Loading...
HomeMy WebLinkAboutRecommendations - Redfeather Estates Sub No. 2 AZRFCEIVEI~ n y! !n~ nr.,d r`.~l it ~. L~v'1 ~,-~,~~~~cnrur UVIet7G~1Gt'YI 11 rowo STAFF SUMMARY OF City Of Meridian City Clerk Office PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Project Name: Case No(a~: Applicant: Redfeather Estates Subdivision No. 2 AZ-03-021, PP-03-024, CUP-03-041 Packard Estates Development, LLC P&Z Commission Hearing Date: December 4, 2003 Recommendation: Approve with conditions (all ayes] Summary of Public Hearing: • Becky McKay, representing the applicant, te~ified in favor of the application. • Mr. Belcher, President of Perkins-Brown HOA, presented several concerns, including the impacts of the development on Duane Drive and ditch maintenance. • Mr. and Mrs. Tyvand, residents of Clover Meadows Subdivision, both testified with concerns about ditch water and proposed a new pedestrian pathway on the south boundary. • Mr. Brown stated his disagreemem with the City requiring the applicant to force annex the Smitchger parcel. • Mr. Reeves, resident ofPerkins-Brown, agreed with the concerns of Mr, Belcher. • Mr. Groves, applicant/developer, provided some history to the subject parcel acquisitions and the Smitchger outparcel. • Other key points of discussion included the applicant's opposition to looping the water main through from Eagle Road (requested by Public Works), timing of opening the emergency gate on Duane Drive, proposed amenities for the project, and the location of the South Slough pathway. Key Commission Changes to Staff Recommendation: • Do not require the applicant to include the one•acre Smitchger outparcel in the annexation or plat. • Require applicant to work with Clover Meadows Subdivision regarding a potential new pedestrian connection from E. Tahiti Street to Clover Meadows. • Require applicant to clarify ACHD's condition regarding the future opening of Duane Drive as a public street (vs. emergency access only). Outstanding Issues for City Council: • The P&Z Commission required the applicant work with ACHD to clarify their condition regarding the gate on Duane Drive and which parties have the authority to remove the gate. To date, staff has not received any confirmation that this condition was fulfilled. The City Council will need to address this issue with the applicant. • Since the P&Z Commission public hearing, the applicant and Joint School District No. 2 have negotiated a new pedestrian connection to Ustick Elementary School in the northeast comer of the subdivision. (See the attached blow-up of this area.) The City Council will need to review this issue and reference this modification in any motion for approval. • City Council should be prepared to hear comments and address the extension of the domestic water main into the site. The Planning & Zoning Commission agreed with Public Works Department staff and required the looping of the main from Eagle Road. However, the applicam proposes to serve the development via the Ustick Road water main only. BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE ) REQUEST FOR ANNEXATION & ) ZONING OF 114.52 ACRES TOR 8 ) AND C-G ZONE FOR ) REDFEATHER ESTATES ) SUBDIVISION N0.2 ) Packard Estates Development, LLC, ) Applicant Case No. AZ-03-021 RECOMiMENDATION TO CITY COUNCIL The property is approximately 114 acres in size and is generally located on the south side of Ustick Road, '/< mile west of Cloverdale Road, and the east side of Eagle Road/SH 55, '/< mile south of Ustick, Meridian. The property is designated as Medium Density Residential on the Future Land Use Map of the Comprehensive Plan. 2. The owners of record of the subject properties are Harry and Frances Bryson, Melvin R. and Norma E. Schrammeck Trust, Alan and Elaine Durkheimer, Melvina and Will Grant, The Ustick 36, LLC and Archie Ralph Wood. 3. Applicant is Packard Estates Development, LLC, represented by Craig Groves. 4. The subject property is currently zoned RUT (Ada County) and consists of a single family residence and vacant land. 5. The Applicant requests the property be zoned as R-8 (90.29 acres) and C-G (24.23 acres). 6. The subject property is bordered to the north by Heather Meadows Subdivision, pending Kissler annexation parcel (IS acres) and a fixture church site, to the south by Clover Meadows Subdivision and a turf farm, to the east by Briarwood, Dawson Meadows and Red Feather Estates No. I Subdivisions, and to the west by Perkins-Brown Subdivision and undeveloped land. The property which is the subject of this application is within the Area of Impact of the City of Meridian. 8. The entire property is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 9. The Applicant proposes to develop the subject property in the following manner: a 3301ot residential planned development on the easternmost 90.29 acres. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION/REZONE FOR REDFEATHER ESTATES SUBDIVISION NO.2 BY PACKARD ESTATES DEVELOPMENT, LLC - AZ-03-021 -Page 1 10. The Applicant requests zoning of the subject real property as R-8 and C-G, which is consistent with the Meridian Comprehensive Plan Future Land Use Map which designates the subject property as Medium Density Residential. 11. The Milk Lateral and the South Slough Drain are two scenic features that affect the consideration of this application. 12. The Planning and Zoning Commission recognized the concerns of the following individuals: - Sherry and Harvey Hoff (letter dated 9/12/03) - J.P. Robson (letter dated 9/1/03) - Charles and Josephine Altman (letter dated 9/3/03) - Fitzroy A. and Virginia Belcher (letter dated 9/4/03) - Ha[ and Michelle Broadhead (letter dated 9/3/03) - Gerald J. and Cathy L. Reeves (letter dated 9/3/03) - J.R. Nishioka (letter dated 9/1/03) - Wilbur K. and Barbara A. Braddick (letter dated 9/8/03) - Dan and Darlene Thompson - Robert C. Sanders (letter dated 9/10/03) - Howard and Karen Jeffries (letter dated 9/11/03) - Sue Piva (letter dated 12/4/03) The Commission also recognized the concerns of Mr. Reeves expressed as verbal testimony at the 12-4-03 public hearing. RECOMWVIENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION/REZONE FOR REDFEATHER ESTATES SUBDIVISION NO.2 BY PACKARD ESTATES DEVELOPMENT, LLC AZ-03-021 -Page 2 xECOMMENnATioN The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the requested Annexation and Zoning as requested by the applicant for the property described in the application, subject to the following: A. Adopt the Special Recommendations of the Planning and Zoning Commission as follows: 1. Do not require the inclusion of the one-acre Smitchger outparcel in the annexation. B. Adopt the Recommendations ofthe Meridian Planning & Zoning Department as follows: 1. The legal descriptions submitted with the application meet the requirements of the City of Meridian and State Tax Commission. 2. The subject property is within Meridian's Urban Services Planning Area. 3. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 5-7-517. Wells may be used for non-domestic purposes such as landscape irrigation. 4. Prior to annexation, a Development Agreement shall be entered into between the City of Meridian and the owners of the property to be zoned C-G (Harry & Frances Bryson and Melvin R. and Norma E. Schrammeck Trust) that requires any future uses of the property to be approved only through the conditional use permit process. In addition, the agreemern shall include a requirement that either a public or private backage street generally parallel with Eagie Road/SH 55 be incorporated into the design of future site plans. A conceptual master plan demonstrating interconnectivity, transitional uses, access points and other key land planning issues is required prior to any detailed CUP applications being submitted on either the Bryson or Schrammeck properties. The DA shall also cite the following Comprehensive Pian policies (from Chapter VI and VLi) as applicable to these same properties: Trsortation Policies Apolicable to the Bryson/Schrammeck Annexation• • "Large development proposals that are likely to generate significant traffic should be assessed for their impact on the transportation system and surrounding land RECOMIv1ENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION/REZONE FOR REDFEATHER ESTATES SUBDIVISION NO.2 BY PACKARD ESTATES DEVELOPMENT, LLC - AZ-03-021 -Page 3 uses. They should be examined for ways to encourage all forms of transportation such as transit, walking, and cycling. • New development should not rely on cul-de-sacs since they provide poor fire access, walkability, and neighborhood social life. New development and streets should be designed to encourage walking and bicycling. • In addition to providing for enhanced automobile traffic, Meridian should seek ways to encourage alternative modes of transport. Improvement in and encouraged use of public transit systems is an important first step. Public transit includes bus systems and ridesharing. By fostering such means of high vehicle occupancies, congestion on roadways can be decreased. • Pathways that encourage use by bicyclists and pedestrians can decrease road congestion and add to the community's quality of life. The proposed off-street and multiple-use pathway systems are depicted in Figures VI-3 and VI-4. New and existing developmerns should ensure that the guidelines laid out in this plan aze adopted. • Eagle Road is the major north-south arterial in Ada County. The capacity of this arterial should be protected by minimizing the number and location of private driveway access connections to this important roadway. The City should recognize, adopt, and help implement the Eagle Road Access Control Study, prepazed by ACRD in 1997," Mixed Use Development Policies Applicable to the Bryson/Schrammeck Annexation: • "Where feasible, multi-family residential uses will be encouraged, especially for projects with the potential to serve as employment destination centers and when the project is adjacent to State Highways 20-26, 55 or 69; • In developments where multiple commercial and/or office buildings are proposed (not residential), the buildings should be arranged to create some form of common, usable area, such as a plaza or green space; • Where the project is developed adjacent to low or medium density residential uses, a transitional use is encouraged." 5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate in•igation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION/REZONE FOR REDFEATHER ESTATES SUBDIVISION N0.2 BY PACKARD ESTATES DEVELOPMENT, LLC - AZ-03-021 -Page 4