HomeMy WebLinkAboutStaff ReportSTAFF REPORT
TO:
FROM:
SUBJECT:
Hearing Date: June 1, 2010
Mayor and City Council
Bill Parsons, Associate City Planner
(208) 884-5533
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TE-10-015 -Bridgetower Crossing Subdivision No. 14
1. APPLICATION SUMMARY
The Applicant, Primeland Investment Group, LLC, has requested approval of an 18 month time
extension to obtain the City Engineer's signature on a final plat for Bridgetower Crossing Subdivision
No. 14. On May 26, 2010 Council approved a final plat modification to allow the applicant to record
the plat in three development stages (MFP-10-003).
The Applicant has been unable to meet the time requirements specified in Unified Development Code
(UDC) 11-6B-7. The applicant attributes the delay to the downturn in the real estate market (see
Applicant's letter dated Apri128, 2010).
2. STAFF RECOMMENDATION
Staff recommends approval of an 18 month time extension to obtain the City Engineer's signature on
three development stages for Bridgetower Crossing Subdivision No. 14 to expire on December 6,
2011.
3. PROPOSED MOTION
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number TE-10-
015, as presented in the staff report for the hearing date on May 25, 2010.
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number TE-10-015,
as presented during the hearing on May 25, 2010, for the following reasons: (You should state
specific reasons for denial.)
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number TE-10-
O15 to the hearing date of (insert continued hearing date here) for the following reason(s): (you
should state specific reason(s) for continuance)
4. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located east of N. Townbridge Way, north of Ustick Road and
approximately a '/ mile west of N. Linder Road, in the southeast '/ of Section 35, Township 4
North, Range 1 West.
B. Owner/Applicant:
Primeland Investment Group, LLC
3120 W. Belltower Drive, Ste. 200
Meridian, ID 83646
Bridgetower Crossing No. 14 TE - 1 -
C. Representative:
Chuck Christensen, Quadrant Consulting
1904 W. Overland Road
Boise, ID 83709
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
5. PROCESS FACTS
A. The subject application is a request for a final plat time extension. Per Meridian City Code, a
public hearing is required before the City Council on this matter.
B. Newspaper notifications published on: May 3, and 17, 2010
C. Radius notices mailed to properties within 300 feet on: Apri130, 2010
D. Applicant posted notice on site by: May 17, 2010
6. LAND USE
A. Existing Land Use(s): This property is currently vacant residentially zoned land.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Single Family Residential, zoned R-4
2. East: Single Family residential, zoned R-8
3. South: Single Family Residential, zoned R-4
4. West: Single Family Residential, zoned R-4
C. History of Previous Actions:
• In 2001, the subject property received Annexation (AZ-O1-003) and Conditional Use Permit
(CUP-O1-006) (Planned Development) approval known as Bridgetower Crossing. A
development agreement (recorded as instr. # 1001117652) was required with the annexation
approval.
• The preliminary plat (PP-OS-044) for Bridgetower Crossing Subdivision No. 14 was
approved by the Meridian City Council on November 9, 2005. The preliminary plat consists
of 60 residential lots and 4 common lots.
• The final plat (FP-06-004) for Bridgetower Crossing Subdivision No. 14 was approved by the
Meridian City Council on February 28, 2006. The final plat consists of 60 residential lots and
4 common lots.
• The Director granted an 18-month time extension (TE-08-021) for the subject plat on October
9, 2008. The subject plat is set to expire on June 6, 2010.
7. 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 TE file for any written comments that may have been
submitted by other agencies.
8. STAFF ANALYSIS
As mentioned earlier, the applicant has not obtained City Engineers signature on the final plat due the
slow down in the real estate market. The subject phase is one of many that is either planned or is
already constructed in the Bridgetower Crossing development. Currently, this is the last remaining
residential phase that has not recorded.
Bridgetower Crossing No. 14 TE - 2 -
The City of Meridian's Unified Development Code (L7DC 11-6B-7) allows City Council to authorize
a time extension to obtain the City Engineer's signature on the final plat, not to exceed 18-months,
when the applicant files a written request for an extension prior to the expiration of the plat. The
Applicant has met the necessary deadline by filing a written request for an 18-month time extension
before the preliminary plat expires.
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 July 15, 2008, the City Council provided staff with guidelines to
use when evaluating time extension requests. The guidelines provided from the City Council direct
staff to require applicants to modify current development agreements if elevations were not tied to the
development. As part of the approval process, the site was subject to a DA but no elevations were tied
to the development; only a concept plan.
Based on the direction given to Staff, there are no additional conditions for this project Staff is
recommending be added to the previously approved set of conditions based on the following:
1) Staff has reviewed the pertinent files regarding the Bridgetower Crossing Project and finds the site
complies with the current UDC standards regarding R-4 dimensional standards, open space and site
amenities.
2) In 2001, the applicant did submit office and townhome elevations with the PD application. Council
required the office and townhome elevations to be reviewed with future certificate of zoning
compliance applications and the commercial property and future triplexes were required to obtain
detailed CUP approval.
Further, the applicant has rezoned several of the commercial properties and developed new concept
plans. With those rezone applications, elevations and the new concept plans were tied to the
commercial and office portions of the Bridgetower development and no longer require detailed CUP
approval. To staff's knowledge townhomes or triplexes were never constructed.
Regarding single family homes, none were ever reviewed with any previous applications or with the
subject phase. With the approval of the previous administrative time extension, Staff determined that
additional conditions were not required. It is important to note, a vast majority of the open
space/amenities (pedestrian paths, water features, recreation center, elementary school, street buffers
and neighborhood park) and multiple phases are completed. Because this will more than likely be the
last remaining residential acreage to develop under the approved PD and all other requirements have
been met per the approved PD, staff is not recommending the recorded development agreement be
amended to tie elevations to the subject plat.
9. EXHIBITS
A. Drawings
1. Vicinity Map
2. Approved Final Plat
3. Approved Landscape Plan
4. Conditions of Approval
Bridgetower Crossing No. 14 TE - 3 -
A. Drawings
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3. Approved Landscape Plan
Exhibit A - 3 -
4. Conditions of Approval
SITE SPECIFIC CONDITIONS
1. The applicant is to meet all terms of the approved annexation (AZ-O1-003), development agreement
(Inst. #101117652), conditional use permit (CUP-O1-006), preliminary plat (PP-OS-044), final plat (FP-
06-004) and final plat modification (MFP-10-003).
2. The applicant shall have 18 months, until December 6, 2011, to obtain the city engineer's signature on
all three stages of the final plat approved with MFP-10-003, satisfy any applicable requirements set forth
in the conditions of approval, and begin the process of acquiring building permits and commencing
construction of permanent footings or structures.
Exhibit A - 4 -