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PZ - REVISED Lupine Cove Narrative 02-17-20 PLANNING SERVICES Bo.so Boise,ID 83 83701 November 15, 2019 City of Meridian Mayor, Council and P&Z Commissioners c/o Meridian Planning Division ATTN: Mr. Bill Parsons 33 E. Broadway Avenue, Suite 102 Meridian, ID 83642 RE: LUPINE COVE SUBDIVISION 4000 N. McDERMOTT ROAD REVISED ANNEXATION AND ZONING I PRELIMINARY PLAT Dear Mr. Parsons: On behalf of the property owner,please accept the attached Annexation and Zoning and Preliminary Plat Applications for 4000 McDermott Road. This site is located on the east side of McDermott Road between Ustick and McMillan Roads. The proposed subdivision includes 27 new residential lots and retains the existing home. There are 9 common lots and 10.6% of the site is reserved for open space and amenities. Three Pre-Application meetings were held with Meridian Planning Staff. SITE CONTEXT The proposed Lupine Cove Subdivision is bounded on the north and east side by the SS-foot wide McFadden Drain, with the Apple Valley 5-acre lot subdivision to the south and the approved preliminary plat for Aegean Subdivision with 21 S lots in S Phases with a zoning designation of R-8 to the north. The subdivision to the south was approved by and remains in Ada County proper. At the request of the developer of the preliminary plat for Aegean Subdivision,the McFadden Drain will remain uncovered. McDermott Road was until recently a 2-lane arterial (section line)road with 24-feet of pavement. Based on the ClP for 2020 through 2040,no improvements are proposed except additional ROW dedication,4 additional feet of pavement with curb, gutter and 5-foot wide sidewalk. With the extension of HWY 16 just west of the site, McDermott Road has been reclassified as a collector. The Oaks Lift Station is to the north and the sewer line extension in the ROW abutting the site is at 28 to 30-feet deep. Northwest of the site is the recently approved Gander Creek Subdivision with 401 buildable lots and includes a 300-foot undeveloped area for the extension of HWY 16 adjacent to McDermott Road. To the west is the approved site for Owyhee High School and an anticipated future elementary school. A north/south collector is planned with development of Gander Creek and Owyhee High School generally along the western boundary of the two sites connecting McMillan and Ustick Roads. it is my understanding that the Spriggel parcel is now under contract and redevelopment of this site in the near future is anticipated. LAND USE PLANNING - DUE DILIGENCE - INDIVIDUAL ASSESSMENTS FUTURE LAND USE AND ZONING This site is designated as Medium Density Residential with a required density of 3 to S units per acre. The current Ada County zoning designation is RUT. With the proposed annexation the site will be zoned R-S with 27 new lot sizes ranging from 4,500 to 7,353 s.f and the existing residence. LUPINE COVE SUBDIVISION The emphasis with Lupine Cove is to provide lots that are buildable for a variety of building footprints and eliminates the potential for lots sitting vacant for long periods of time. To avoid the need for a Comprehensive Plan Map Amendment considerable effort was made to maintain a density within the MDR prescribed density range while also providing the staff requested stub-street to the south and required open space and amenity percentage. Shared driveways are utilized in addition to the proposed public street. Gross density for the subdivision is 4.0 units per acre. Fifty feet of the McFadden Drain easement is within the site but is undevelopable and NMID declined our request for a pathway amenity. An artesian well is located on the site and generates water continuously. Preservation of the existing residence was another area of consideration for the developer and the site design was able to accomplish this goal and still retain the necessary lot count to comply with the Comprehensive Plan. A unique combination of amenities is offered with this subdivision. Taking advantage of the artesian well water is facilitated by routed the well water to the common lot at the north side of the main access road and is combined with a storm water facility to provide a year round pond amenity with a gazebo to facilitate community gatherings. It is my understanding that NMID will, with a license agreement, accept pre-development run-off. It should be noted that the subject site is at the end of an irrigation system with no down-stream users. Guest parking is provided in two locations---on the north side of"Lupine Lane" adjacent to the community wide mail facility, and at the southeast comer in the cul-de-sac/future road extension area. A basketball court is also provided at the southeast comer. Play equipment is proposed for the site. A cut-sheet for this equipment is provided in the application packet. The landscape plan for Lupine Cove includes a tree inventory of the site. This site is extensively covered with a variety of mature trees and vegetation. Discussions with Planning Staff and Elroy Huff focused on the difficulty of mitigating all of the trees. An ongoing activity for the development application is to re-analyze the existing trees to identify those that can remain. While the landscape plan includes a generous mitigation, an updated tree inventory will be submitted identifying existing trees that will likely not interfere with building envelops prior to the Planning& Zoning Commission Hearing. SITE CHALLENGES Numerous challenges exist with the site. These include: • Irregular shape. LAND USE PLANNING - DUE DILIGENCE - INDIVIDUAL ASSESSMENTS • Substantial loss of area due to McFadden Drain easement proportionate to site size (5.73 acres actually developable). • Very deep sewer line at 28 to30 feet deep adjacent to the site. • Narrow public road frontage. • Maintaining useable lot dimensions and area, and retention of the existing residence. • Extensive tree coverage and challenging tree mitigation. • Oaks Lift Station `extra capacity' ERU's in addition to normal sewer hook up fees. • High ground water necessitating surface ponds for storm water. Approved in 2017,the Aegean Subdivision Preliminary Plat shows a stub-street connection to the subject site as shown below_ 71C AEGEAN SUBDIVISION STUB-STREET 4ATAODEN OPJU'i SPAR C1 NEW � Lam.�7608Q75 minas y g'°, ti rl lsY I LUPINE�dCOVE SUBDIVSION The project team understands the emphasis on connectivity but believes that not all connectivity is `created equal'. a i — I r Ij .�•�,- -- SUBJECT SITE LAND USE PLANNING * DUE DILIGENCE - INDIVIDUAL ASSESSMENTS The comparative size of the sites and lot counts for distribution of the cost of a 58 to 60-foot wide drain crossing estimated to be $60,000 to $80.000 is disproportionate. The volume of south bound traffic that would be self diverted through Lupine Cove, could easily overwhelm Lupine Cove. With McDermott as a two lane road into the foreseeable future and without a center turn lane to accommodate left turning south bound traffic, a traffic hazard would be unnecessarily created since the road network designed with Aegean Subdivision was developed to safely accommodate all traffic from this subdivision. Analyzing potential traffic patterns the follow are readily apparent: There is little, if any, cross connectivity benefit for Lupine Cost. For traffic headed north and east from Lupine Cove, traveling through Aegean and Oaks South and North would add substantially to vehicle miles traveled as opposed to exiting the subdivision onto north bound McDermott and then east on McMillan. • Short cutting through Lupine Subdivision by Phase 5 residents, at a minimum, could overwhelm the minimal offset between the stub-street where it would extend into Lupine Cove west to McDermott Road. The greater portion of the cost of the drain crossing will fall on Lupine Cove...just short of 60% due to the allocation of the easement from the common property line. The cost `per lot' for the drain crossing distributed over the buildable lots in Lupine Cove would be substantially higher than the corresponding cost to Aegean Subdivision on a per residential lot basis- Because Aegean Preliminary Plat has already been approved and forcing redesign of this portion of the plat would be a hardship, alignment of the stub-street to the north across the Lupine Cove site would wipe out an additional 3 lots as shown below. PLO 'all SS- O l I �' i58s S.F. s i k n[ k.541 4 r, 6 c s 5.066 S.f, w w L! - ..9°S.F, t r S Tfii sF. TT !f This would further reduce the lot count to 24 lots,reduce the area available for amenities and substantially increase the cost per lot of the crossing. LAND USE PLANNING - DUE DILIGENCE - INDIVIDUAL AS3E55MENTS Included in the application submittal packet is a letter from Ms. Becky McKay representing Corey Barton regarding elimination of the stub-street. At the time the letter was prepared the parcel was still owned by Mr. Weaver and his development plans include a small number of large lots_ While the plans to develop the subject site have evolved to a layout more compatible with the surrounding development,the relative burden carried by the much smaller parcel remains a hardship. Mandating the north stub street along with the other site constraints listed above truly is a hardship on the much smaller subject site. The property owner and project team for Lupine Cove respectfully request relief from the requirement to construct a stub-street that will not provide mutual benefit between the two subdivisions. Please do not hesitate to contact me if you have question. Best regards, RILEY PLANNING SERVICES LLC Au-a-J-A:;V7 UeS Z/1 Z1z Zov Penelope Constantikes Principal LAND USE PLANNING - DUE DILIGENCE - INDIVIDUAL ASSESSMENTS