Staff ReportSTAFF REPORT
Hearing Date:
To:
From:
Subject:
July 3, 2012
Mayor and City Council
Bill Parsons, Associate City Planner
(208) 884-5533
E IDIAN~--
1DAHQ
MDA-12-003 and MFP-12-001 -Hollybrook
I. APPLICATION SUMMARY
The Applicant, Kevin Howell, has submitted the following applications for Council consideration:
1) a development agreement modification for the purpose of modifying the concept plan and building
elevations and;
2) a final plat modification to revise note #1 lon the approved final plat to remove the requirement for
common driveways on lot 4 and Lots 9-13, Block 4 and to reduce the length of the common drive
easements on lots 5-8, Block 4 from 56 feet to 25 feet.
II. STAFF RECOMMENDATION
Staff recommends approval of the subject applications.
III. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Numbers MDA-
12-003 and MFP-12-001, as presented in Staff Report for the hearing date of July 3, 2012, with the
following changes: (insert any changes here).
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number MDA-12-
003 and MFP-12-001, as presented during the hearing on July 3, 2012. (You should state why you are
denying the request.)
Continuance
I move to continue File Numbers MDA-12-003 and MFP-12-001, 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 site is located on the west side of N. Arrowwood Way; north of E. Ustick Road located in the
SE Y4 of the SW '/4 of Section 31, Township 4 North, Range 1 East.
B. Applicant/Owner:
Kevin Howell Construction and RDH Homes
4822 N. Rosepoint Way, Suite #C
Boise, ID 83713
C. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject applications are for a final plat modification and development agreement
Hollybrook -MDA-12-003 and MFP-12-001 Page 1
modification. Per Meridian City Code, a public hearing is required before the City Council on this
matter. The UDC does not require the site be posted with a public hearing notice sign.
B. Newspaper notifications published on: June 11, and 25, 2012
C. Radius notices mailed to properties within 300 feet on: June 8, 2012
D. Applicant posted notice on site by: June 18, 2012
VI. LAND USE
A. Existing Land Use(s): The subject property is currently vacant residential property, zoned R-8.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: The surrounding properties
are City and County residences, zoned R-8 and R-1 in Ada County.
C. History of Previous Actions:
In 2005, the subject 15.32 acre property was granted Annexation and Zoning (AZ-OS-026)
approval by City Council with an R-8 zoning district. A development agreement was approved
with the annexation (Instrument No. 105195857). Concurrently, a preliminary plat (PP-OS-025)
consisting of 53 residential building lots and 11 common lots was approved. A conditional use
permit (CUP-OS-033) for a planned development was approved that allowed reduced frontages,
setbacks and lot sizes. This is the portion of the plat (Lots 2-13, Block 4) in which the applicant
is trying to modem with the subject applications.
• On February 7, 2006, a final plat (FP-OS-082) was approved by City Council consisting of 53
single family lots and 9 common lots on 15.32 acres.
D. Utilities:
1. Public Works:
a. Location of sewer: Currently installed to each lot.
b. Location of water: Currently installed to each lot.
c. Issues or concerns:
VII. ANALYSIS
Analysis Leading to Staff Recommendation:
The applicant has requested a modification to the recorded development agreement and a final
plat modification to remove the requirement for common driveways on some of the lots (lot 4,
and lots 9-13, block 4) and shorten them for others (Lots 5-8, block 4; 20' X 25' common
driveways). Exhibit A.5 illustrates the proposed changes to the recorded plat.
The recorded development agreement (DA) requires compliance with specific lay-out and
building elevations (see Exhibit A.3 and A.4). Further, a note on the recorded plat describes the
dimensions of the required common drives.
The property received approval for a planned development in 2005. Under that approval, Lots 2-
13, Block 4 were allowed reduced frontages, lot sizes and setbacks. Typical lot dimension for this
block is 63' X 79'. Because of the shortened lot lengths building footprints depicted side entry
garages without parking pads.
The other concern for the project was the straight block length. In conjunction with ACHD, the
City approved a chicane (traffic calming measure) that restricted these lots to use of shared
driveways. Due to these restrictions, the applicant has indicated that it has been very difficult to
design homes to comply with the requirements of the approved lay-out as conditioned in the DA
Hollybrook - MDA-12-003 and MFP-12-001 Page 2
(see exhibit A.3).
Exhibit A.2 demonstrates the issue with the design of the two homes constructed on lots 2 and 3.
The home owners are unable to maneuver the vehicles into the garages and vehicle parking on the
common driveway obstruct adjacent neighbors the use of the garage. In addition, the homes do
not comply with the current parking requirements of the UDC (20' X 20' parking pad), thus
creating a future parking issue on the public street which is posted with "No Parking" signs.
The applicant is proposing that eight of the ten lots have individual driveways with the required
parking pads; the two lots would share a driveway. However, the submitted concept plan depicts
four homes with side loaded garages that do not comport to the required 20-foot setback approved
under the planned development or the UDC. The applicant is aware of the issue and has agreed to
provide a revised concept plan to address the setback requirement prior to the Council hearing.
Additionally, the design of the chicane requires a portion of the common driveway easement on
Lot 4 and Lot 9 to remain in order provide additional driveway access to serve those homes that
front on the chicane (see Exhibit A.3). Without a viable concept plan as to how this would work,
staff is reluctant to recommend approval of the submitted concept plan. The applicant has the
option of consolidating lots 5 and 6 and 7 and 8 for the purpose of creating larger lots with a
shared driveway. The existing common driveway easement could adequately serve as access to
the larger lots and the common drive easement would not have to remain on a portion of lot 4 and
lot 9. The other option is to remove the chicane and have individual driveways for all ten lots.
The applicant would prefer not reduce the number of buildable lots or remove the chicane.
Due to the potential conflicts with the parking (lack of a parking pad in front of the garages), staff
is partially supportive of the. applicant's request. Staff is supportive of the individual driveways
but is unsure of the building footprints that front along the chicane. The applicant should revise
the site plan to consolidate lot 5 and lot 6 and lot 7 and lot 8 and use the existing common drive
easement between lot 6 and lot Tor coordinate with ACHD on the removal of the chicane and
request individual driveways for all ten lots.
In addition, the applicant should coordinate with the County assessor's office and provide an
affidavit of correction with the County Surveyor to modify plat note # 11. Lots 2, 3, 6 and 7 will
remain subject to the existing common driveway easement described on the plat.
Based on the aforementioned analysis, Staff recommends approval of the subject applications
based on the conditions of approval stated in exhibit B.
VIII. EXHIBITS
A. Maps/Other
1. Zoning/Vicinity Map
2. Existing Condition
3. Approved Site Plan and Proposed Site Plan
4. Existing Elevations and Proposed Elevations
5. Proposed Plat Modification and Staff's Recommended Change
B. Conditions of Approval
Hollybrook - MDA-12-003 and MFP-12-001 Page 3
Exhibit A.1 -Zoning/Vicinity Map
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Exhibit A.2 -Existing Condition
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Hollybrook - MDA-12-003 and MFP-12-001 Page 5
Exhibit A.3 -Approved Conceptual Plan and Proposed Plan
Approved Lay-out and Building footprints
St1ARED DRIVELVAYS
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Proposed Conceptual Lay-out (NOT APPROVED)
Hollybrook - MDA-12-003 and MFP-12-001 Pale 6
FLOOR PLAN NO ~ (2.422 +/- SOFT)
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ARROWWOOD WAY
Exhibit A.4 -Approved Building Elevations and Proposed Building Elevations
Hollybrook-MDA-12-003 and MFP-12-001 Page 7
Approved Elevations
Proposed Elevations
Hollybrook - MDA-12-003 and MFP-12-001 Page 8
Exhibit A.5 -Proposed Plat Modification and Staff s Recommended Change
HOILYBROOK SUBDIVISION NO. 1
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Hollybrook - MDA-12-003 and MFP-12-001 Page 9
B. Conditions of Approval
1. The amended DA shall be signed by the property owner and returned to the city within two years
of the City Council granting the approval. The amended DA shall include the following
modification:
Section 6: 6.1; provision #3 -Modify to read: The applicant shall generally comply with the
submitted building elevations for lots 4-13, block 4 attached in Exhibit A.4 of the staff report.
The applicant shall revise the conceptual site plan to include individual driveways for all ten
parcels and obtain approval from ACRD for the removal of the chicane or revise the concept plan
that depicts the consolidation of lot 5 and lot 6 and lot 7 and lot 8, block 4 with access being taken
from the existing 20' X 56' common driveway depicted between lot 6 and lot 7, block 4.
2. The applicant shall coordinate with the County Assessor's office and file an affidavit of
correction with the County Surveyor to modify plat note # 11. Lot 2 and Lot 3 and consolidated
lot 5 and lot 6 and lot? and lot 8, block 4 shall remain subject to the existing common driveway
easement (20' x 56') between lot 6 and lot 7. If the chicane removal is approved by the City and
ACRD, lot 2 and lot 3, block 4 shall remain subject to the existing common driveway easement.
All other lots shall take access from individual driveways.
3. The applicant shall submit a property boundary adjustment (PBA) and vacation application to
consolidate lots 5 and 6 and lot 7 and 8, block 4 and vacate the utility easements along the interior
lot lines of said lots. Access of said parcels shall be from the existing common driveway
easement between lot 6 and lot 7, block 4.
Hollybrook - MDA-12-003 and MFP-12-001 Page 10