HomeMy WebLinkAboutHavasu Creek Sub AZ 02-022 MAYOR
Robert D. Corrie
CITY COUNCIL MEMBERS
Tammy deWeerd
William L. M. Nary
Cherie McCandless
Keith Bird
LEGAL DEPARTMENT
(208) 288-2499 · Fax 288-2501
PARKS & RECREATION
(208 888-3579 · Fax 898-5501
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:
October 31, 2002
Location of Property or Project:
August 9, 2002 Hearing Date: November 7, 2002
AZ 02-022
Request for annexation and zoning of 119.83 acres from RUT to R-4 zones
for the proposed Havasu Creek Subdivision
Farwest LLC
south of E. McMillan Road, west of N. Locust Grove Rd.
David Zaremba, P/Z (No VAR, VAC, FP)
Jerry Centers, PIZ (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 Corde, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, ClC
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
AZ- 27 FP- 24 PP/PFP- 27 VARJVAC- 20 CUP- 26
Your Concise Remarks:
Meridian School District (No FP)
Meridian Post Office (FP/PPonly)
Ada County Highway District
Community Planning Assoc.
Central Distdct Health
Nampa Meridian Irdg. Distdct
Settlers Irrigation District
Idaho Power Co. (FP/PP only)
U.S. West (FP/PP only)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (AZon/y)
33 EAST IDAHO · MERIDIAN, IDAHO 83642
(208) 888-4433 · Fax (208) 887-4813 · City Clerk Office Fax (208) 888-4218 · Human Resources Fax (208) 884-8723
CITY OF MERIDIAN
Planning & Zoning Department
660 E. Watertower Ln., Ste. 202, Meridian, ID 83642
(208) 884-5533 Phone / (208) 888-6854 Fax
ANNFXATION AND ZONING OR RFZONF APPI,ICATION
(RE: Meridian Zoning Ordinance - Section 11-15 and 11-16)
FILE
~'L~ o~-' 0'~,
PROPOSED NAME OF PROJECT/SUBDIVISION: Havasu Creek Subdivision
ADDRESS, GENERAL LOCATION OF SITE: South of McMillan & West of Iocust Crrove
TYPE (RESIDENTIAL, INDUSTRIAL, COMMERCIAL): Residential
ACRES OF LAND IN PROPOSED ANNEXATION/REZONE: 119 83
PRESENT LAND USE: Agricultural
PROPOSED LAND USE: Planned Unit Development (328 Single Family Dwelling~q_ (1) Flementary School
Lots and 27 Common Lots)
PRESENT ZONING DISTRICT: RI IT
PROPOSED ZONING DISTRICT: R-4 with PI ID
APPLICANT: Farwest l I C
ADDRESS: Farweqt - 4487 N Dresden Place Suite 102 Garden City ID 83714
PHONE: 388-0189 FAX: 376-2041 E-MAIL:
ENGINEER, SURVEYOR, PLANNER: Becky gowcutt
ADDRESS: 1100 F Valli-Hi I ane Eagle. ID 83616
PHONE: 484-3904 FAX: 938-6210 E-MAIL: bbowcutt~mm corn
OWNER(S) OF RECORD*:
ADDRESS 4487 N Dresden Place quite 1 O?
PHONE: 388-0189 FAX: 376-2041 E-MAlL:
I have read the information contained herein and certify the information is true and correct.
~iplicant
*Annexation may require entering into a development agreement as a condition of annexation. Current owner(s) must
execute agreement. Explanation of any change in ownership and fi_ming for same shall be included in narrative.
C:\projectsX2001\12\11210 - Havasu Creek\Correspondence\Out-goingXANNEXZON APP.doc l RC'F. 2/1/02
Maclocust l 1 C & Renata Ham
Garden City_ ID 83714 & 555 F McMillan Rd Meridian 83642
APPLICATION FOR ANNEXATION
(HAVASU CREEK SUBDIVISION)
1. Application attached.
2. Warranty deeds attached.
2. Notarized requests attached.
4. Legal description attached.
5. Statement of characteristics:
a. The subject property is located south of Mcmillan Road and west
of Locust Grove Road. The property is comprised of five parcels.
b. The property consists of 119.83 acres of land. The site and the
surrounding area are primarily agricultural and large lot residential.
c. The surrounding land uses are as follows: North - Residential
(Crestwood Subdivision & Larkwood Subdivision) and agricultural;
South - Residential (Proposed Heritage Commons
Subdivision) and agricultural parcels; East - Residential (Heritage
Subdivision) and agricultural; West: Agricultural parcels.
do
This is a request for annexation with a zoning designation of R-4
(Low Density Residential). The property is currently zoned RUT
(Rural Urban Transition). The project site is designated Medium
Density Residential on the Meridian Comprehensive Plan Land
Use Map. The subject property is comiguous to the City limits
along the south boundary. The applicant believes this request for
an R-4 designation is in compliance with the Comprehensive Ham
e. The applicant is proposing a Planned Unit Developmem on
the subject property. The PUD has been requested due to the
mixture of lot sizes and frontages.
Page 1
APPLICATION FOR ANNEXATION
(HAVASU CREEK SUBDIVISION)
The subject property lies in the pathway of the proposed White
Drain Sewer trtmk line extension area. The sewer is currently under
construction west of Linder Road approximately one and one-haWmiles
west of the subject site. The sewer will be extended by the City
south of the parcel through Heritage Commons Subdivision.
The applicant will be required to extend the sewer north to the
subject property. A (12) inch water main will require extension
north on Locust Grove Road to the subject site. Public Works will need
to evaluate the water model to determine if a water main extension
will be necessary along Memillan Road.
6. Statement of necessity and desirab'dity of the development:
ao
The proposed project is being processed under the new Planned
Development Ordinance which provides the City with maximum
control over all integral aspects of the project. This allows the
applicant flexibility in site design and lot typology.
The proposed overall gross density of the planned development is
2.73 dwelling units per acre. However, this density is skewed since it
factors in the school site. The true density is the net density which is
3.92 dwellings per acre. This includes (327) single family dwelling
lots and (1) elementary school lot. The project also includes (27)
common area lots.
Co
We believe the mixed use of the project will provide a balanced
development. Lot sizes vary ~om 6,500 to 19,000 square feet.
The eastern portion of the development consists of smaller lots.
These lots range between 6,500 to 7,900 SF. Lot widths alternate
along the block from 60 to 68 feet. Lot depths are 110 to 120 feet.
The lots through the mid-section will be 7,800 to 10,500 SF.
The lot widths alternate from 80 to 88 feet and lot depths vary from
117 to 138 feet. The western part of the development consists of
9,000 to 12,000 square foot lots. Lot widths vary from 80 to 88
feet with depths 110 to 140 feet. This design provides a wide range of
lot sizes which will allow diversity in home styles and prices.
Page 2
APPLICATION FOR ANNEXATION
(HAVASU CREEK SUBDIVISION)
The project is designed with large common areas between blocks.
This improves the interconnection for pedestrians and allows for
recreation within the block. The amenities include: pathways through
the common areas, (6) pocket parks, (2) children's playground
facilities, picnic gazebo and a water feature like a fountain. The
playground equipment will be between $12,000 and $20,000 each. Two
non-continuous collectors are proposed with the primary collector off
Mcmillan Road extending south to the school site boundary. A short
collector will be constructed west of Locust Grove Road.
eo
The project will enhance the surrounding area by providing amenities
like pathways and an elementary school site which will benefit the
community as whole. The added collector system and interconnection
between developments will improve the transportation in the section.
The proposed annexation request is in harmony with the Meridian
Comprehensive Plan. The zoning request supports the City's policy
of growth management and promoting high quality development. The
development will improve the character and quality of the City and
enhance the City's identity as a self-sufficient community, providing a
variety of housing types, open space and a school site necessary to
support the area.
h. We believe this proposal is an example of compatible and efficient use
of land. We have utilized a innovative and functional site design as a
goal in the planning of the development.
7. Sections of the Meridian Comprehensive Plan which apply to the
proposed application:
GOALS:
a. Goal 4: To provide housing opportunities for all economic groups
within the community.
b. Goal 8: To establish compatible and efficient use of land through the
use of innovative and functional site design.
Page 3
APPLICATION FOR ANNEXATION
(HAVASU CREEK SUBDIVISION)
The proposed project provides for three different lot sizes starting at
6,500 and progressing to 10,000 and even 19,000 square feet. The
varying lot sizes translate into a range of home prices for different
economic groups.
The site plan has incorporated innovative design by incorporating
mid-block open space for linkage between the blocks. The intermittent
pocket park areas will provide a focal point and gathering place for each
sector of the neighborhood. The very visible play areas will provide
safe areas for children to play close to their homes. The school
site is centrally located with excellent access via a collector.
LAND USE CHAPTER:
a. 1.4U: Encourage new development which reinforces the City's
present development pattern of higher density development within
the Old Town area and lower density development in outlying
areas.
The proposed net density of the PUD at 3.92 is in compliance with this
goal of lower densities on the periphery.
b. 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.
This project includes an elementary school site. The school is
centrally located which will be the heart of this neighborhood. The
collector design allows for outside traffic to enter the neighborhood
to access the school without being intrusive.
c. 2.1U: Support a variety of residential categories for the purpose of
providing the City with a range of affordable housing opportunities.
This project has varying single family residential lot sizes.
Page 4
APPLICATION FOR ANNEXATION
(HAVASU CREEK SUBDIVISION)
d. 2.2U: Support strategies for the development of neighborhood
parks within all residential areas.
This project includes private pocket parks dispersed throughout the
development for small children.
TRANSPORTATION CHAPTER:
a. 1.20U: Encourage proper design of residential neighborhoods
to ensure their safety and tranquillity.
The inclusion of the non-continuous collector roadways and pedestrian
pathways creates a improved neighborhood atmosphere and enhanced
interconnection.
OPEN SPACES, PARKS AND RECREATION:
a. 2.5U: New subdivision development...will be considered as
opportunities to...encourage the development of recreational
open spaces and parks as part of new planned developments.
This project is proposed as a planned development and it has
incorporated private and public open space (school site).
HOUSING CHAPTER:
a. 1.1: The City of Meridian intends to provide for a wide diversity
of housing types.., in a variety of locations suitable for residential
development.
This project has exceptional diversity in lot sizes and compatible
uses.
b. 1.4: The development of housing for all income groups close to
employment and shopping centers should be encouraged.
The project fronts on Locust Grove Road which has been improved to
provide easier vehicular access to Fairview Avenue and its associated
shopping centers.
Page 5
APPLICATION FOR ANNEXATION
(HAVASU CREEK SUBDIVISION)
c. 1.6: Housing proposals shall be phased with transportation,
open space, and public service and facility plans, which will
maximize benefits to the residems, minimize conflicts and provide
a tie-in between new residemial areas and service needs.
The applicants have been actively involved in the North Meridian
Planning Process and are committed to providing the necessary
transportation, open space and essential public services to support
this development.
COMMUNITY DESIGN CHAPTER:
a. 5.2: Ensure that all new development enhances rather than
detracts from the visual quality of its surroundings, especially
in areas of prominent visibility.
This project has 9.43 acres of landscaped open space throughout
the development and 12.82 acres allocated for an elementary site. The
aesthetic quality of this developmem will enhance the area and provide
a feeling of openness.
b. 6.11U: Promote well-planned and well-designed affordable
housing in all Meridian neighborhoods.
The mixed single family residential lot sizes and the varying square footage
requirements will encourage the variety the City is promoting.
8. 100 scale map attached.
9. 300 scale map attached.
10. Mailing list attached.
11. Fee attached.
12. Affidavit of posting attached.
13. Becky Bowcutt will post the property and provide an affidavit of posting.
Page 6
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SUBDIVISION
A PORTION OF THE N 1/2 OF SECTION 31, TOWNSHIP 4 NORTH, RANGE 1 EAST, BM.
MERIDIAN, ADA COUN:fY. IDAHO
DWG DATE: I DWG NO. { SCALE:
07/03/02 I 1210 1 "= 300'
N. LARK%~pD(30 ~
VICINITY MAP
PROPOSED HAVASU CREEK
BRIGGS ENGINEERING, INC.
( BRI665
ENGINEERS PLANNERS SURVEYORS
1800 W. OVERLAND ROAD * 801SE, 10AHO 83705 ' (208)344-970(
These drawings, or any portion thereof, shall not be use~
on any Project or extensions of this Project except by
written oqreement from Briqqs Enqineerlnq,
1200
N '
RUT
W. McMILLAN ROAD
RUT
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c~6S .~_, ~oo
$~BO.
1200
RUT
RUT
c~SSCWo°° ~
ZONE BOUNDARY
RUT
MERIDIAN CITY
.....
W. USTICK ROAD
............ ., - -
BRIGGS ENGINEERING, INC.
( BRIGGS )
(2081 344-~?00
1800 W. OVERLAND ROAD
BOISE, IDAHO 83705
HAVASU CREEK SUBDIVISION
PORTION OFTHE N 1/2 OF SECTION 31, T.4N., R. 1E., B.M.,
MERIDIAN, ADA COUNTY, IDAHO
DESIGN
DRAFT [ SCALE [ DATE [ DWG. NO.
BKB 1" = 1200' 07/02/02 11210
REVISION
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HAVASU CREEK Sb'~DM$ION