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Home My WebLink AboutRedfeather Estates Sub No.2 CUP R~'(~'FIV~I? p n r : t , ..,..^S cm n' 'y~~ ~ri~ian I~ 10.{HO STAFF SUMMARY OF City OfNleridian City Clerk Office PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Project Name: Case No(s).: 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, testified 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 disagreement 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, applicantldeveloper, 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 thmugh 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 ofthis area.) The City Counci] 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 applicant 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 CONDTTIONAL ) USE PERMIT FOR A PLANNED ) DEVELOPMENT FOR ) REDFEATHER ESTATES ) SUBDIVISION N0.2 IN AN R-8 ) ZONE Case No. CUP-03-041 RECOMMENDATION TO CITY COUNCIL Packard Estates Development, LLC, Applicant 1. The property is approximately 90 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 Alan and Elaine Durkheimer, Melvina and Will Grant, The Ustick 36, LLC and Archie Ralph Wood. 3. Applicarn is Packard Estates Development, LLC. 4. The subject property is currernly zoned RUT (Ada Co.) and an application for annexation to R-8 is pending before the City Council. The zoning district of R-8 is defined within the City of Meridian Zoning and Development Ordinance, Section 11-7-2. The Applicant requests the Conditional Use Permit for a Planned Development for single family residential use with reduced setbacks, lot sizes, lot frontages, house sizes and increased block lengths in an R-8 zone. The Planned Residential Development designation within the City of Meridian Zoning and Development Ordinance requires a Conditional Use Permit be obtained for most uses including those requested by the Applicant. (Meridian City Zoning and Development Ordinance, Section 11-8-1). 6. The Meridian Planning and Zoning Commission recognizes that the proposed application is in compliance with the Meridian Comprehensive Pian. The use proposed which is the subject of this will, in fact, constitute a conditional use as determined by City policy. 8. The Planning and Zoning Commission recognized the concerns of the following individuals: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDTI'IONAL USE PERMIT FOR A PLANNED DEVELOPMENT FOR REDFEATHER ESTATES N0.2 BY PACKARD ESTATES DEVELOPMENT, LLC-CUP-03-041-Page 1 - Sherry and Harvey Hoff (letter dated 9/12/03) - J.P. Rolison (letter dated 9/1/03) - Charles and Josephine Altman (letter dated 9/3/03) - Fitzroy A. and Virginia Belcher (letter dated 9/4/03) - Hal 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 (letter not dated) - 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. RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the requested Conditional Use Permit as requested by the Applicant for the property described in the application, subject to the following: A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: Applicant shall meet all of the requirements of the annexation/rezone and preliminary plat as a condition of the conditional use permit. 2. The modified development standards, including reduced lot sizes, reduced frontage requirements, reduced minimum house size and block length requirements, are approved as depicted on the submitted site plan. 3. The applicant shall provide the following amenities as a condition of the CUP/PD: a pocket park on Lot 1, Block 14 (with a clubhouse/poollrecreation area), a pocket park on Lot 3, Block 26 (with a basketball court), and amulti-use pathway along the South Slough. All amenities shall either be constructed or bonded for prior to signature on the final plat. 4. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. RECOMMENDATION TO CrfY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A PLANNID DEVELOPMENT FOR REDFEATHER ESTATES N0.2 BY PACI{ARD ESTATES DEVELOPMENT, LLC -CUP-03-041 -Page 2 5. The following reductions to the Zoning and Subdivision Ordinance dimensional standazds aze approved as part of CUP-03-041 Lot Size- City Reauirement R-8: 6,500 sq. ft. per lot (detached) Proposed Lot Sizes R-8: 5,250 sq. ft. minimum per lot (detached) House Size- City Requirement 1,301 sq. ft. minimum Frontage- City Requirement 65' minimum (standazd) 40' minimum (cul-de-sac) Proposed Minimum Area 1,200 sq. ft. minimum Proposed Minimum Frontage 37' 33' Block Length-City Requirement Proposed Lengths 500' minimum 215' minimum 1,000' maximum 1,850' maximum B. Adopt the Recommendations ofCentral District Health Department as follows: 1. This proposal can be approved for central sewage & central water after written approval from appropriate entities is submitted. 2. The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 3. Run-off is not to create a mosquito breeding problem. 4. Stormwater shall be pretreated through a grassy Swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 5. The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. RECOMMENDATION TO CITY COUNCII. OF APPROVAL OF CONDTI'IONAL USE PERMIT FOR A PLANNED DE VELOPMENT FOR REDFEATHIIt ESTATES N0.2 BY PACKARD ESTATES DEVELOPMENT, LLC -CUP-03-041 -Page 3