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HomeMy WebLinkAboutSutherland Farm CUP 02-005 MAYOR Robert D. Corrie CITY COUNCIL MEMBERS William L. M. Nary Keith Bird Tammy deWeerd Chefie 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: March 28, 2002 Transmittal Date: February 27, 2002 Hearing Date: April 4, 2002 File No.: CUP 02-005 Request: Conditional Use Permit for a Planned Unit Development for residential, commercial and office park development for Sutherland Farm By: Sutherland Farm, Inc. Location of Property or Project: 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) Meridian 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/PPonly) 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 APPLICANT: ADDRESS: PHONE: CONDITIONAL USE PERMIT APPLICATION X~ Check here if Planned Development Application (RE: Meridian Zoning Ordinance - Section 11-17) Sutherland Farm, Inc. P.O. Box 1338, San Mateo, CA 94401 650-579-2925 FAX: 650-696-8377 E-MAIL: FILE 0 u f - 02.-005 OWNER(S) OF RECORD: SUtherland Farm, Inc. ADDRESS: P.O. Box 1338, San Mateo, CA 9'4401 PHONE: 650-579-2925 FAX: 650-696-8377 E-MAIL: ENGINEER, SURVEYOR, PLANNER: J-U-B ENGINEERS, Inc. - Daren Fluke ADDRESS: 250 S. Beechwood Avenue, Suite 201, Boise, ID 83709 PHONE: 208-376-7330 FAX: 208-323-9336 E-MAIL: dsf@jub.com ADDRESS, GENERAL LOCATION OF SITE: DESCRIPTION OF PRESENT USE: Horse Ranch DESCRIPTION OF PROPOSED CONDITIONAL USE: and office park development, East of Eagle Road/north of Victory Road PUD for residential, commercial, PRESENT ZONE CLASSIFICATION: RUT I have read the information contained herein and certify the information is true and correct. APPLICANT'S SIGNATURE: see attached affidav±t SOCIAL SECURITY NUMBER: I Rev. 06/501 Z J. Ng~dO'lgA.qO JJN/1 G:iNNIi"Id Y NOl~lAlOlarl~ Irtl~:l (]lW'lld:lHJ.fl~ J.Y'ld ,t~IVNIINrI:IMd ~.Q D o~ 'T'[' F- rI :I a~- I Ilil .J,l~r, ld~G .UNn O:aNN'~ld ¥ NOIS'IAIOltI'~ INla'V-I .L'~eld AJ:IYNiI~ii'I:aUd · ! · 1 ! .! ,:lfll-ll]lllll il Il ' ' '"": .I ~' II . I IAIWV-I QNVqWaH.LnS · · ~'--. o ,,LYM 311~Hd3N ............ I I I I oq~Pl 'ue.P!Jel, al ~VJ ONV-II:F:IHJ. nS Z 3AY 13393V IWNOO $t-iqlH oq~pl 'uelP!J~ ~l:lV:l GNV-lblaH.LnS M 311~Hd3N I Z ~,~ ¥ 0 AYM ~¥15 AVB AVM 311WHdqN ,LYM ~VJ.S © February 13, 2002 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 Meridian City PLannin8 and ZoninB Commission City of Meridian 200 E. CarLton, Suite 400 Meridian, ID 83642 RE: SutherLand Farm Annexation / Planned Unit DeveLopment / Preliminary Plat 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 planned unit development, and preliminary plat. The project is 8eneraLLy located east of EasLe Road and north of Victory Road in Section 21, Township 3 North, Ranse 1 East. The subject property is comprised of eleven tax parcels containin8 approximately 127.6 acres of Land. The site Lies conti~uous to the Meridian City Limits on the north and west and is currently zoned RUT in Ada County. Site Overview The site contains two sinsLe-famiLy dweLLinss and is currently utilized as a horse ranch for raisin8 racehorses. The property is bisected by the Ridenbaush Canal (which sits within a 100' easement) on the north and SiLverstone Subdivision on the northwest. The eastern boundary is contisuous with the Boise City/Meridian Area of City Impact boundaries and the recently platted Muir Woods Subdivision. Ranchos Los Altos Subdivision Lies to the southeast with 2.5 acre to 5 acre parcels comprisin8 the rest of the borders. Frontase and access are provided by EasLe Road on the west and Victory Road on the south with an existin8 stub street constructed on the eastern border within the Muir Woods Subdivision. Project Overview Annexation / Zonin~ The Landowner is requestin8 annexation and a rezone from the existin8 RUT (Rural Urban Transition) to R-4 (Low Density ResidentiaL) and C-G (Genera[ Retail and Service Commercial). The Land is currently desi[Inated as Mixed Residential, SinsLe-FamiLy ResidentiaL, and Mixed/PLanned Use on the Meridian City Comprehensive PLan Land Use Map. The Draft Meridian Comprehensive PLan desi[Inates the property south of the Ridenbaush Canal as Medium Density Residential, intendin8 three to eisht dwe[[in8 units per acre, and that north as Mixed Use. Engineers SurveYors 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 General 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 all 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 Land 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, Currently 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 will 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\Loca! Settings\Temporary Internet Fites\OLKFkapp [etter2.doc Engineers Surveyors Planners Development Narrative Sutherland Farm February 13, 2002 Page 3 consists of a centrally located park of approximately 4.1 acres as well as two "tot lots", 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. Prelirninarv Plat~Overall Proiect Desi?n The preliminary plat contains a total of 338 lots, 308 of which are buildable. The plat has been laid out to work with the constraints of the site and to provide a logical transition between different land 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 lies within a 100' easement, provides a very effective buffer between the more intensive retail/commercial land 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 Ea~le Road. The Ada COunty Highway DistriCt counted approximately 7;500 trips per day on Ea~te Road in the vicinity of the site and these counts will undoubtedly increase with the developments approved and pending in the' area currentty. In addition, development of offices will provide a sig.nificant buffer area between Ea~te Road and the residential portions of the project. The landscapin~ associated with office developments will provide ~an attractive entrance to the project with the development of office buildings and attendant parkin~ areas providing ~ood horizontal separation and an effective vertical element to help mitigate road noise'. The residential element of the project includes a total of 292 tots on approximately 97 acres for a net density of three dwellin~ units per acre. This density complies With the existing Meridian Comprehensive Plan and is at the 'low end of the density envisioned by the draft plan currently under consideration by the City Council. In ~enerat, density is hi~her adjacent to commercial areas in the west end of the property and are lower 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 tar~e two acre tots within the Los Altos Ranchos Subdivision in the southeast'corner of the project. The smallest residential lots :are located adjacent to the officearea and is intended to accommodate attached single family dwellings (town homes). These lots are attey-loaded and ~eneratly 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 multi-family housin~ in the eastern end of the office area adjacent to the town homes. This strategy provides a ~ood mix of residential dwelling types as envisioned by the comprehensiVe plan. C:\Documents and Settings\thc\Local Settings\Temporary Internet Fites\OLKF~app [etter2.doc Engineers Surveyors planners Development Narrative Suthedand Farm February13, 2002 Page 4 Irrigation Pressurized irrigation water wi[[ be provided to al,l, l,ots within the development. Water wil,l be provided utilizing the properties existing allotment of surface and ground water and wiU util,ize an existing pondfor storage. Transportation Primary access to the property is provided byEagl,e 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 Hishway District, stub street have been l,eft to adjoining properties. Most SignificanQY, a stub wil. l, extend to the north across the Ridenbaugh and provide a future connection to Copper Point Way (and Eagl,e Road) to the west and Over[and Road to the north. That connection wil,[ be com pl, eted as adjoining property devel,ops. A traffic study determining the impacts of the project and required transportation improvements was conducted by EarthTech and has been submitted directl,y to the Ada County Highway District. A summary of the trip generation distribution numbers is incLuded in the a pp[ication'material:s. Schools -Prior to designing the project the Joint.School. District #2 was consul.ted '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 l,and in this area to accommodate future needs.. Water ~t Sewer Water and sewer service wit{ be avaitabl,e from the north from stubs provided by the Sil,verstone devel,opment. Said services wil,l, be extended to the project through a bore under the Ridenbaugh Canal. with stubs l,eft at Victory Road and to adjoining properties at stub streets. Fire Service The project is tocated in the Meridian Fire District. Augmented fire protection will, be provided for the project as required by Meridian Fire with instal,l,ation of publ,ic water and fire hydrants. Other Utilities Publ,ic utiUties, such as power and communications, will, be extended underground into the project. C:\Documents and Settings\thc\Local Settings\Temporary Internet Fites\OLKF~app [etter2.doc Engineers Surveyors Planners Development Narrative Suthedand Farm February 13~ 2002 Page 5 Summary We betieve that we have designed a viable, attractive project that complies with the spirit and intent of the Meridian Comprehensive Ptan and Zoning Ordinance, We kook forward to working with the city on, this project. Pkease do not hesitate tO cai[ if there are questions regarding any portion of the application. SineW, J-U,B ENGINEERS, INC. Gary A. Lee, P:E./L.S, Daren S, Fluke, AICP C:\Documents and Settings\ihc\Locat Settings\Temporary Internet Fi[es\OLKFkapp letterZ.doc