Staff ReportSTAFF REPORT Hearing Date: November 16, 2010 E I~IAI 'r %~'"`~
TO: Mayor and City Council I D A H O
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: MFP-10-004; ALT-10-009 -Woodland Springs Subdivision No. 1
I. APPLICATION SUMMARY
The applicant, Ada County Highway District, has applied for a modification to the landscape plan
approved with the final plat for Woodland Springs Subdivision No. 1. The applicant also requests
alternative compliance for a deviation from the requirements of UDC 11-3B-7C.3. (See Section V
Staff Analysis below for more information.)
II. STAFF RECOMMENDATION
Staff recommends approval of the applicant's request.
III. LOCATION
Woodland Springs Subdivision is located on the northeast corner of E. McMillan Road and N. Locust
Grove Road, in the southwest '/ of Section 29, T. 4N., R. 1 E.
IV. PROCESS FACTS
The final plat (FP-08-003) consisting of 3 commercial building lots and 1 other/common lot on 4.52
acres of land in the C-N zoning district was approved by City Council on April 1, 2008 and has been
recorded.
The subject application is for a modification to the landscape plan approved with 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.
V. STAFF ANALYSIS
FINAL PLAT MODIFICATION (MFP): The applicant proposes to modify the landscape plan approved
with the final plat to relocate six trees from the street buffer along E. McMillan Road (see Exhibit
A.2) to a planter strip within the right of way (ROW) along McMillan (see Exhibits A.3 & A.4).
The reason for the request is the McMillan/Locust Grove intersection is scheduled to be reconstructed
and widened. This will require the Lemp Canal to be relocated from the south side of McMillan to the
north side which will cause the width of the Settlers Irrigation District (SID) easement to increase and
encroach into the existing street buffer landscaping.
Initially, the trees were proposed to be located within the street buffer outside the ROW. However,
most of the site improvements on the affected lot have been installed and relocation of the trees
further to the north outside of the SID easement would necessitate significant site alteration. Because
SID will not allow any trees within their easement, the applicant requests approval to relocate the
trees in a planter strip within the ROW between the detached sidewalk and the new roadway.
Because the trees will be located within the ROW, the property owner will be required to enter into a
license agreement with ACHD regarding the care and maintenance of the proposed landscaping.
Woodland Springs Subl MFP PAGE 1
ALTERNATIVE COMPLIANCE (ALT): Alternative Compliance is requested in accord with UDC 11-
SB-5 to deviate from the standards listed in UDC 11-3B-7C.3, which require a minimum density of
one tree per 35 linear feet to be planted within the street buffer. As an alternative means of meeting
the intent of the UDC, the applicant proposes to relocate the trees within the ROW.
Per UDC 11-3B-7A, the purpose of the landscape buffers along streets is to ensure the long term and
consistent maintenance of landscape buffers along streets that improve the visual quality of the
streetscape, unify diverse architecture, and carry out the comprehensive plan policies related to
promoting attractive streets and street beautification.
Requests for ALT are only allowed when one or more of the conditions listed in UDC 11-SB-SB.2
exist. Staff has reviewed these conditions and determined the request meets the condition pertaining
to other regulatory agencies (ACRD, SID) having jurisdiction who are requiring design standards that
conflict with the requirements of the UDC. For this reason, alternative compliance is deemed to be
warranted in this case.
Staff is of the opinion the proposed alterative means of meeting the purpose and intent of the
ordinance is an equivalent alternative. Therefore, staff is supportive of the applicant's request
provided the landscaping within the planter contains shrubs, lawn or other vegetative groundcover
along with the proposed trees.
VI. EXHIBITS
A. Drawings
1. Woodland Springs Subdivision No. 1 Final Plat
2. Landscape Plan (previously approved)
3. Landscape Plan (proposed)
4. ACHD Construction Drawings
B. Conditions of Approval
C. Alternative Compliance Findings (UDC 11-SB-SE)
Woodland Springs Subl MFP PAGE 2
Exhibit A.1 -Woodland Springs Subdivision No. 1 Final Plat
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B. Conditions of Approval
1. The planter proposed within the right-of--way along McMillan Road shall contain trees,
shrubs, lawn, or other vegetative ground cover in accord with the standards listed in UDC 11-
3B-7C.3.
C. Alternative Compliance Findings (UDC 11-SB-SE):
a. Strict adherence or application of the requirements is not feasible; OR
Staff finds that the subject site has space limitations due to the width of the irrigation
easement for the Lemp Canal which makes the requirements of UDC 11-3B-7C unfeasible as
Settlers Irrigation District will not allow trees within their easement.
b. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Staff finds the re-location of the street buffer trees still provides an attractive buffer and
visual interest for the traveling public along McMillan Road and provides an equivalent
means of meeting the City's street buffer landscaping requirements. Therefore, Staff supports
the proposed alternative compliance request.
c. The alternative means will not be materially detrimental to the public welfare or impair
the intended uses and character of the surrounding properties.
Staff finds that the proposed alternative is consistent with the intent and purpose of UDC 11-
3B-7 and will not be detrimental to the public welfare or impair the use/character of the
surrounding properties.