HomeMy WebLinkAboutStaff Report - CCSTAFF REPORT Hearing Date: March 25, 2014
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: MDA-14-002 - Da Vinci Park
(~E IDIAN;---
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, CS2, LLC, requests an amendment to the approved but not yet recorded development
agreement (MDA) for Da Vinci Park. The applicant proposes to update the development plan for the
property with a new concept plan for a mix of single-family attached and detached lots instead of all
attached lots. Sep Section [X Afialy~sis for more infornzatiorz.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA with the changes shown in Exhibit A.3 and A.4,
attached.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number MDA-13-008 as
presented in the staff report for the hearing date of March 25, 2014, with the following modifications: (Add
any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny MDA-14-002 as presented
during the hearing on March 25, 2014, for the following reasons: (You should state specific reasons for
denial.)
Continuance
I move to continue File Number MDA-14-002 to the hearing date of (insert continued hearing date here) for
the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located at the southwest corner of N. Locust Grove Road and E. McMillan Road
at 47 N. Locust Grove Road, in the NE t/a of Section 31, Township 4N., Range lE.
B. Owner(s):
Larry C. Harpe
P.O. Box 1638
Eagle, ID 83616
1 x Eagle Investments, LLC
P.O. Box 1638
Eagle, ID 83616
Da Vinci Park MDA-14-002
C. Applicant:
CS2, LLC
8921 W. Hackamore Drive
Boise, ID83709
D. Representative:
Bob Unger, ULC Management, LLC
6104 N. Gary Lane
Boise, ID 83714
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a development agreement modification. A public hearing is requu•ed
before the City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: March 3, and 17, 2014
C. Radius notices mailed to properties within 300 feet on: Febniaiy 27, 2014
D. Applicant posted notice on site by: March 14, 2014
VI. LAND USE
A. Existing Land Use(s): The existing land use of this site is single-family rural residential/agricultural,
zoned R-4 and R-8.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: McMillan Road, single-family residentiaUagricultural property, zoned RUT in Ada County and
R-4
South: Single-family residential properties in Havasu Creek Subdivision, zoned R-4
East: N. Locust Grove Road, Idaho Power substation and single-family residential properties in
Settlement Bridge Subdivision, zoned R-8
West: Rural residential/agricultural property, zoned RUT in Ada County
C. History of Previous Actions:
• In 2006, this site received annexation and zoning (AZ-06-041) approval with R-4 and R-8 zoning.
A development agreement was required as a provision of annexation, recorded as Instniment
#107005526.
A prelilninary plat (PP-06-042) was also approved for Haipe Subdivision consisting of 22 single-
family residential building lots and 3 common/other lots. The ~Int has since expired.
D. Utilities:
a) Location of sewer: Sanitary sewer intended to serve the subject site currently exists directly
adjacent in N. Bright Angel Avenue.
b) Location of water: Domestic water intended to serve the subject site currently exists directly
adjacent in N. Locust Grove Road and E. McMillan Road.
c) Issues or concerns: The subject site is obligated to pay $1,465.56 per acre to proportionally offset
costs incurred by the City of Meridian for the Victory Road Gap Sewer Project. Said payment must
be received prior to obtaining the City Engineer's signature on any final plat.
Da Vinci Park MDA-14-002
E. Physical Features:
1. Canals/Ditches Irrigation: There are some ii7-igation ditches that cross this site.
2. Hazards: NA
3. Flood Plain: This property does not lie within the Floodplain Overlay District.
VII. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The request is to amend the approved but not yet recorded Development Agreement (DA) to allow for a
change in the residential component of the development from entirely single-family attached residential
units to a mix of attached and detached units.
The amendment includes:
1. Changes to the applicable text of the agreement to include detached building lots;
2. Updated lot number references based on the revised plan;
3. A revised conceptual development plan; and
4. The removal of the provision that requires the property to be subdivided prior to issuance of any
building permit.
The configuration of the commercial and residential portions of the development has changed slightly
on the revised conceptual development plan from that previously approved. The residential area has
changed from 6.36 to 6.75 acres resulting in a change to the qualified open space requirement from 0.64
to 0.68 of an acre. The approved concept plan depicts 0.74 of an acre of qualified open space; the
proposed concept plan depicts 0.68 of an acre consisting of a 0.38 acre common area and 50°Io of the
street buffer along the arterial streets in compliance with UDC 11-3G-3B. Although slightly less
qualified open space is proposed than previously approved, it still meets UDC requirements.
The Comprehensive Plan Future Land Use Map designation for this site is Mixed Use Neighborhood
(1.4 acres) and Medium Density Residential (6.36 acres). The approved preliminary plat depicts 38
residential building lots; the proposed concept plan depicts 34 residential building lots resulting in a
change to the gross density from 4.89 to 4.38 dwelling units per acre and a mix of housing types. This
minor decrease in density is not a significant change and will not require a modification to the approved
preliminary plat.
This site consists of two legal p~ucels. The applicant would like to start construction on two houses, one
on each parcel, after demolition of the existing house and accessory structures. Therefore, the applicant
requests the existing DA provision is stricken that requires the property to be subdivided prior to
issuance of building permits. Provided that access to the building sites meets the Fire Department's
standards and any other applicable life safety requirements, staff does not object to the applicant
commencing construction on these two structures. These structures should be located so that they
comply with the setbacks of the R-8 zoning district for the future platted lots. Prior to issuance of
Certificate of Occupancy for these structures, the final plat should he recorded and all improvements
completed.
Because t1~e proposed change tivill result in a mi.x of housing types as desired in areas surrounding
Mixed Use desig~zated areas, Stuff is supportive of the chm~~ges to the DA requested b}~ the applicant ir7
Exhibit A.4.
Da Vinci Park MDA-14-002
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Existing Conceptual Development Plan
3. Proposed Conceptual Development Plan
4. Proposed Amendments to Development Agreement
Da Vinci Park MDA-14-002
Exhibit A.1: Vicinity Map
Da Vinci Park MDA-14-002
Exhibit A.2: Existing Conceptual Development Plan
Da Vinci Park MDA-14-002
Exhibit A.3: Proposed Conceptual Development Plan
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DA VINCI PARK
MASTER PLAN SHaWINC
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Da Vinci Park MDA-14-002 7
Exhibit A.4: Proposed Amendments to Development Agreement
(Applicant's proposed changes are shown in strike-out/underline format)
4. USES PERMITTED BY THIS AGREEMENT:
4.1 The uses allowed pursuant to this Agreement are only those uses allowed under City's Zoning
Ordinance codified as Meridian City Code Title 11 which are herein specified as follows:
Construction and development of an attached and detached single-family and commercial
development consisting of 3$ 6 attached residential building lots, 28 detached residential
building lots, 1 neighborhood commercial lot, and 8 common lots in the proposed R-8 and C-N
zones on 7.76 acres pertinent to the RZ-13-016 and PP-13-036 application.
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1 Owner/Developer shall develop the Property in accordance with the following special conditions:
1. That all future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general welfare by
reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
2. That all future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development.
3. That the applicant will be responsible for all costs associated with the sewer and water service
extension.
4. That any existing domestic wells and /or specific systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape in-igation.
5. That the following shall be the only allowed uses on this property: single-family attached homes
(Lots 2-7. Block 3, . single-family detached homes. and allowed accessory uses of the R-8 zone
and uses as allowed in the C-N zone, except for professional office and healthcare and social
service uses, which are prohibited.
6. ~,
. The applicant is allowed to commence
construction of two homes on the site, one on each of the two existing parcels, after all of the
existing structures are removed fi•om the site. Access to these building sites shall comply with the
Fire Department's standards and any other applicable life safety requirements. These structures
shall be located so that the,~comply with the setbacks of the R-8 zoning district for the future
platted lots. Prior to issuance of Certificate of Occupancy for these structures. the final plat shall
be recorded and all site improvements shall be completed and accepted by the Cites
Development of this site shall substantially comply with the preliminary plat, conceptual
development plan for the commercial portion of the site and the conceptual residential building
elevations shown in Exhibit A.
Da Vinci Park MDA-14-002
8. The side of the structure on Lot 2, Block 1 that faces E. McMillan Road and the rear of the
structures on Lots 1~°7, Block 3 that back up to N. Locust Grove Road shall incorporate
articulation through changes in materiels, color, modulation, and ~rrchitectural elements
(horizontal and vertical) to break up monotonous wall planes and roof lines.
The developer shall incorporate some of the same design elements in the commercial portion of
the development as in the residential portion of the development in accord with the design
guidelines contained in the Design Manual.
10. A Certificate of Zoning Compliance and Design Review application is required to be submitted
and approved by the Planning Division for all single-family attached and commercial stnictures
on the site prior to issuance of building permits.
11. The developer shall provide amenities on Lot ~3 23, Block 3 as shown on the landscape plan
including a covered picnic area, playground equipment, picnic tables and benches; and a picnic
table and bench on Lot -~?~ 10, Block 1 in accord with UDC 11-3G-3.
12. Direct access to/from the site via E. McMillan Road and N. Locust Grove Road was approved by
City Council through awaiver-in accord with UDC11-3A-3.
13. Hours of operation in the C-N district ~u-e restricted from 6 am to 10 pm, per UDCI 1-2B-3A.4.
Da Vinci Park MDA-14-002