HomeMy WebLinkAboutMarlin Sub CUP 02-010 MAYOR
Robert D. Corrie
CITY COUNCIL MEMBERS
William L. M. Nary
Keith Bird
Tammy deWeerd
Cherie McCandless
HUB OF TREASURE VALLEY
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433 · Fax (208) 887-4813
City Clerk Office Fax (208) 888-4218
LEGAL DEPARTMENT
(208) 288-2499 * Fax 288-2501
PUBLIC WORKS
(208) 898-5500 · Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 · Fax 887-1297
PLANNING AND ZONING
(208) 884-5533 · Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by:
Transmittal Date:
File No.:
Request:
April 25, 2002
By:
Location of Property or Project:
March 25, 2002 Hearing Date: May 2, 2002
CUP 02-010
Conditional Use Permit for a Planned Development for single-family
residential lots in a proposed R-4 zone for proposed Marlin Subdivision
Winston Moore
north of 1-84 and east of South Linder Road
David Zaremba, P/Z 0vo VAR, VAC, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (No VAR, V,4C, FP)
Keven Shreeve, P/Z (No VAR, V, nC, FP)
Keith Borup, P/Z (No 'VAR, VAC, FP)
Robert Corde, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Your Concise Remarks:
Meddian School Distdct (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway Distdct
Community Planning Assoc.
Central Distdct Health
Nampa Meddian Irdg. Distdct
Settlers Irrigation Distdct
Idaho PowerCo. (FP/PPonly)
U.S. West (FP/PP only)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (Annexa#on only)
CITY OF MERIDIAN
Planning & Zoning Department
660 E. Watertower Ln., Ste. 202, Meridian, ID 83642
(208) 884-5533 Phone / (208) 888-6854 Fax
FILE
0 df-O?.-O lO
CONDITIONAL USE PERMIT APPLICATION
[]Check here if Planned Development Application
(RE: Meridian Zoning Ordinance - Section 11-17)
APPLICANT: Winston Moore
ADDRESS: P.O. Box 8204 Boise, Idaho 83707
PHONE: 208.323.4919 FAX: 208.323.7523
E-MAIL:
FAX: 208.323.7523 E-MAIL:
OWNER(S) OF RECORD: Winston Moore
ADDRESS: P.O. Box 8204 Boise, Idaho 83707
PHONE: 208.323.4919
ENGINEER, SURVEYOR, PLANNER: Planner- Ashley B. Ford, Hubble Engineering, Inc.
ADDRESS: 701 S. Allen St. Suite 102, Meridian, ID 83642
PHONE: 208.322.8992 FAX: 208.378.0329 E-MAIL: amdel~hubble-eng.com
ADDRESS, GENERAL LOCATION OF SITE: North ofi-84, east side of Linder Road
DESCRIPTION OF PRESENT USE: Vacant Pasture Land
DESCRIPTION OF PROPOSED CONDITIONAL USE Single-family residential lots
PRESENT ZONE CLASSIFICATION RUT, requesting R4
I have read the information contained herein.and certify the information is true and correct.
APPLICANT'S SIGNATURE: ("'~~._/.~_ "~X~ -
SOCIAL SECURITY NUMBER' ~',2-- 0~'0 O6~ ~ I
1 Rev. 06/15/01
tHUBBLE ENGINEERING, INC.
701 S. Allen St., Suite 102 . Meridian, ID 83642
208/322-8992 , Fax 208/378-0329
March 5, 2002
Meridian City Council
City of Meridian
660 East Watertower Lane, Suite 202
Meridian, Idaho 83642
Annexation, Rezone, Conditional Use/Planned Development and Preliminary Plat
Application for Marlin Subdivision - Letter of Intent
Dear Honorable Mayor and City Council Members:
On behalf of Winston Moore, please accept our annexation, rezone, conditional use/planned
development and preliminary plat applications for Marlin Subdivision. This infill subdivision is
located on the north side of Interstate 84 and on the east side of North Linder Road. The property is
approximately 40 acres and the property is currently vacant pastureland.
The applicant is requesting annexation from Ada County to the City of Meridian with a requested
zone change from RUT (Rural Urban Transitional) to R4 (Low Density Residential). The
requested R4 zoning designation provides for detached single-family dwellings with a maximum
density of four (4) dwelling units per acre, with connection to the municipal water and sewer
systems of the city.
The applicant intends to develop the property as a single-family infill subdivision with 152
buildable lots. The applicant is proposing an overall density of 3.80 dwelling units per acre. With
an R4 density, the development would be compatible with the adjacent R4 densities to the north
and east. A zone change is desirable because it will allow for .infill development and the
continued growth of the City and its existing services. This growth would be in compliance with
the intent of the City of Meridian Comprehensive Plan.
Under the current 1993 Comprehensive Plan, the site is designated as Mixed Use which requires
a Planned Development application irregardless of the zoning district or proposed use. The
proposed Comprehensive Plan yet to be adopted, designates the site as Medium Density
Residential. This site Plan is compatible with either City of Meridian Comprehensive Plan.
While a Conditional Use/Planned Development application is required due to the Comprehensive
Plan designation, the applicant is requesting a Planned Development in order to provide for a
variety of housing products. One means to do this would be the reduction of the required 1,400
square foot single family residential dwelling requirement of the R4 zone. The applicant is
proposing minimum house square footages that range from 1,000 square feet to 1,300 square feet
depending on the location in Marlin Subdivision (please see Attachment A). The applicant is also
requesting a reduction of residential lot square footages in order to provide for a variety of
housing types and to provide amenities to the development. The buildable lot sizes in Marlin
Subdivision range from 5,000 square feet to 11,596 square feet. In addition, the applicant is also
requesting a reduction of the side yard setbacks for one and two story residences to five feet (5').
With the request of this Planned Development, the applicant is providing two (2) open space lots
for the benefit of the homeowners in Marlin Subdivision. Each open space lot is centrally located
within the site, with one in the northern half of the subdivision and one in the southern portion of
the subdivision. The applicant is providing 302,866 square feet of open space for the site or
17.38%. Two (2) micro-paths are provided within the northern portion of the subdivision. One
will provide a connection to the subdivision to the north, the second will provide a pedestrian
connection to the northwest boundary of the site. This will provide a connection for children who
may be walking to the nearby Peregrine Elementary School.
The applicant is providing extensive landscaping along North Linder Road to the west, along
Interstate 84 to the south, the entryway into Marlin Subdivision from the west and within the two
(2) open space lots within the subdivision. A landscape plan, designed by a licensed landscape
architect, for each of these sites has been provided with the planned development application.
North Linder Road is classified as a minor arterial as adopted by COMPASS in the 2020
Transportation Plan for Ada County, therefore, per the Zoning Ordinance, a 35-foot landscape
buffer is required and is being provided. Interstate 84 borders the site to the south, therefore a 50-
foot buffer is required and is being provided.
Due to Marlin Subdivision exceeding one hundred (100) lots, the Ada County Highway District
(ACHD) requires a traffic impact study. A traffic study has been provided with this application by
Washington Group International (WGI), please see Exhibit B, and this has been submitted to
ACHD. WGI has provided the following findings:
The proposed development is projected to generate an average daily traffic
(ADT) of 1,340 vehicles per day (vpd), of which the AM peak traffic (PHT) is
105 vehicles per hour (vph) and the PM peak hour is 141 vph;
· The proposed development will access the system primarily via Linder Road;
· The intersections of Linder Road and Waltman Street will operate at LOS A
under background conditions and after the construction of the school;
· The intersection of Linder Road and Franklin Road will operate at LOS D under
background traffic conditions and build out traffic conditions. The assumed build
out year is 2005;
· The intersection of Linder Road and Franklin Road will operate at LOS D under
background traffic conditions and build out traffic conditions in the horizon year
2020. Average delay vehicle will increase slightly;
· Future improvements should be required to complete traffic studies to assure that
the existing transportation system is not taxed. A major project would be an
overpass on Linder Road over 1-84;
· This project is an infill project which will not adversely impact the transportation
system. This development should not be required to construct any improvements
to the system as mitigation for the traffic impacts.
West Verbena Road will serve as the Primary access to the site. It is anticipated to carry 1,700
vehicles per day, including traffic from developments to the east for the first 300-feet. Due to the
number of average daily trips, these 300-feet of West Verbena Drive will be classified as a
residential collector as shown on the site plan. East of that intersection, the maximum daily traffic
volume will be approximately 800 vehicle trips per day.
The street sections abutting the southerly open space lot (Lot 1, Block 6) have been reduced to
29-foot street sections as allowed by ACHD Policy Manual. These street sections will restrict
parking on one (1) side. The narrower street sections will encourage slower speeds and thus,
provide more safety to those residents utilizing that open space lot.
The specific Comprehensive Plan policies support the requested annexation, rezone, planned
development and preliminary plat:
Pooulation Growth:
1.1U: Approximately 92% to 95% of the new residential development shall
occur within the Urban Service Planning Area, where public facilities, essential
services and utilities are planned for or are readily available;
1.3U: Unimproved or unrealized land within the Meridian city limits and
Urban Service Planning Area should be utilized in order to maximize public
investments, curtail urban sprawl and protect existing agricultural lands from
unnecessary infringement.
School Facilities:
· 3.5: New development shouM provide for adequate pedestrian and bicycle
access for school children within residential neighborhoods to minimize busing.
Economic Develooment:
· 3.1U: Approve quality housing projects that meet the needs of all economic
levels;
3.2U: Encourage efforts to develop and maintain quality neighborhoods and
housing which are recognized as basic infrastructure requirements of economic
development;
Land Use:
· 1.5U: Encourage a balance of land uses to ensure that Meridian remains a
desirable, stable and self-sufficient community; '
1.8U: Promote the development of high-quality and environmentally
compatible residential areas that contain the necessary parks, schools and
commercial facilities to maintain and form identifiable neighborhoods;
2.1 U: Support a variety of residential categories (urban, rural, single-family,
multi-family, townhouses, duplexes, apartments, condominiums etc.)for the
purpose of providing the City with a range of affordable housing opportunities;
· 2.2U: Support strategies for the development ofneighborhoodparks within all
residential uses;
2.5U: Encourage compatible infill development which will improve existing
neighborhoods;
5.8U: Development in these areas should be based on functional plans and
proposals in order to ensure that the proposed uses conform to the
Comprehensive Plan policies and are compatible with the surrounding
neighborhoods;
5.9U: The integrity and identity of any adjoining residential neighborhood
shouM be preserved through the use of buffering techniques, including screen
plantings, open space and other landscaping techniques;
5.11U: The character, site improvements, and type of development shouM be
harmonized with previously developed land in the area, and where located
adjacent to or near any existing residence or residential area, shall be
harmonized with residential uses, and all reasonable efforts shall be made to
reduce the environmental impact on residential areas, including noise and traffic
reduction;
· 5.13U: Clustering of uses and controlled access points along arterials and
collector streets will be required;
5.14U: Because these areas are near 1-84, Franklin and Overland Roads, high
quality visual appearance is essential. All development proposals in this area
will be subject to development review guidelines and conditional use permitting
procedures; and
· 5.15U: The mixed-use area in the vicinity of the Overland Road/Franklin
Road/Eagle ROad~I-84 interchange is a priority development area.
Public Services, Utilities and Enerev Resources:
6.6U: Adequate water supply and water pressure, shouM be available to
provide fire protection for urban-type development within the Urban Service
Planning Area;
· 6.9U: Maintain afire-minute or less response time goal to allfire, police and
medical emergencies within the City;
Transvortation:
· 3.4U: Extend Linder Road via an overpass to connect with its southern leg,
south ofi-84.
Oven Svace, Parks and Recreation:
· 3.1 .E.U: Link residential neighborhoods, park areas and recreation facilities.
Cultural and Historic Resources:
· 1.11U: Encourage affordable housing to accommodate socio-economic trends in
the community.
HOusin2:
· 1.3U: An open housing market for all persons, regardless of race, sex, age,
religion or ethnic background shall be encouraged;
· 1.5U: The City of Meridian shall ensure that no discriminatory restrictions are
imposed by local codes and ordinances;
1.6U: Housing proposals shall be phased with transportation, open space and
public service and facility plans, which will maximize benefits to the residents,
minimize benefits to the residents, minimize conflicts and provide a tie-in
between new residential areas and services nee&
1.19U: High-density development, where possible, shouM be located near open
space corridors or other permanent major open space and park facilities, and
near major access thoroughfare.
Community Design:
· 1.3U: Open space areas within all development should be encouraged;
· 2.5U: Encourage the use of attractive open space, landscaping, lighting, and
street furniture for the benefit of the public;
· 6.11U: Promote well-planned and well-designed affordable housing in all
Meridian neighborhoods.
In all, we feel that this planned development is very complementary to what was envisioned by the
City of Meridian for this area. The submitted site plan has been designed based on Ada County
Highway District policy, the City of Meridian Zoning Ordinance, the City of Meridian Subdivision
Ordinance and the City of Meridian Comprehensive Plan. If you have any questions, please do not
hesitate to contact me at 322-8992.
Sincerely,
Ashley B. Ford
Hubble Engineering, Inc., Senior Planner
Representing Winston Moore
1 6
BLOCK 7 I
INTERSTATE 84
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