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HomeMy WebLinkAboutSutherland Farm PP 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: March 28, 2002 Transmittal Date: March 4, 2002 Hearing Date: April 4, 2002 File No.: PP 02-004 Request:Preliminary Plat approval of 308 building lots and 30 other lots on 127.64 acres in proposed L-O, C-G and R-4 zones for proposed 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 Bomp, 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 Your Concise Remarks: Fire Department Police Department City Attorney City Engineer City Planner Parks Department Meridian School District (No FP) Meridian Post Office (FP/PP only) Ada County Highway District Community Planning Assoc. Central Distdct 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 200 E. Carlton Avenue, Suite 201, Meridian, ID 83642 (208) 884-5533 Phone / (208) 888-6854 Fax FILE REOUEST FOR SUBDIVISION APPROVAL PRELIMINARY PLAT (RE: Meridian Subdivision Ordinance- 12-3-1 thru 12-3-6) GENERAL INFORMATION Name of annexation and subdivision: Sutherland Farm Address, general location of site: East of Eagle Road/north of Victory Road Owner(s) of record: Sutherland Farm, Inc. Address: P.O. Box Telephone: E-mail: Applicant: Address: Telephone: Engineer: Address: Telephone: Name and address to receive City billings- Name: Sutherland Farm, Inc. Address P.O. Box 1338, San Marco, CA 94401 Telephone: 650-579-2925 1338, San Mateo, CA 94401 650-579-2925 Fax: 650-696-8377 Sutherland Farm, Inc. P.O. Box 1338, San Mateo, CA 94401 650-579-2925 Fax! 650-696-8377 E-mail: Gary A. Lee, P.E./L.S. Firm: J'U-B ENGINEERS, Inc. 250 S. Beechwood Avenue, Suite .201, Boise, ID 83709 208-376-7330 Fax: 208-323-9336 E-mail: gal@~ub.com PRELIMINARY PLAT FEATURES 1. Acres: 127.64 2. Number of building lots: 308 3. Number of other lots: 30 4. Gross density per acre: 3- du/ac 5. Net density per acre: 4.62 du/ac 6. Zoning District(s): Existing: RUT Proposed: 7. Does the plat border a potential green belt or pathway?. 8. Have recreational easements been provided for? yes 9. Are there proposed recreational amenities to the City? Pathway will be dedicated to the City 10. Are there proposed dedications of common areas? no L-O, C-G, R-4 yes yes Explain Explain 11. 12. 13. 14. For future parks? yom Explain 5 ac park proposed for dedication What school(s) service the area? Do you propose any agreements for future school sites? no Explain Meridian School District indicatedlthey didn't need a site within the project. Are there any other proposed amenities to the City? no Explain Type of building (residential, commercial, industrial, office or combination): Comb xnation Type of dwelling(s) (single family, duplexes, multiplexes, other): DetaChed and attached s ingle-family i Rev. 10/26/(10 15. Proposed development features: a. Minimum square footage of lot(s): 3,800 s.f. b. Minimum square footage of structure(s): 900 s.f. c. Are garages provided for? yes Square footage: d. Has landscaping been provided for? yes Describe: See 480 s.f. min. landscape plan eo go Are sprinkler systems provided for? yes Are there multiple units? yes Type: Remarks: Are there special set back requirements? Attached single-family yes Explain: h. Value range of property: $25,000 - $60,000/lot i. Type of financing for development: Convent ional j. Were protective covenants submitted? yes Date: 16. Does the proposal land lock other property? no Does it create Enclaves? no STATEMENTS OF COMPLIANCE 3. 4. 5. 6. 7. Streets, curbs, gutters and sidewalks are to be constructed to standards as required by Ada County Highway District and Meridian Ordinance. Dimensions will be determined by the City Engineer. All sidewalks will be five (5) feet in width. Proposed use is in conformance with the City of Meridian Comprehensive Plan. Development will connect to City services. Development will comply with City Ordinances. Preliminary Plat includes all appropriate easements. Street names do not conflict with City grid system. All items noted on the preliminary plat checklist h~ve been completed. I have read the information contained herein and certify the information is true and correct and that this plat is in compliance with the above statements. see attached affidavit Signature of Applicant Rev. 10/26/00 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 PLanning and Zoning 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, SutherLand Farm, Inc., we are pleased to submit an application for approval of annexation, a planned unit development, and preliminary plat. 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 127o6 acres of [and. The site ties contiguous to the Meridian City Limits on the north and west and is currentty zoned RUT in Ada County. Site Overview The site contains two singLe-famity dwetLings and is currentty utitized as a horse ranch for raising racehorses. The property is bisected by the Ridenbaugh Canat (which sits within a 100' easement) on the north and Slivers[one Subdivision on the northwest. The eastern boundary is contiguous with the Boise City/Meridian Area of City Impact boundaries and the recentty pta[ted Muir Woods Subdivision. Ranchos Los Attos Subdivision Lies to the southeast with 2.5 acre to 5 acre parcets comprising the rest of the borders. Frontage and access are provided by Eagte 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 / Zoninc~ The Landowner is requesting annexation and a rezone from the existing RUT (Rural Urban Transition) to R-4 (Low Density Residentiat) and C-G (Generat Re[air and Service Commerciat). The rand is currentty designated as Mixed Residentiat, Singte-Famity Residentiat, and Mixed/PLanned Use on the Meridian City Comprehensive PLan Land Use Map. The Draft Meridian Comprehensive Ptan designates the property south of the Ridenbaugh Canat as Medium Density Residentiat, intending three to eight dweLLing units per acre, and that north as Mixed Use° Engineers Surveyors Planners DeveLopment Narrative Suthedand Farm February 13, 2002 Page 2 Concel~tua! Planned Unit Develol~ment Pursuant to Section 12-6-1 of the Meridian City Code, the applicant seeks approvat of a conditiona[ use permit for a conceptual p[anned unit development. The overall project as designed includes three distinct development areas. A General Re[alt area on the north side of the Ridenbaugh Canat immediately adjacent to Silverstone Subdivision, a Professional Office area immediately adjacent to Ea~te Road in the western portion of the property and a Residential area for the batance 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 devetopment encompasses 19.4 acres or approximately 18% of the land devoted to the p[anned 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 tots 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 ~and area or approximately 16.5% of the tota~ 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 parkin~ 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 approximatel, y 3,800 square feet minimum up to about 19,000 square feet in area. The smallest lots (intended for attached single-family dwellin[l types such as town homes) are located adjacent to the office and retail areas with lots ~ettin[l lar~er 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 sin!~le-fami[y residentia~ 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 Ridenbau~h 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 Settinss\lhc\Local Settings\Temporary Internet Files\OLKF~app Letter2.doc Engineers Surveyors Planners Development Narrative Suthertand 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. Preliminary Plat~Overall Project Desiqn The preliminary plat contains a total of 338 lots, 308 of which are buitdabte. 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 wilt 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 will undoubtedly increase with the developments approved and pending in the area currently. In addition, development of offices wilt provide a significant buffer area between Eagle Road and the residential portions of the project. The Landscaping associated with office developments will 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 total of 292 Lots 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 low 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 lot for Lot with the Muir Woods Subdivision to the east and places no more than three tots adjoining the Large two acre lots within the Los ALtos Ranchos Subdivision in the southeast corner of the project. The smallest residential lots are Located adjacent to the office area and is intended to accommodate attached single family dwellings (town homes)° These Lots are alley-loaded and generally contain between 3,800 - §,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 housing in the eastern end of the office area adjacent to the town homes. This strategy provides a ~ood mix of residential dwetLin~ types as envisioned by the comprehensive piano C:\Documents and Settin~3s\thc\Loca[ Settin~Js\Temporary Internet Fites\OLKF~app ietter2.doc Engineers Surveyors Planners Development Narrative Suthedand Farm February 13, 2002 Page 4 Irrigation Pressurized irr!gation 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 teft to adjoining properties..MoSt significantly, a stub will extend to the north across the Ridenbaugh and wilt prOvide a future connection to Copper Point Way (and Eagke Road) to the west and Overland Road to the north. That connection will be completed as adjoining property develops. A traffic study determining 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 generation distribution numbers is included in the application materials. Schools Prior to designing 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 F~ Sewer Water and sewer service will be available from the north from stubs provided by the Silverstone deve[opmenL 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. Augmented 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 underground into the project. C:\Documents and Settin~s\lhc\Local Settings\Temporary lnternet Files\OLKF~app letter2.doc Engineers Surveyors Planners Devetopment Narrative Suther[and Farm February 13, 2002 Page 5 Summary We believe that we have designed a viabEe, attractive project that complies with the spirit and intent of the Meridian Comprehensive PLan and Zoning Ordinance. We Look forward to working with the city on this project. PLease do not hesitate to call if there are questions regarding any portion of the appl, icationo J-U-B ENGINEERS, INC. Gary A. Lee, P.E./L.S. Daren S. Fluke, AICP C:\Documents and Settin~s\lhc\Locat Settings\Temporary Internet Ffles\OLKF~app letter2.doc .... ' / I' GL ROAD '"" , , L, ._~z~.Y~ .... , \ o z ...,,~~....~ ..... · .......... ~ ~ ~ ,~ ~ ~~1,,'"~,~' ,,,,, ,,~, ......... ~,~ ~ ~ ~,~ ~ ~.~ ..~ .. .......... ~.~ ~ ~-~ .................. , ........................ .. ................. ~ ~ .' ,, ..,:' ~ ~ ~'~ ................. ~ ................ "~.:. .......... ~ ~ ~ ~ ~ ~ ................. ~ ~ ~ ~ ~. ~ ~ ?~/...../' .~, ..: ~ ...... ~ ~ ~' .~ , ......... ...... ~: ........ ~: :.. _~ ~:~/,', .. ,, :"~ .i / ~:~ ~, ~ ....... ~: ~ ............... : ~ ................ : = ~ .... ~: ~:.." / .[ ~ ," . .' 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II f- l , ~ ................. l i ! / ",, .................... ! SUTHERLAND FARM Meridian, Idaho ........_BAY STAR WAY :D ..... NEPHR~TE WAY BAY STAR WAY --r- ,,,,,,.,;,,,,,,,,,,.,.,, ,:,r, ,., ! i!~l]lt:;t.¥t1] ~ -]~[l~l~ ,! IP ~ ., ~ ~tt.,~ I II s,s ii q,.4, ~,~l~ "'11~,~'- '~ ' I. Ih~,-'~-, ,t l:l' l'~': :'il::::ll I:I: ::. ,,. ':',~J:l¢ I,~, el:' " ' ' ' :', :"[~[ '[ '~i SUTHERLAND FARM Meridian, Idaho ) Ii!) 1 _-_1 I:l:l:i: PRELIMINARY PLAT SUTI.IERLAND FARM SUBDIVISION A PLANNED UNIT DEVELOPMENT ~J'I~ERLAND FARI~ ~JO. ~OV~R INLET SEE SHEET II )~o ' J .Iq rq --I '" Il Ij PREUMINARY PLAT 8UTHERI_a~ID FARM SUBDIVISION A PLANNED UNIT DEVELOPMENT PLAN Ill SEE SHEET 2. ! / PRELIMINARY PLAT SUTHERLAND FARM SUBDIVISION A PLANNED UNIT DEVELOPMENT EAGLE RD