ~ I a SKEW K a 73' ACHO 10'~ ~, - t'I 5D' RO.W. EASEMEM I ~ EA6QdENT ~UTOJTf:: E17: w`~f J 5.0' SCAPE 200' 8 JOP1T 11071CN:' S P 20.0' 5.0' UTDJTY TiASQdENt-,, (TYP. BDTH sus?, z~ z9 z% zx 1 CONCRETE SDEWALK ~ . ~ PER ISPWC SD-709 STANDARD 8° VERTCAL 2 or4 STANDARD 8° VERTICAL CONCRETE SIDEWALK I CONSTRUCT FULL DEPTH WRB AND GUTTER CURB AND GU77ER PER ISPWC SD-709 ~. ROADWAY BASE SECOON. PER ISPWC SD-701 CZ.OS PER ISPWC SD-701 ~ EXTEND 8° TdM. BEYOND CONSTRUCT FULL DEPTH TOP BACK OF CURB. ROADWAY BASE SECi1tXV. EXTEND B° IAN. BEYOND TOP BA 0 Typical CollectiAn Road Section: (Span~sh.:F;;~xr~ Way) Exhibit A 4. Approved Street Sections for Heavy Timber Drive U '~WC~~-~, cONSI~ICr FULL DEP1H sTARBARD 3° RIXJ.EO alFiB ARU 1 or 3 ~ `rERiSPWC ~~ ROADWAY BAS SECIKIN. GIJiIER FOR FRONT-ON STANDARD 8° VERTICAL _ 67(iF14D 8° 69N. BEYOND RESK6EN71AL LO1S Q.05 ~ OAD~VAIY rHASE SECO~ N. 70P BACK OF CURB. PER ~~ ~-~ Df1FND 8° tdPl BEYOND !Typical Road Section (West half of Heavy Timber Dr.) ~ BA7~ ~ aR~ NTS ACRD SIDEWALK a smEWAIlC e~ SIDEWALK EAS 10' JWNT TRENCH UTWTY ESCAPE --5 {7YP s' SIDEWALK EASE a w. ~ R. JOINT1i~RENd1 UTBJTY 18.0' 18.6Y g' EASE66ENr CAPE-~ ~ 1~_ ~s7RIP ~ ~. ~7H SmES} TRIP J LI~NCREIE 9DEWAU( ~ SD-708 CONSTRUCT FULL DEPTH 1 of•3 STANDARD 6° YERIICAL ROADWAY BASE SECTION. PER ISPWC SD-708 STANDARD 8° VER7ICAL~CONSTRUCT Filll. DEPTH CURB AND GUTTER ROADWAY BASE SEC110N. EK1E(dD 8° 66x1. BEYOPID CURB AND GUTTER 02.05 TOP BACK OF CURB. PER lSPYTC SD-70i PER SD-701 EXRTdD B° 6lIIJ. BEYOND TDP BACK OF CURB. /;'Typical Road Section (Heavy Timber Dr., Farmington Ave., Woodhouse Ave.) -- ~ QO' ACHD SmEWA1J( B.0' ACRD SDEWALK EASE66ENi Exhibit A 5. Approved Preliminary Plat with Phasing Plan (revised date 12/7/06) i erY art Y 8 ~~pt~m n 1 ~\ \\ `. _. ~~ ~ . warm,. mN[R~A ~1~5epon qRw c~iµu uv4 wy~ .w ru nni m..a.~i.°o.e ele ~~l ~fIPW6 Ktf.+N~a u. ~. nWefewul Jl v'~vatrslMNleh~t i ~Ltw~i ro aria t~ii ~m ~tM x .en's +t~ ~0 ~ ~' ~.R! rr~~_ x e~4 i~li: a¢cm+rsc+u~i ~:.WSIe e +[m .~muw awMa~r~uun aPUa1Y imMP><~x+i ~iaw ~n gyp'+i~R ~~wngwm~w~ ~~. ai+i a1..C;.~ : .~.ti.wt.~.al .. ,..,r ~,+,+vraw~`~`ti.°1"i n° a~,.i.m .. a.+.a e.n~..o.....,,....4... r~±t-~e PpE49MMe PIA7 4kR.FR F+.1 - ICYN12 41WN;1' 0!.4 - RPO(RePNC 41NL51 f F]K7MC :QD1NM5 =2: - PUt tlKHSON tFl' Ss6'FI ~2.' ~U Yf.l+ - rt4WINtY PIA gYEN9O+ 4EEt5 P)U - iXM11Yn:K.:or(31nu!'Adt uuxEr Pll ?YiOJW P,1.44 - PNELHiNiRY 4WiT LAYCUI w.l a~rauat P4 f3 - P6E'.INN44Y Se`YKR ?.UXAP3 D~6I~PtiBNT COMCAC7 =____-._._ _._ rtria :.+~vMeFx- Fpe~vtsafi+>W".tYa.7~wut aan ~"wa`.w~w~ o roe., ~ a...«u .ve reu ..... C O ~A ,,.+ j f0 73 ~ ~° 9 ~+c ~ C ~ ~~.~ U :.- v .C N ~ 7 ~ O _= ~~~ p EX~llhlf f~ tiUti'I'H KIllGM: SUBlllVISIUN L(~ATTD WTTH7N A IK)kT[ON OP 6. Streetlight Plan (approved by Public Works on 12/2/09) ~ ~~ '~ ~ .~ e ~~ ;` ~ `~ ~~- ~~ ~ --~ ~ ~ ~ `~ ~ -`.~ `. _ ~q ~ ` \ ^' .~ ~ Exhibit A