HomeMy WebLinkAbout2-25-04 Redfeather RecsC ITY O F M ERI DI AN
Pl an nin g 8~ Zo ni ng
Memo R~c~IVE
FEB 2 5 2004
To: Mayor and City Council CityOFMeridian
~!~ City Clerk Office
From: Brad Hawkins-Clark, Principal City Planner "'-"~
CC: City Clerk's Office, Becky McKay (Engineering Solutions)
Data February 25, 2004
Re: Redfeather Estates Subdivision No. 2 -Revised Preliminary Plat (PP-03-024)
iFormatting Note: Since this is a reconsideration of active applications (although the
applicant did pay re-noticing fees), and since the P&Z Commission is not making a
'new recommendation, staff chose not to prepare a new, full staff report. We also did
not feel it was appropriate to revise the Commission's previous recommendation to
City Council since the Commission has not formally amended their previous action.
So, we are using a standard memo format to address the subject reconsideration.
The P8Z Commission Recommendations for all three applications are referenced
herein and are also attached.]
Backctround /Prior Actions
On January 27, 2004, the City Council agreed to reconsider the denial of the
annexation and zoning (AZ-03-021), preliminary plat (PP-03-024} and conditional
use (CUP-03-041) for Redfeather Estates Subdivision No. 2. This action was taken
in response to a January 16, 2004 letter from Bedcy McKay, Engineering Solutions,
requesting the reconsideration of all three (3} applications. A letter agreeing with the
rewnsideration was also submitted by Mr. F.A. Belcher, President of the Perkins-
Brown Neighborhood Association. The applications were denied at the January 13,
2004 meeting and the Findings of Fact and Conclusions of Law and Decision and
Order were placed on the January 27, 2004 consent agenda for adoption. The City
Council chose not to remand the applications back to the P8Z Commission. The
applications were re-noticed by the City Clerk for a new public hearing before the
City Council for March 2, 2004.
New Information Received into the Public Record
Pursuant to these actions, on February 4 and 17, 2004, the applicant respectively
submitted a revised preliminary plat, planned development plan, and landscape
plan. A new ACHD staff memo, by Christy Richardson, was also submitted to the
City, clarifying the gate at the south end of Duane Drive. No changes were made to
the annexation legal description. However, the applicant is proposing an R-4 zone
far the residential portion of the annexation instead of an R-8 zone. The commercial
zone (C-G) and acreage remains unchanged from the original application.
Reasons for Denial
Based on the City Council motion, the following reasons for denial were listed in the
Findings of FactforAZ-03-021:
a. The proposed development lacks density transition from the neighboring rural
residential into the medium residential, (buffering with the existing residential
homes along the boundary of the property needs to be lower density).
b. The proposed development lacks amenities in the useable open space.
c. The proposed development lacks a development plan for the western most portion
of the property that abuts Eagle Road.
d. The proposed development lacks a resolution to the gate issue on Duane Drive,
and the applicant should work with ACHD and the adjacent residents to come up
with some clear wording pertaining to when the removal of the emergency access
gate at Duane Drive can be requested.
e. The proposed development lacks connection on the southern portion of the
property between The Clover Meadows Subdivision and the proposed subdivision,
a pedestrian access through this site needs to be worked out.
f. The proposed development needs to clarify the Ustick Road right-of-way and street
buffers along Ustick Road of 25 feet, street offsets, and stub streets.
g. It is not in the best interests of the City of Meridian to annex this property.
Preliminary Plat Revisions Corresoondino to Reasons for Denial
The revised preliminary plat, dated 1/20104, incorporated the following modifications to
address the findings listed above:
a. Density Transition: Lot sizes adjacent to Perkins-Brown Subdivision were increased. The
11/18/03 plat proposed 22 buildable lots on this west boundary whereas the 1/20/04 plat
proposes 17 buildable lots (a decrease of five lots).
b. Open Space/Amenities: The total amount of eligibleluseable open space within the
subdivision was increased from 8.171 acres (9.0%) to 9.49 acres (10.46%). The majority
of the open space was added along N. Grenadier Way, south of the clubhouse. Since the
original submittal, a basketball court was added to the large common lot at the south end
of the project (Lot 3, Block 24).
c. Bryson Parcel: The applicant is still not proposing any development or conceptual plan for
the westernmost portion of the annexation (approx. 25 awes).
d. Duane Drive: The revised ACHD staff memo clarifies that a public hearing at ACHD
would be required prior to the removal of the gate on Duane Drive.
e. Clover Meadows Connection: An e-mail from Mike Tyvand of the Clover Meadows
Subdivision was submitted which states that this subdivision was unable to find a
properly owner that would provide a pedestrian pathway on their land to connect with
Redfeather Estates No. 2. The applicant is not showing a new connection to the south.
f. Ustick Road Buffer Width: While the 1120104 revised plat does not reflect it, Becky McKay
verbally agreed to increase the Ustick Road landscape buffer to 35 feet to meet the
• Page 2
entryway corridor policy of the Ciiy. This increase of 25 feet will not result in the
elimination of any buildable lots but will reduce the size of the lots backing-up to Ustick.
g. No additional information was provided by the applicant to address why annexation is in
the best interest of the City of Meridian, other than increased open space and better traffic
circulation.
.Other Preliminary Plat Revisions
In addition to the above changes, the new preliminary plat, dated 1/20/04, incorporated the
following modifications
a. E. Arch Street in the northeast corner of the plat was extended as a through street tc N.
Sharon Ave. (cul-de-sac was eliminated). This provides better foot access to the Ustick
Elementary pedestrian pathway on the east boundary (Lot 20, Block 7).
b. Three (3) buildable lots were added to Block 12 (south of the 1-acre outparcel on Ustick)
and one (1) buildable lot was added to Block 5 (east of the 5-acre outparcel in Georgiana
Milks).
c. The lot pattern north and east of the clubhouse/pool area (Lot 1, Block 9) was changed
and one (1) lot was added (on the north side). A pedestrian connection to E. Race Dr.
was eliminated.
d. The alignment of E. Granger Drive was straightened and an intersection was removed.
e. Several buildable lots were added to the portion of the subdivision south of Duane Drive.
In summary, the total number of buildable lots (302), the density (3.33 du/ac), the minimum
lot size (5,250 s.f.) and minimum house size (1,200 s.f.) all remain unchanged.
Site Suecific Cond'Rion Modifications
Staff proposes the following modifications to the P&Z Commission Recommendations
to City Council for the three (3) Redfeather Estates No. 2 applications (see the
original Recs attached):
Annexation & Zoning
• If approved as proposed, all references to R-8 zone must be changed to Rte.
Conditional Use Permit
• ft3, pg. 2 -Strike °Lot 1, Block 14" on the second line and change to Lot 1. Block
9. Strike °Lot 3, Block 26° on the third line and change to Lot 3. Block 24.
Preliminary Plat
• #4, pg. 3 -Change the current reference to the Ustick Road landscape buffer
(see lines 2, 5 and 8) from a 25-foot buffer to a 35-foot buffer.
• Page 3
• #8, pg. 3 -Change the Harvest Design landscape plan date from 7-11-03 to 2-
13-04 (received 2-17-04}. Also, change bullets A and B per below:
8.A. -Strike "Lot 3, Blocc 26" on first line and change to Lot 12. Block 25
8.B. -Strike °Lot 1, Block 9" on the first line and change to Lot 1, Block 14
B.C: -Delete.
Add a new sub-Item C that states the following: 'There is a common lot on N.
• #12, pg. 4 -Strike "Lot 15, Block 12° on the first line and change to Lot 20, Block
7
• #13; pg. 4 -Strike "Lot 1, Block 12° on the first line and change to Lot 1, Block 7
• #14, pg. 4 -Delete (already complied)
• #15, pg. 5 -Strike "Block 9" on the first line and change to Block 14
• #18 (new, pg. 5 - Add a new condition that reads, "The two microoaths on the
north and south sides of Lot 3. Block 24 shall be increased from 10 feet wide to
15 feet wide."
• #19 (new, pg. 5 - Add a new condition that reads, 'The aaolicant shall revise the
• Item #C, pg. 6 -Replace all ACHD conditions with the conditions listed in
ACHD's revised reporUmemo.
Overall, staff believes the revised plat greatly improves the traffic circulation and open space
design f rom t he original p lan. T he re-design of blocks to increase densiiy internal to the
project and decrease density adjacent to Perkins-Brown Subdivision was a rxeative move.
• Page 4
BEFORE THE PLANNING AND ZONING, COMMISSION
IN THE MATTER OF THE ) Case No. CUP-03-041
REQUEST FOR CONDITIONAL )
USE PERMIT FOR A PLANNED ) RECOMMENDATION TO CITY
DEVELOPMENT FOR ) COUNCIL
REDFEATHER ESTATES )
SUBDIVISION N0.2 IN AN R-8 )
ZONE
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. Applicant is Packard Estates Development, LLC.
4. The subject property is currently 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.
5. 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 Pemut 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 Plan.
The use proposed which is the subject of this will, in fact, constitute a conditional use as
determined by City policy.
The Planning and Zoning Commission recognized the concerns of the following
individuals:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL 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:
1. Applicant shall meet all of the requirements ofthe annexation/rezone and preliminary
plat as a condition of the conditional use permit.
2. The modified development standazds, 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 aclubhouse/pooUrecreation azea), a pocket pazk 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 CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR REDFEATHER ESTATES N0.2 BY PACKARD ESTATES
DEVELOPMENT, LLC -CUP-03-041 -Page 2
5. The following reductions to the Zoning and Subdivision Ordinance dimensional
standards are approved as part of CUP-03-041
Lot Size- Citv Requirement
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- Citv Requirement
65' minimum (standard)
40' minimum (cul-de-sac)
Proposed Minimum Area
1,200 sq. ft. minimum
Proposed Minimum Frontage
37'
33'
Block Length-Gifu Requirement Proposed Lengths
500' minimum 215' minimum
1,000' maximum 1,850' maximum
B. Adopt the Recommendations of Central 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.
Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy Swale prior to dischazge 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 COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR REDFEATHER ESTATES NO. 2 BY PACKARD ESTATES
DEVELOPMENT, LLC -CUP-03-041 -Page 3