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Staff ReportSTAFF REPORT Hearing Date: May 26, 2010 TO: Mayor and City Council FROM: Bill Parsons, Associate City Planner (208) 884-5533 ~~E IDR IAN,:--- ~~ SUBJECT: MFP-10-003 -Bridgetower Crossing Subdivision No. 14 1. APPLICATION SUMMARY The Applicant, Primeland Investment Group, LLC, has requested to modify the approved final plat for Bridgetower Crossing Subdivision No. 14. The approved final plat was approved with 60 residential lots and 4 common lots. The applicant wishes to move forwarded with recording the plat however, the request is to do so in (3) stages. In addition, a new drainage plan is proposed for the subdivision. In order to accommodate the storm run-off from the streets the applicant is requesting the addition of a 20-foot wide common lot adjacent to Lots 1 and 19, Block 45. (See applicant's narrative for further details) (Exhibit A.3). 2. STAFF RECOMMENDATION Staff is recommends approval of the subject application. 3. PROPOSED MOTION Approval After considering all Staff, Applicant, and public testimony, I move to approve File Number MFP-10- 003, as presented in the staff report for the hearing date on May 25, 2010. Denial After considering all Staff, Applicant, and public testimony, I move to deny File Number MFP-10- 003, as presented during the hearing on May 25, 2010, for the following reasons: (You should state specific reasons for denial.) Continuance After considering all Staff, Applicant, and public testimony, I move to continue File Number MFP- 10-003 to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance) 4. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property is located east of N. Townbridge Way, north of Ustick Road and approximately a '/ mile west of N. Linder Road, in the southeast '/ of Section 35, Township 4 North, Range 1 West. B. Owner/Applicant: Primeland Investment Group, LLC 3120 W. Belltower Drive, Ste. 200 Meridian, ID 83646 C. Representative: Chuck Christensen, Quadrant Consulting Bridgetower Crossing No. 14 MFP 10-003 - 1 - 1904 W. Overland Road Boise, ID 83709 D. Applicant's Statement/Justification: Please see applicant's narrative for this information. 5. PROCESS FACTS The subject application is for a modification to the final plat. By reason of the provisions of the Meridian City Code Title 11, Chapter 5, the City Council is the decision making body on this matter. A public meeting is required to be held for this type of application. 6. LAND USE A. Existing Land Use(s): This property is currently vacant residentially zoned land. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Single Family Residential, zoned R-4 2. East: Single Family residential, zoned R-8 3. South: Single Family Residential, zoned R-4 4. West: Single Family Residential, zoned R-4 C. History of Previous Actions: • The final plat (FP-06-004) for Bridgetower Crossing Subdivision No. 14 was approved by the Meridian City Council on February 28, 2006. The final plat consists of 60 residential lots and 4 comrr~on lots. 7. AGENCY COMMENTS MEETING No comments were received by the Planning Department from other City departments for the subject application. Please see the public record for the MFP file for any written comments that may have been submitted by other agencies. 8. STAFF ANALYSIS The applicant has applied for a modifcation to the approved final plat for Bridgetower Crossing Subdivision No. 14. The subject plat was approved as one phase with 60 residential lots and 4 common lots. The applicant's plat modification includes two requests. The first request proposes an increase in the number of common lots while maintaining the original number of buildable lots. The applicant is proposing a 20-foot wide common lot adjacent to Lots 1 and 19, Block 45. The Applicant states the lot is necessary to accommodate the new drainage plan for the proposed Subdivision. The UDC (11-6B-3C.2) requires substantial compliance with the approved preliminary plat when reviewing a final plat. Under the criteria established in the UDC, an increase in the number of open space lots is a valid change. Therefore, staff supports the increase in the amount of open space. The applicant has also submitted a revised landscape plan that shows the landscape proposed for the new common lot. All other landscaping remains consistent with the previously approved landscape plan. Further, the applicant should revise the plat note to include the common lot and include who is responsible for the maintenance of the lot. Staff is recommending three copies of the revised landscape plan be submitted with the construction drawings for stage 1 (see Exhibit A.3). The second modification request is to develop the plat in three successive development stages without submitting additional final plat applications. The applicant would like to plat three residential lots in the first stage since all the necessary infrastructure is in place and the applicant can move quickly to record and create buildable lots to proceed with home construction. Two additional stages would follow based on market demand (see Exhibit A.2). Bridgetower Crossing No. 14 MFP 10-003 - 2 - The UDC allows phased development provided it is done so in an orderly and reasonable manner and conforms to the preliminary plat. With the exception of the common lot, the applicant is not proposing to modify the plat layout; only the timing for development. City Staff (Public Works and Planning) supports the phasing plan however a new set of mylars will be required for each development phase. In addition, the UDC also allows 18-months between successive phases without the resubmission of a new preliminary plat. Because the original final plat was reviewed and approved as a single phase, and no additional final plat applications will be submitted if the modification is approved, staff is recommending the applicant have 18-months to obtain City Engineers signature on all three stages contingent upon approval of the time extension scheduled for the June 1, 2010 Council hearing. The subject plat is set to expire on June 6, 2010. 9. EXHIBITS A. Drawings 1. Vicinity Map 2. Proposed Final Plat Development Plan 3. Revised Landscape Plan Bridgetower Crossing No. 14 MFP 10-003 - 3 - A. Drawings 1. Vicinity Map 7 _~GR( ,~ ~ ~ 19,~i Q ~W PIAZ L-O i W MIRMONTE ST W BELLTOW w ~. Q W MARACAY a ~ CPPR~ANp OR Z W BELlAG10 Q z SITE RUT -,~..__ ,,._'(~ -- r~ W CROSSLAND DR ~~ W M, W PACHINO ST _15 W TANERO ST 1,-~~ IW LORETTA 5 - - ~`, RUT v °R W BE y~' ,'l ~ ' ~ O r y~~ R~ ~~~ w >- ', s T i z > ~R/MFC~~p p v a R -~ ,,, W WILDER ST dg ' a W PUDU ST R1 ,, .....,,~ z W USTICK RD ' W PEBBLESTONE CT L '""3 R1 R-4 -~-- w z J RUT ~ II z J J z °'• °W~USTICK=RDA Exhibit A - 1 - 2. Proposed Final Plat Development Plan ~_ ~ LJ BRIDGETOWER 18 _ ;~ 25 LOTS ~~ BRIDGETOWER 17 ,~ 32 LOTS BRIDGETOWER 14 ~ BRIDGETOWER 14 s LOTS '''~. FINAL PLAT MODIFICATION ~'~~~~. Exhibit A - 2 - 3. Revised Landscape Plan Exhibit A - 3 - ~~ ~~~ ~;~ ,~.°.