HomeMy WebLinkAboutLochsa Falls Sub AZ 02-010
MAYOR
Robert D. Corrie
HUB OF TREASURE VALLEY
.CITY OidMERmfAN
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
CITY COUNCIL MEMBERS
William L. M. Nary
Keith Bird
Tammy deWeerd
Cherie McCandless
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: May 30, 2002
Transmittal Date: April 12, 2002 Hearing Date: June 6,2002
File No_: .AZ 02-010
Request: Annexation and Zoning of 354.38 acres from RUT to R-4 ~ones for proposed
Lochsa Falls Subdivision \
By: Farwest, LLC and Daniel Gibson
Location of Property or Project: south of West Chinden Boulevard and west of North Linder Road
Meridian School District (No FP)
Meridian Post Office (FPIPP only)
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co_ (FPIPP only)
U.S. West (FPIPP only)
Intermountain Gas (FPIPP only)
Bureau of Reclamation ,(FPIPP only)
Idaho Transportation Department (No FP)
Ada County (Annexation only)
David Zaremba, PIZ (No VAR, VAC, FP)
Jerry Centers, PIZ (No VAR, VAC. FP)
Leslie Mathes, PIZ (No VAR, VAC, FP)
Keven Shreeve, PIZ (No VAR, VAC, FP)
Keith Borup, PIZ (No VAR, VAC, FP)
Robert Corrie, Mayor
Bill Nary, CIC
Tammy deWeerd, CIC
Keith Bird, CIC
Cherie McCandless, CIC
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
. CITY OF MERIDIAN .
Planning & Zoning Department
,660 E. Watertower Ln., Ste. 202, Meridian, ID 83642
(208) 884-5533 Phone I (208) 888-6854 Fax
ElLI
A1.-01;-OIO
ANNEXATION AND ZONING OR REZONE APPLICATION
(RE: Meridian Zoning Ordinance-Section 11-15 and] 1-16)
PROPOSED NAME OF PROJECT/SUBDlVISION:
Lochsa Falls Subdivision
ADDRESS, GENERAL LOCATION OF SITE: South of Chin den & West of Linder
TYPE (RESIDENTIAL, INDUSTR]AL, COMMERCIAL):
ACRES OF aND IN PROPOSED ANNEXATION/REZONE:
PUD Mixed Uses
354.38
PRESENT LAND USE: Agricultural & (2) Residential Dwellings
PROPOSED LAND USE: Planned Unit Development (862 Single Family Dwellings, 171 Multi-Familv
Units, II Office Buildings, 1 Commercial Building)
PRESENT ZONING DISTR]CT: RUT
PROPOSED ZONING DISTRICT: R-4 with PUD
APPLICANT: Farwest, LLC & Daniel G. Gibson
Daniel Gibson - 19500 Hwy 20/26 Caldwell, ID 83605
ADDRESS: Farwest - 4487 N. Dresden Place, Suite 102, Garden City, ID 83714
PHONE:
388-01 89
FAX:
376-2041
E-MAIL:
ENGINEER, SURVEYOR, PLANNER:
Becky Bowcutl
ADDRESS: ]405 W. Chance Court, Eagle, ID 83616
PHONE:
484-3904
FAX:
938-6210
E-MAIL: bbowcutt(ci)msn.com
OWNER(S) OF RECORD':
See attached list
ADDRESS:
PHONE:
FAX:
E-MAIL:
I have read the information contained herein and certify the information is true and correct.
~
DANIEL . IBSON: .
FARWEST L.L.C.
By
MARTY GO DSMITII, Member
'Annexation may require entering into a development agreement as a condition of annexation. Current owner(s) musl
execute agreement. Explanation of any change in ownership and timing for same shall be included in narrative.
E:\2001\1011100J - Lochsa Falls Suh\CorrespondenceIOlll-goingIANNEXZON APP.doc
.
.
Owner's ofProper.ty:
Leroy E. Brandt tor Leroy E. Brandt Family Limi1ed Liability Partnership and Elroy Brandl
2630 W. Parkstone Drive
Meridian. ID 83642
Elroy Brandt for Leroy E. Brandt Family Limi1ed Liability Parlnership and Elroy Brandl
2482 West Sample
Fresno, CA 93711
Marty Goldsmith
4487 N. Dresden, Suite 102
Garden City. ID 83714
Sunjay Ray M.D.. Inc. Money Purchase Plan Trust: N. L. Patel M. 0.. Inc. Pro tit Sharing ('Ian
and Sterling Trust Company, FOB Rayinder Gupta M. 0.. IRA
3020 Stone Gate Drive
Alamo, CA 94507
Daniel G. Gibson. Jr.
19500 Hwy 20/26
Caldwell. ID 83605
Justin and Tamra Marlin
5606 N. Ten Mile Road
Meridian. ID 83642
E:\200 I \ I 0\ II 00 I - Lochsa Falls Sub\CorrespondenceIOut-going\Owner list.doc
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APPLICATION FOR ANNEXATION
(LOCHSA FALLS 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 Chinden Boulevard and west
of Linder Road. The property is comprised often tax parcels and is
in four different ownership's.
b. The property consists of354.38 acres of land. The site and the
surrounding area is primarily agricultural. One existing dwelling is
located along Ten Mile Road. The home is oriented to Ten Mile
and will retain is direct lot access. An additional home located on
another parcel within the project will be removed.
c, The surrounding land uses are as follows: North - Estate Residential
(Spurwing Subdivision & Brandt Subdivision), Spurwing Golf Course
and AgricuIturalland; South - Residential (Proposed Bridgetower
Crossing Subdivision) and Agricultural parcels; East - Agricultural
parcels; West - Agricultural parcels.
d. This is a request fur annexation with a zoning designation ofR-4
(Low Density Residential). The property is currently zoned RUT
(Rural Urban Transition). The project site is designated Single
Family Residential on the Meridian Comprehensive Plan Land
Use Map, The subject property is contiguous to the City limits
at Mcmillan Road. The applicants believe this request for an R-4
designation is in compliance with the Comprehensive Plan.
e. The applicants are proposing a Planned Unit Development on
the subject property. The application includes a request for the
20% Use Exception.
Page 1
.
.
APPLICATION FOR ANNEXATION
(LOCHSA FALLS SUBDIVISION)
f. The su~ect property lies in the pathway of the proposed North
Slough Sewer trunk line extension area. The sewer is currently
located in Ten Mile Road approximately three quarters of a mile
south of the subject site. The sewer will be extended within 400
feet of the Ten Mile and Mcmillan Road intersection by the developer
of Bridget ower Crossing Subdivision. The applicants will be required to
extend the sewer north to the su~ect property. Civil engineering
plans for the extension have been submitted to the Meridian Public
Works Department. A 12 inch water main is located in Ten Mile
Road approximately three quarters of mile south of the property.
A water main extension will be required to service the site.
6. Statement of necessity and desirability of the development:
a. The proposed project is being processed under a new Planned
Development Ordinance which provides the City with maximum
control over all integral aspects of the project.
b. The proposed overall density of the planned development is
3.37 dwelling units per acre. This includes (862) single fumi1y dwelling
lots and (171) future multi- fumi1y units. The project also includes (II)
office lots, (1) commercial lot, (1) City Community Park lot, (1)
private park lot, (1) future fire station lot and other common area lots.
c. We believe the mixed use of the project will provide a balanced
development. Lot sized vary from 6,500 to 20,000 square feet.
A 10.1 acre lot has been identified for multi- fumi1y development.
At the 17 dwelling units per acre proposed, the multi- fumi1y area
would development with two or three story apartments. Limited
office is proposed along the Chinden Road and Mcmillan Road
corridors. One commercial lot is proposed on the east side of the
property adjacent to Chinden Road.
d. The project will provide active and passive recreational opportunities
for the residents. The amenities include: pathways, ponds, a 6.04 acre
private park with a picnic gazebo, full size basketball court and
a $ 20,000 playground facility. A network of collectors with
Page 2
.
.
APPLICATION FOR ANNEXATION
(LOCHSA FALLS SUBDMSION)
landscaping and a large rotary is proposed. The project has incorporated
a 24.6 acre City Community Park. This park is identified as (C-2) on
the Comprehensive Parks & Recreation System Plan.
e. The project will benefit the surrounding area by providing amenities
like the pathways and a public park which benefit the community as a
whole. The collector system will improve the transportation in the
section and area
f. The office and limited commercial will provide essential services
which will benefit the existing residents. The community
will also benefit from the extensive planning which considers
the long range needs (essential public services,' parks,
recreation, private services and transportation).
g. The proposed annexation request is in harmony with the Meridian
Comprehensive Plan. The zoning request supports the City's policy
of growth JTI11nllgement 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 services necessary to support the
area.
h. We believe the proposal is an example of compatible and efficient use
of land. We have utilized innovative and fimctional site design as our
major 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. GoalS: To establish compatible and efficient use of land through the
use of innovative and fimctional site design.
Page 3
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APPLICA nON FOR ANNEXA nON
(LOCHSA FALLS SUBDIVISION)
The proposed project provides for three diffurent lot sizes starting at
6,500 and progressing to 10,000 and even 20,000 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 utilizing a rotary
system for linkage between the three collector. The central location
of the rotary and private park provides for a focal point and gathering
place. A neo-traditional grid pattern has been demonstrated on the plan.
This provides fur improved interconnection and neighborhood continuity.
ECONOMIC DEVELOPMENT CHAPTER:
a. 1.1: The City of Meridian shall make every effort to create a positive
atmosphere that encourages."commercial enterprise to locate
in Meridian.
The project has limited office and commercial development. However,
by allowing alternative uses to be mixed with residential we can achieve
a better community atmosphere.
LAND USE CHAPTER:
a. lAU: 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 density of the PUD at 3.37 is in compliance with this
goal oflower densities in the periphery.
b. 1.SU: Promote the development ofhigh quality and
environmentally compatible residential areas that contain the
necessary parks, schools and commercial fucilities to maintain
and form identifiable neighborhoods.
This large project includes public and private parks, a fire station
site, mixed uses (single family residential, multi-family, office and
Page 4
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.
APPLICATION FOR ANNEXATION
(LOCHSAFALLS SUBDIVISION)
commercial) and an extensive collector system. This project
demonstrates a large neighborhood with compatible uses can be
planned on a large scale.
c. 2.1U: Support a variety of residential categories for the purpose of
providing the City with a range of affurdable housing opportunities.
This project has varying single family residentia1lot sizes and multi-fiImily
potential.
d. 2.2U: Support strategies for the development of neighborhood
parks within all residential areas.
This project includes a City Comrounity Park site and a private park
area for small children in the development.
TRANSPORTATION CHAPTER:
a. 1.20U: Encourage proper design of residential neighborhoods
to ensure their safety and tranquillity.
The inclusion of the three collector roadways and the rotary
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.
HOUSING CHAPTER:
a. 1.1: The City of Meridian intends to provide for a wide diversity
of housing types... in a variety oflocations suitable for residential
development.
Page 5
.
.
APPLICATION FOR ANNEXATION
(LOCHSA FALLS SUBDIVISION)
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 will eventually have access to shopping as the area
develops with additional residential projects and adjoining commercial
projects come on line.
c. 1.6: Housing proposals shall be phased with transportation,
open space, and public service and fu.cility plans, which will
maximize benefits to the residents, minimize conflicts and provide
a tie-in between new residential 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.
d. 1.19: High density development, where possible, should be
located near open space corridors or other permanent major
open space and park fu.cilities, and near major access thorough-
fares.
The muhi-family area has been located along a collector roadway and
provides for transition from the office area to single family residential.
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 32.42 acres of landscaped open space throughout
the parcel. The aesthetic quality of this development will be of the
highest quality.
Page 6
.
.
APPLICATION FOR ANNEXATION
(LOCHSA FALLS SUBDIVISION)
b. 6.11U: Promote well-planned and well-designed affordable
housing in all Meridian neighborhoods.
The mixed residential uses and the proposed 1200 square foot minimum
on home sizes will encourage the variety the City is promoting.
8. 100 scale map attached.
9. 300 scale map attached.
10. Mailing list attached.
II. Fee attached.
12. Affidavit of posting attached.
13. Becky Bowcutt will post the property and provide an affidavit of posting.
Page 7
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LOCHSA FALLS SUBDIVISION
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REVISION . BY: 300' VICINITY MAP BRIGGS ENGINEERING, INC,
LOCHSA FALLS SUBDIVISION ( ~} :>
SHEET : SECTION 26. TAN.. R.1W.. 8.M. ENGINEERS PlANNERS SURVEYORS
4 OF 5 ADA COUNTY, IDAHO 1 BOO W. Q'lERIllNO ROAD . BOISE, IDAHO BJ705 ' (208)344-9700
OWG DATE: OWG NO, I SCAlE: These drowinqs, or any portion thereof, sholl not be used
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LOCHSA FALLS SUBDIVISION ( ~3 )
SHEET : SECTION 26, T.4N.. R.1W.. S.M. ENGINEERS PLANNERS SURVEYORS
5 OF 5 ADA COUNTY, IDAHO 1600 W. OVERlAND ROM) , BOISE. IDAHO 83705 . {20a)J4.4-9700
owe DATE: OWG NO. ISCAL" These drawings, or cny portion thereof, sholl flot be used
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aKa written ogreement from Briggs Engineering, Inc.