Loading...
HomeMy WebLinkAboutSutherland Farm AZ 02-004 MAYOR Robert D. Come 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: March 28, 2002 By: Location of Property or Project: February 26, 2002 Hearing Date: April 4, 2002 AZ 02-004 Annexation and Zoning of 127.74 acres from RUT to C-G, L-O and R-4 zones for proposed Sutherland Farm Sutherland Farm, Inc. east of South Eagle Road and North of East Victory Road David Zaremba, P/Z (No VAR, VAC, FP) Jerry Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, P/Z (No VAR, VAC, FP) Keven Shreeve, P/Z (No VAR, VAC, FP) Keith Borup, P/Z (No VAR, VAC, FP) Robert Corrie, 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: Meridian School District (No FP) Meddian Post Office (FP/PP only) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PP only) U.S. West (FP/PP only) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP only) Idaho Transportation Department (NoFP) Ada County (Annexation only) - CITY OF MERIDIAN Planning & Zoning Department 660 E. Watertower Ln., Ste. 202, Meridian, ID 83642 (208) 884-5533 Phone / (208) 888-6854 Fax ANNEXATION AND ZONING OR REZONE APPLICATION (RE: Meridian Zoning Ordinance - Section 11-15 and 11-16) PRESENT LAND USE: PROPOSED LAND USE: PRESENT ZONING DISTRICT: PROPOSED NAME OF PROJECT/SUBDMSION: Sutherland Farm East of ADDRESS, GENERAL LOCATION OF srrE: TYPE (RESIDENTDkL, INDUSTRIAL, COMMERCDkL): ACRES OF LAND IN PROPOSED ANNEXATION/REZONE: 127.74 Agriculture PUD including residential, RUT PROPOSED ZONING DISTRICT: C-G, L-0 , R-4 Eagle Road/North of Victory Residential and commercial commercial and office FI-LE Road APPLICANT: Sutherland Farm, Inc. ADDRESS: P.O. Box 1338, San Mateo, CA 94401 PHONE: 650-579-2925 FAX: 650-696-8377 E-MAIL: ENGINEER, SURVEYOR, PLANNER: J-U-B ENGINEERS, Inc./Daren Fluke 250 S. Beechwood Avenue, Suite 201, Boise, ID 83709 ADDRESS: PHONE: 208-376-7330 FAX: 208-323-9336 E-MAIL: dsf@jub.com Sutherland Farm, Inc. OWNER(S) OF RECORD*: ADDRESS: P.O. Box 1338, San Mateo, CA 94401 PHONE: 650-579-2925 FAX: 650-696-8377 E-NtAIL: I have read the information contained herein and certify the information is tree and correct see attached affidavit Signature of Applicant *Annexation may require entering into a development agreement as a condition of annexation. Current owner(s) must execute agreemeat. Explanation of any change in ownership and timing for same shall be included in narrative. I Rev. 06/15.;01 J-U-B ENGINEERS, Inc. ENGINEERS · SURVEYORS · PLANNERS 250 S. Beechwood Avenue, Suite 201 Boise, ID 83709-0944 208/376°7330 FAX: 208/323-9336 February 13, 2002 Meridian City Ptanning and Zoning Commission City of Meridian 200 E. Cartton, Suite 400 Meridian, ID 83642 RE-: Suther[and Farm Annexation / Planned Unit Development / Pre.[iminary Pta[ Members of the COmmission: On behalf of our client, Suther[and Farm, Inc., we are pleased to submit an application for approval of annexation, a ptanned unit development, and preliminary pta[. The project is generally located east of Eagle Road and north of Victory Road in Section 21, Township 3 North, Range 1 East. The subject property is comprised of eleven tax parcels containing approximately 127.6 acres of [and. The site ties contiguous to the Meridian City Limits on the north and west and is currently zoned RUT in Ada County. Site Overview The site contains two single-family dwellings and is currently utilized as a horse ranch for raising racehorses. The property is bisected by the Ridenbaugh Canal (which sits within a 100' easement) on the north and Silverstone Subdivision on the northwest. The eastern boundary is contiguous with the Boise City/Meridian Area of City Impact boundaries and the recently pta[ted Muir Woods Subdivision. Ranchos Los At[os Subdivision ties to the southeast with 2.5 acre to 5 acre parcels comprising the rest of the borders. Frontage and access are provided by Eagle Road on the west and Victory Road on the south with an existing stub street constructed on the eastern border within the Muir Woods Subdivision. Project Overview Annexation / Zoninq The tandowner is requesting annexation and a rezone from the existing RUT (Rurat Urban Transition) to R-4 (Low Density Residential) and C-G (Genera[ Re[alt and Service Commercia[). The [and is currently designated as Mixed Residential, Singte-Fami[y Residentia[, and Mixed/Planned Use on the Meridian City Comprehensive Plan Land Use Map. The Draft Meridian Comprehensive Plan designates the property south of the Ridenbaugh Canal as Medium Density Residential, intending three to eight dwet[ing units per acre, and that north as Mixed Use. Engineers Sucveyors Planners Development Narrative Suthedand Farm February 13, 2002 Page 2 Conceptual Planned Unit Development Pursuant to Section 12-6-1 of the Meridian City Code, the applicant seeks approval of a conditional use permit for a conceptual planned unit development. The overall project as designed includes three distinct development areas. A Genera[ Retail area on the north side of the Ridenbaugh Canal immediately adjacent to Silverstone Subdivision, a Professional Office area immediately adjacent to Eagle Road in the western portion of the property and a Residential area for the balance of the property. The Planned Unit Development Application includes ali of the property on the south side of the Ridenbaugh Canal or approximately 108 acres. The office portion of the development encompasses 19.4 acres or approximately 18% of the [and devoted to the planned unit development. The land on the north side of the canal encompasses approximately 11 acres and is proposed for C-G zoning. It is included within the preliminary plat, but not within the Planned Unit Development application. The eleven acres proposed for C-G zoning lies immediately adjacent to Silverstone Subdivision and is entirely north of the Ridenbaugh Canal Access to Eagle Road will be provided to the five lots by way of a common drive and Copper Point Way, currenUy under review by the City. The office portion of the development is comprised of 11 lots and contains approximately 19 acres (15.2% of the total land area or approximately 16.5% of the total land area included within the PUD). These lots are intended to develop primarily with professional offices with the possibility for some limited multi-family development, depending on future market conditions and demand. A conceptual site plan has been prepared for the office area and indicates 284,000 square feet of office area with 878 parking spaces. The applicant requests that approval of the PUD allow for development of a multi-family complex subject to approval of a conditional use permit. Landscape buffer areas have been included per the provisions of the zoning ordinance and are indicated on the enclosed landscape plan. The residential area includes lot sizes ranging from approximately 3,800 square feet minimum up to about 19,000 square feet in area. The smallest lots (intended for attached single-family dwelling types such as town homes) are located adjacent to the office and retail areas with lots getting larger moving to the east and south ends of the project. The smaller lots are intended to serve as a transition between the commercial areas and the single-family residential portion of the development. There are 105 lots that are less than the 8,000 square feet/80 feet of frontage required by the R-4 zone. These lots are intended to accommodate dwellings ranging from approximately 900 square feet to 1,400 square feet. The alley loaded lots require a reduced setback to allow for a 10' front, 5' rear, and 0' side setback. The applicant requests that these reductions be approved pursuant to Section 12-6-2A. 1 of the Meridian City Code. In addition, the applicant requests that three blocks (15, 16, and 18) be allowed to exceed the maximum block length of 1,000 as indicated on the preliminary plat. Pursuant to Section 12-6-2A.3, the Planned Unit Development includes landscaped open space of at least 10% and a public pedestrian and bicycle path along the Ridenbaugh Canal The path is designed at ten feet in width (paved) and sits within a 30-foot lot that wi[[ be landscaped along the margins. The path system, which transverses the property from east to west, is proposed for dedication to the City of Meridian for inclusion within the public pathway system. Open space C:\Documents and Settings\thc\Local Settings\Temporary Internet Fi[es\OLKF~app {etter2.doc Engineers Surveyors Planners Development Narrative Suthedand Farm February 13, 200:) Page 3 consists of a centraLLy Located park of approximately 4.1 acres as weLL as two "tot tots", a dual use drainage/landscaped open space area adjacent to the Ridenbaugh Canal in the northwest portion of the project, and landscaped street buffers in excess of those required by the Landscape ordinance. Area calculation and percentages are provided on the front page of the preliminary plat. Preliminary Plat/Overall Proiect Desiqn The preliminary plat contains a to[at of 338 tots, 308 of which are bui[dab[e. The plat has been [aid out to work with the constraints of the site and to provide a logical transitiOn between different [and uses. To that end, the C-G portion of the project is located on the north side of the Ridenbaugh adjacent to the recently approved SiLverstone commercial development, currently under construction. The canal, which ties within a 100' easement, provides a very effective buffer between the more intensive retaiL/commerciaL [and uses and the residential portions of the project to the south. A stub street and bridge will eventually provide a direct connection between the commercial and residential portions of the project. The office portion of the project has been located adjacent to EagLe Road at the western margin of the property. This serves two purposes. It provides excellent visibility and access to the offices from Eagle Road. The Ada County Highway District counted approximately 7,500 trips per day on EagLe Road in the vicinity of the site and these counts wilt undoubtedly increase with the developments approved and pending in the area currently. In addition, development of offices wiL( provide a significant buffer area between Eagle Road and the residential portions of the project. The landscaping associated with office developments wi[[ provide an attractive entrance to the project with the development of office buildings and attendant parking areas providing good horizontal separation and an effective vertical element to help mitigate road noise. The residential element of the project includes a to[at of 292 tots on approximately 97 acres for a net density of three dwelling units per acre. This density complies with the existing Meridian Comprehensive Plan and is at the [ow end of the density envisioned by the draft plan currently under consideration by the City CounciL. In generaL, density is higher adjacent to commercial areas in the west end of the property and are tower moving to the east and south. The layout matches up tot for tot with the Muir Woods Subdivision to the east and places no more than three Lots adjoining the Large two acre tots within the Los At[os Ranchos Subdivision in the southeast corner of the project. The sma[Lest residential tots are [ocated adjacent to the office area and is intended to accommodate attached single family dwellings (town homes). These Lots are alLey-Loaded and generatLy contain between 3,800 - 5,000 square feet. The majority of the residential Lots are intended for single family dwellings and contain 7,000 - 12,000 square feet. In addition, there is the possibility of providing mu[ti-famity housing in the eastern end of the office area adjacent to the town homes. This strategy provides a good mix of residential dweLLing types as envisioned by the comprehensive plan. C:\Documents and Settin~s\lhc\Loca[ Settings\Temporary Internet FileskOLKF~app letter2.doc Engineers Surveyors Planners DeveLopment Narrative Suthedand Farm February 13, 2002 Pase 4 Irri§ation Pressurized irrigation water wiLL be provided to att Lots within the development. Water will be provided utilizing the properties existing aLLotment of surface and ground water and will utilize an eXisting pond for storage. Transportation Primary access to the property is provided by EagLe Road on the west and Victory Road on the south. In addition, there is an eXisting stub on the east from the developing Muir Woods project. As required by the city and the Ada County Highway District, stub street have been Left to adjoining properties. Most significantLY, a stub wiLL extend to the north across the Ridenbaugh and wiLL provide a future connection to Copper Point Way (and EagLe Road) to the west and OverLand Road to the north. That connection wiLL be completed as adjoining property develops. A traffic study determinin~ the impacts of the project and required transportation improvements was conducted by EarthTech and has been submitted directly to the Ada County Highway District. A summary of the trip ~eneration distribution numbers is included in the application materials. Schools Prior to desisnin8 the project the Joint School District #2 was consulted to determine the need for a school site within the project. Mr. WendeL Bigham, Supervisor of Facilities and COnstruction for the District, indicated that the District had adequate Land in this area to accommodate future needs. Water ~t Sewer Water and sewer service wiLL be avaiLabLe from the north from stubs provided by the SiLverstone development. Said services wiLL be extended to the project through a bore under the Ridenbaugh Canal with stubs Left at Victory Road and to adjoining properties at stub streets. Fire Service The project is Located in the Meridian Fire District. Ausmented fire protection wiLL be provided for the project as required by Meridian Fire with instaLLation of public water and fire hydrants° Other Utilities PubLic utilities, such as power and communications, wiLL be extended under~round into the project. C:\Docurnents and Settings\thc\Local Settings\Temporary Internet Files\OLKF~app letter2.doc Engineers Surveyors Planners Development Narrative Suthedand Farm February 13, 2002 Page 5 summary We believe that we have designed a viable, attractive project that complies with the spirit and intent of the Meridian Comprehensive P[an and Zoning Ordinance. We look forward to working with :the,city on this project. Please do not hesitate to ca[[ if there are questions regarding any portion of the application. J-U-B ENGI'NEERS, INC. Gary A. Lee, P.E./L.S. Daren S, Fluke, AICP C:\Documents and Settings\thc\Local Settings\Temporary Internet Fites\OLKF~app [etter2.doc AFFIDAVIT OF ACCURACY AND POSTING I, Daren Fluke, 250 S. Beechwood Ave, Ste.201, Boise, Idaho, 83709, do hereby affirm that I personally prepared the attached applications and that the information contained therein is tree and correct to the best of my knowledge. I further affirm that the subject property will be posted at least one week prior to the public hearing for the attached applications. Dated this ~ day of "~l~t40~ , 2002. Signed: SUBSCRIBED AND SWORN TO before me the day and year written above. c~r Id, aho , z / Residing at ~9/3 ¢/~t~'(7'/,.-'/~-> My Commission Expires: 0 G~I Z Z ~'~ <1-? ~Zo Z LdO -F-- ) !~ !~I -- ~ i I I I 'O !1Ii i :iii ~ llll[ ~, I ~., .ill gt t!l.,f fill I1 i ~ t. I! qll: ~: ,: , .,...., l, ' ,' q iq Ill'i'.' PREUMINARY PLAT SUTHERLAND FARM ~UBDIVI~ION A PLANNED UNIT DEVELOPMENT SEE SHEET 3 PRELIMINARY PLAT J~.I-BENe~NEE~, ~ ~ 8UT~ERLAND FARM SUBDIVISION A PLANNED UNIT DEVELOPMEN~ I ' SEE SHEET PRELIMINARY PLAT SUTHERLAND FARM SUBDNI~ON A P~NNED UNff DEVELOPMENT . P~N~.