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HomeMy WebLinkAboutCedar Springs North PP 02-027 MAYOR Robert D. Corrie . . "''-rf - cUcrldi~~ ; \ 'I ~ IDAHO j ~~ ./'. N TRI=^SllRFV~........QINCE 111903 LEGAL DEPARTMENT (208) 288-2499. Fax 288-2501 PARKS & RECREATION (208888.3579' 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 CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird 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: December 26, 2002 Transmittal Date: October 31,2002 Hearing Date: January 2, 2003 File No.: PP 02-027 Request: Preliminary Plat approval of 197 building lots and 33 other lots on 81.54 acres in in proposed R-8 and LoO zones for proposed Cedar Springs North Subdivision By: Howell - Murdoch Development Corporation Location of Property or Project: south of West McMillan Road and west of North Meridian Road David Zaremba, P/Z (No VAR. VAC, FP) Jerry Centers, P/Z (No VAR, VAC. FP) Leslie Mathes, PIZ (No VAR, VAC. FP) Michael Rohm, P/Z (No VAR, VAC, FP) Keith Borup, P/Z (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 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/PP only) Idaho Transportation Department (No FP) Ada County (Annexation only) 33 EAST IDAHO. MERIDIAN, IDAHO 83642 (208) 888.4433' Fax (208) 887.4813 . City Clerk Omce Fax (208) 888-4218 . Human Resources Fax (208) 288.1193 . . CITY OF MERIDIAN Planning & Zoning Department 660 E. Watertower Ln., Ste. 202, Meridian, ID 83642 (208) 884-5533 Phone I (208) 888-6854 Fax ~1 REDDEST FOR SUBDIVISION APPROVAL PRELIMINARY PLAT (RE: Meridian Subdivision Ordinance - 12-3-1 thru 12-3-6) GENERAL INFORMATION 1. Name of annexation and subdivision: Cedar Springs North 2. Address, general location of site: South side of McMillan, 1/4 mile west of Meridian Rd. 3. Owner(s) of record: Howell-Murdoch Development Corporation/Chukar Estates, LLC Address: 4822 N. Rosepoint, Suite C, Boise, ID 83713 Telephone: 890-0850 Fax: 938~0069 E-mail: 4. Applicant: Howell-Murdoch Development Corporation Address: same as above Telephone: Fax: E-mail: 5. Engineer: Gary A. Lee, P.E./L.S. Firm: J-U-B ENGINEERS, Inc. Address: 250 S. Beechwood Avenue, Suite 201, Boise, ID 83709 Telephone: 376-7330 Fax: 323-9336 E-mail: 6. Name and address to receive City billings- Name: Howell-Murdoch Development Corp. Address Telephone: PRELIMINARY PLAT FEATURES 1. Acres: 81. 54 2. Number of building lots: 197, (184 SF /1 townhouse/12 office) 3. Number of otherlots: 33 4. Gross density per acre: 2. 51 5. Net density per acre: 4.9 6. Zoning District(s): Existing: RUT Proposed: R8/Lo 7. Does the plat border a potential green belt or pathway? No 8. Have recreational easements been provided for? No 9. Are there proposed recreational amenities to the City? No Explain the parks will be owned and maintained by the HOA 10. Are there proposed dedications of common areas? No Explain All owned and maintained by the HOA For future parks? Yes Explain Owned and maintained bv the HOA 11. What school(s) service the area? Do you propose any agreements for future school sites? No Explain School district owns adequate land in this area. 12. Are there any other proposed amenities to the City? No Explain 13. Type of building (residential, commercial, industrial, office or combination): Residential/ off ice 14. Type of dwelling(s) (single family, duplexes, multiplexes, other): Single-family, attached and detached Rev. 2/li02 . . 15. Proposed development features: a. Minimum square footage oflot(s): 7,000 b. Minimum square footage of structure(s): l, 400 SF c. Are garages provided for? Yes Square footage: d. Has landscaping been provided for? Yes Describe: see landscape plan e. Are sprinkler systems provided for? Yes f. Are there multiple units? Yes Type: Remarks: g. Are there special set back requirements? No Explain: 420 SF attached h. Value range of property: Type of financing for development: Were protective covenants submitted? Conventional Yes Date: 1. J. 16. Does the proposal land lock other property? No Does it create Enclaves? STATEMENTS OF COMPLIANCE 1. 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. 2. Proposed use is in conformance with the City of Meridian Comprehensive Plan. 3. Development will connect to City services. 4. Development will comply with City Ordinances. 5. Preliminary Plat includes all appropriate easements. 6. Street names do not conflict with City grid system. 7. All items noted on the preliminary plat checklist have 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. ~V;J Signature of Applicant Rev, 2/1/02 ~ rJ'U'B~ ~ . . J-U-B ENGINEERS, Inc. ENGINEERS. SURVEYORS. PLANNERS 250 South Beechwood Avenue, Suite 201 Boise, Idaho 83709-0944 208-376-7330 FAX: 208-323.9336 October 11, 2002 City of Meridian, Planning and Zoning Commission 660 Watertower Lane, Suite 201 Meridian, ID 83642 RE: Cedar Springs North -Annexation I Preliminary Plat Members of the Commission: , On behalf of our client, Howell-Murdoch Development Corporation, we are pleased to submi,t an appliqltion for approval of i3nnexation and preliminary plat. The project is generally located south of McMillan Road approximately 14 mile west of Meridian Road in Section 36, Township~ North, Range 1 West.' , ' the subject property is comprised oftwo tax pi3rcels containing 81.5 acres of land. The site . lies contiguous to, Cedar Springs No.1 and the Meridian City Limits on its south boundary and is , currently <:oned RUT in Ada County. ' Site Overvi,ew, ' , Thesite contains a single family dwelling and is currently utilized for agricultural purposes. The property is bisected frqmeast to west by two irrigation ditches and the White Drain, '" ,- -, '_ - I which forms the boundary between this property and Cedar Springs Subdivision No.1 further to the south. The eastern boundary borders un-platted parcels ranging from four to thirty-four, acres. The recently approved Baldwin Park preliminary plat borders the project for approximately 1,300 feet at the south end of the west property line. Project Overview Annexation /,Zoninl! , The applicant is requesting annexation and a rezone from the existing RUT (Rural Urban Transition) to R-8 (Medium Density Residential) andL-O (Limited Office). The land i~ designated as Office and Medium Density Residential on the Meridian City Comprehensive Plan Land Use Map, intending thre,e to eight dwelling units per acre for the residential. The zoning ,amendment is desirable in that it conforms to the Future Land Use Map and expands the tax base of the City. The amendment is supported by numerous policies in the Comprehensive Plan, particularly those in the Land Use Section. SpeCifically, Goal I, Objectives C,D;Goalll; Goal ill, Objective A; Goal IV, Obj;ectives A, B, C, D; Goal V, Objectives A, 1'1, C, D. * ---- ('"J.U.B .. ~ Engineers Surveyors Planners . . Development Narrative Cedar Springs North October 11, 2002 Page 2 Preliminary Plat! Overall Proiect Desil/n The preliminary plat contains a total of 230 lots and includes a mix of office and residential land uses in three distinct development areas. The McMillan Road frohtage is intended to accommodate an office park containing approximately 8 acres as well an 11.5 acre parcel reserved for a future townhome development. The lower density detached single-family dwelling area is located to the south of the offices and townhomes. The location of the Office Park in the northwest corner of the property corresponds to the Future Land Use Map contained in the Meridian Comprehensive Plan and will act as an effective buffer between the Single family residential portion of the project and McMillan Road. The office park is designed with 12 buildable lots that will accommodate professional offices as well as common areas for parking and extensive landscaping. The area intended to develop with attached single-family residential units (townhomes) coritains approximately 11,5 acres and is located at the northeast corner of the project. The applicant is seekinll conceptual approval for up to 112 residential units with detailed approval to come at a later date through a new preliminary,plat application. The lots in this area will be at least 4,000 square feet in size and will accommodate zero-lot-line buildings in accordance with the provision of the R.8 zone. It is important to note that the project as designed achieves an overall gross density of only four units to the acre. This is at the lower end of the three to eight units contemplated by the Meridian Comprehensive Plan for this area. The low density residential portion of the project contains 184 lots that range from 7,000 to 12,000 square feet in size. All lots mel;!t or exceed the standards of the R-8 zone and no variances are requested. As designed, the plat contains landscaped open space well beyond that required by the landscape ordinance. All told, there are over 15 acres of common, areas within the plat. Of that, over 11 acres or 13.9% of the plat area is dedicated to common open space as defined by the landscape ordinance (which reql,Jires 5% of the plat area be dedicated to such uses). The co,mmonopen space includes three large lots that will be developed parks owned and, maintained by the Homeowners Association. Street buffers are included along McMillan Road and along Summit Way, the internal collector street. Irrigation , ' The site contains two irrigation ditches that are owned and maintained by the Settlers Irrigation District. The Lemp Canal runs from east to west along the property's north boundary and the Coleman Lateral runs from the Lemp Canal to the south. In accordance with the ' requirements of the irrigation district the Coleman Lateral will be piped within a 30' easement. The Lemp Canal will be rerouted and left open to be utilized as a landscaped water amenity along the McMillan Road frontage. Pressurized ,irrigation water will be provided to all lots within the development utilizing the properties existing allotment of surface water. The irrigation system will be owned and maintained by the Settlers Irrigation District. F:\ProjectManagers\GAL\11846\admin\app letter.doc <1' ----- f'" J.U.B ~ '~ . . Engineers Surveyors Planners Development Narrative Cedar Springs North Octoher 11,2002 Page 3 Transportation Primary access to the property is provided by McMillan Road on the north. The project contains a residential collector without front-on housing that will provide internal access to McMillan Road. In addition, the project will connect to two stub streets to the south in Cedar Springs Subdivision and will eventually connect to Baldwin Park to the west in two locations. Two stub streets are provided to the east. A traffic study determining the impacts of the project and required transportation improvements was conducted by Washington Infrastructure Services and has been submitted directly to the Ada County Highway District. 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 8: Sewer Water and sewer service will be available from the south from stubs provided by Cedar Springs Subdivision. Said services will be extended under the White Drain with stubs left 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 int,o the project. Summary We believe that we have designed a viable, 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 application. Sincerely, J-U-B, ENGINEERS, INC. ~ Daren Fluke, AICP Planning Associate F:\ProjectManagers\GAL\ 11.846\admin\app letter.doc * . . ~ ~ m w z ~ 0 lV. N f- , ~ => , a: ~ I , m . 0 ;. ~ . Z ;;- Jl 0 1> , m 0 1[' . f- 0 ;. F==9 => f- ~ a: 0 m => ~ a: < 1--1 '" >- , ~ g 1-9 0 f- ~ Q => '" a: ~ ~ " ~ N P , N , m ~ ~ 0 ~ p.., <( ~ 0 P::: a: ~ f- => Z 0 a::: <( >< 0 Z E-< a::: Z w 2' H Z z m u f- H => 0 > a: f- => Z a::: F-I f- ee: => ~ m p::: ~ f- Q => ~ co I U , a: 0 ..J ------ O\lOd >'iJ11SnM . 0311 VldNn . N IVlllVD V'J ~ OOVtJ 'N , v ~ . ~ 0 N , ~ . 00 ~ 00 , "'n ~ Z II Ii , JL ~ 0 . ;; 1[' . . F-I w ro UJ ...J ~ 0<( < F-9 () i >- (J) ~ ! F-9 0 0 ~ 0 w 'D. f- 0 ~ W f- $ f- f- <( ~ CO <( ..J ..J (L 0 0 N (L Z "' 0 ~ Z :=0 , N ::::> "- S If} ~ ~ p:: 0 Z UJ c.J Z ~ ee: z 0 ~ Vi ;; UJ 0 CD ::J 0 (Jj W f- ee: w f- <( 0-: ..J <r: ::J (L f- Z ::J Q \.L ::J W U = Nf SIAl08ns S:JNltJdS tJV03J 3tJ ll.:l ,ON NOISIAI08lS S:JNltJdS tJVO:JJ . . 10/1112002 City of Meridian Planning and Zoning Department 660 E. Watertower Lane, Suite 202 Meridian, 10 83642 To Whom It May Concern: I, Daren Fluke, representing Howell Murdoch Development Comoration, do hereby certify that the property subject to the attached annexation and preliminarv plat applications. will be posted at least one week prior to the public hearing for the requested applications. Dated this Iltkl dayof~,2002. Signed: 86~) Daren Fluke, AICP Planning Associate \\Boisefiles\Public\ProjectManagers\GAL\11846\admin\prop post.doc asOCIATED EARTH SCIENCES.ua . BIOLOGY' ~OGY' ENGINEERING' SOIL SURVEYS' SOIL ANDWtER QUALITY . RESOURCE PLANNING AND SITE INVESTIGATIONS -- 6238 Edsewater Drive Boise, Idaho 83709 (208) 672-9213 September 29, 2000 Marty Goldsmith Farwest Developers 4550 West State St. Boise, ID 83703 Dear Marty: The six test holes excavated and described on the 60 acre property located in a part ofW2NE of Section 36, TAN., R.l W., B.M., on 9/20/00, had free water (water table) depths ranging from 101 "- 124" below the ground surface. The water table may have lowered to some extent this late in the irrigation season (due to less irrigating of fields); however, canals and laterals are still full flowing so I do not believe the water table has lowered very much. '--" In my opinion, I believe dwellin!!S with crawl spaces and footings extending not more than three feet into these soils would maintain the requirement of the footing base (bottom) being at least one foot above the seasonal high groundwater. At this point in time, I could not guarantee dwellings with basements (6' or 8' below ground level) to meet this requirement, on this property. Water table monitoring through the 2001 irrigation season would be necessary to verify the possibility of groundwater entering basements, or not. Sincerely, -.:})j.h..14.~~ Glen H. Logan Certified Professional Soil Scientist '-"