HomeMy WebLinkAbout2-25-04 Redfeather RecsMemo
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To: Mayor and City Council ~ ~ c~ fit' ~yq~ri,, ~-
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From: Brad Hawkins-Clark, Principal City Planner r '~`"
CC: City Clerk's Office, Bedry McKay (Engineering Solutions)
Date: February 25, 2004
Re: Redfeather Estates Subdivision No. 2 -Revised Preliminary Plat (PP-03-024)
fFomtattina 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 P&Z Commission Recommendations for all three applications are referenced
herein and are also attached.]
Background /Prior Actions
On January 27, 2004, the City Coundl 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 Becky McKay, Engineering Solutions,
requesting the reconsideration of all three (3) applications. A letter agreeing with the
reconsideration 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 Condusions 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 P&Z 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 ACRD 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
for the residential portion of the annexation instead of an R-8 zone. The commercial
zone (GG) 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 Fact for AZ-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 mast portion
of the properly that abuts Eagle Road.
d. The proposed development lacks a resolution to the gate issue on Duane Drive,
and the applicant should work with ACRD 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 properly.
~Preliminarv Plat Revisions Corresaondina to Reasons for Denial
The revised preliminary plat, dated 1120104, incorporated the following modfications 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 ofeligible/useable 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 acres).
d. Duane Drive: The revised ACRD 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 a-mail from Mike Tyvand of the Clover Meadows
Subdivision was submitted which states that this subdivision was unable to find a
property 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
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entryway corridor policy of the City. 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 1120/04, incorporated the
following modifications
a. E. Arch Street in the northeast corner of the plat was extended as a through street to 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 Specific Condition Modifications
Staff proposes the following modifications to the P8Z 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 R-4.
Conditional Use Permit
• #3, 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.
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• #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, Block 26" on first line and change to Lot 12. Block 25
8.6. -Strike "Lot 1, Block 9° on the first line and change to Lot 1, Block 14
8.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, Blocc 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 aoalicent shall revise the
submittal within the subdivision."
Item #C, pg. 6 -Replace all ACRD conditions with the conditions listed in
ACHD's revised report/memo.
Overall, staff believes the revised plat greatly improves the traffic circulation and open space
design from the original plan. The re-design of blocks to increase density internal to the
project and decrease density adjacent to Perkins-Brown Subdivision was a creative move.
• Page 4
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE )
REQUEST FOR ANNEXATION & )
ZONING OF 114.52 ACRES TO R-8 )
AND C-G ZONE FOR )
REDFEATHER ESTATES )
SUBDIVISION N0.2 )
Packard Estates Development, LLC, )
Applicant
Case No. AZ-03-021
RECOMMENDATION TO CITY
COUNCIL
The property is approximately 114 acres in size and is generally located on the
south side of Ustick Road, '/4 mile west of Cloverdale Road, and the east side of
Eagle Road/SH 55, '/4 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 (18 acres) and a future 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. 1 Subdivisions, and to the west
by Perkins-Brown Subdivision and undeveloped land.
7. 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/REZONEFQR
REDFEATHER ESTATES SUBDIVISION N0.2 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. 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
- 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 concems of Mr. Reeves expressed as verbal
testimony at the 12-4-03 public hearing.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATIONlREZONE FOR
REDFEATHER ESTATES SUBDMSION N0.2 BY PACKARD ESTATES DEVELOPMENT, LLC -
AZ-03-021 -Page 2
RECOMMENDATION
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 of the 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 maybe 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 B ryson 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. ffi addition, the agreement shall include a requirement that either a
public or private backage street generally parallel with Eagle 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 Plan policies (from Chapter
VI and VIL) as applicable to these same properties:
Transportation Policies Applicable to the Brvson/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
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION/REZONEFQR
REDFEATHER ESTATES SUBDMSION N0.2 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 developments should ensure that the guidelines laid out in this plan
are 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,
prepared by ACRD in 1997."
Mixed Use Development Policies Annlicable to the Brvson/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 aze proposed
(not residential), the buildings should be arranged to create some form of
common, usable azea, 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 imgation 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
irrigation drainage district, or lateral users association, with written confirmation
of said approval submitted to the Public Works Department.
RECOMMENDATION TO CTTY COUNCIL FOR APPROVAL OF ANNEXATION/REZONE FOR
REDFEATHER ESTATES SUBDPJISION NO. 2 BY PACKARD ESTATES DEVELOPMENT, LLC -
AZ-03-021 -Page 4