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Home My WebLink AboutCedar Springs North AZ 02-028 . ...."'~. c ~ Q /' CITY. OF .f.:i~~~~_ ,. L/Vlerldlan .~ IDAHO MAYOR Robert D. Corrie ClTY COUNCIL MEMBERS TatT!rny deWeerd William L M. Nary Cherie McCandless Keith Bird . LEGAL DEPARTMENT (208) 288-2499. Fax 288-2501 PARKS & RECREATION (208888.3579' F", 898-550I PUBLIC WORKS (208) 898-5500 'Fa. 887-I297 BUILDING DEPARTMENT (208) 887-221I . Fa. 887-I297 PLANNING AND ZONING (208) 884-5533 . Fax 888-6854 .. E 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.: AZ 02-028 Request: Annexation and Zoning of 81.54 acres from RUT to R81 LO 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, PIZ (No VAR, VAG, FP) Jerry Centers, PIZ (No VAR, VAG, FP) Leslie Mathes, P/Z (No VAR, VAC, FP) Michael Rohm, P/Z (No VAR, VAC, FP) Keith Borup, P/Z (No VAR, VAG, FPj Robert Corrie, Mayor Bill Nary, CIC Tammy deWeerd, CIC Keith Bird, CIC Cherie McCandless, CIC Water Department Sewer Department Sanitary Service (No VAR, VAG, 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/PPonly) U.S. West (FP/PPonly) 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) 884-8723 , / . . ~ CITY OF MERIDIAN Planning & Zoning Department 660 E. Watertower Ln., Ste. 202, Meridian, ID 83642 (208) 884-5533 Phone I (208) 888-6854 Fax ANNEXATION AND ZONING OR REZONE APPLICATION (RE: Meridian Zoning Ordinance- Section 11-15 and 11-16) PROPOSED NAME OF PROJECT/SUBDrvISION: Cedar Springs North ADDRESS, GENERAL LOCATION OF SITE: South side of McMillan/l/4 mile west of Meridian Rd. TYPE (RESIDENTIAL, INDUSTRIAL. COMMERCIAL): Residential/commercial ACRES OF LAND IN PROPOSED ANNEXATIONIREZONE: 81. 54 (8. 41- LO /73. 13- R4) PRESENT LAND USE: Agriculture PROPOSED LAND USE: Single-family residential/office PRESENT ZONING DISTRICT: RUT PROPOSED ZONING DISTRICT: R8ILO APPLICANT: Howell-Murdoch Development Corporation ADDRESS: 4822 N. Rosepoint, Suite C, Boise, ID 83713 PHONE: 890-0850 FAX: 938-0069 E-MAIL: ENGINEER, SURVEYOR, PLANNER: J-U-B ENGINEERS, Inc. ADDRESS: 250 S. Beechwood Avenue, Suite 201, Boise, ID 83709 PHONE: 376-7330 FAX: 323-9336 E-MAIL: OWNER(S) OF RECORD': Howell-Murdoch Development Corporation/ Chukar Estates, LLC ADDRESS: (see attached affidavits) PHONE: FAX: E-MAIL: I have read the information contained herein and certify the infonnation is true and correct. (see attached affidavits) Signature of Applicant -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 timing for same shall be included in nanative. Rev. ]/ I/O] . . ~ :j \ z \ LJv. 2 f- , "J => ~ 00 < ~ ~ ro ;;: . Z ". -;; JL " , . 0 1[' . f- ro :;. 1-9 => f- ~ 00 => ~ U) 00 ;;- ~ F-I 1 :> 1 F-I 0 f- ~ 0 => 00 ~ r:q ~ ~ N 0 '-., N '-., U) S' ~ 0 E--' p.. <{ <G 0 cc: 00 ~ f- => Z 0 00 <{ >-' (5 Z f-< 0:: Z W H ::2' Z Z U) U f- H => 0 > 00 f- => Z 00 F-I f- p::: => 0., U) p:: -q- <r: I f- 0:: 0 => ~ a:l I U ex: 0 --' ----- OIfOd >iJ11SnM Oct 01 02 02:36p Far-west LLC . 12081 376-2041 . p.5 '"" \ OPERATING AGREEMENT OF CHUKAR ESTATES, L.L.C. This Operating Agreement (the" Agreement') is made and entered into and effective as of this ~ day of 1anuary, 2001, by and among MARTY GOLDSMITH and MARTIN, L.L.C., an Idaho limited liability company,(hereinafter referred to collectively as the "Members"). RECITALS 'The Members have formed a limited liability company named Chukar Estates, L.L.C., an Idaho limited liability company, under the laws of the State of Idaho, (hereinafterreferred to as the 'LLC"). The Articles of Organization were filed on the 30th day of October, 2000 with the Secretary of Stale of the State of Idaho (hereinafter referred to as "Articles of Organization"). In consideration of the covenants and the promises made herein, the parties hereby agree as follows: SECTION 1 DEFINITIONS ~\ 1.1 Agreement means this Limited Liability Company Operating Agreement, as amended. 1.2 Articles of Organization means the Articles of Organization which were filed on October 30, 2000 with the Secretary of State of the State ofIdaho for the purpose of forming this LLC. 1.3 "Code" means the Internal Revenue Code of 1986, as amended. 1.4 Capital Account means the amount of a Member's Capital Contribution, as adjusted, including but not limited to increases due to profits or additional contributions and decreases due to losses and distributions. 1.5 Capital Contribution means any contribution of value, including but not limited to cash, property, assets, etc., by a Member to the capital of the LLC. 1.6 Financlallnterest means a Member's right to share in the profits, losses, incomes, expenses, or other monetary items and to receive distributions and allocations from the LLC. 1.7 LLC means Chukar Estates, L.L.C., an Idaho limited liability company, under the laws of the State of Idaho. ~ OPERATING AGREEMENT - 1 OPERATINGAGREEMENT. FINAL. 032101 Oct 01 02 02:37p Fal"west LLC . /208) 376-2041 . p.6 --- 11.5 SuccessQr and Assigns. This Agreement shall be binding upon and inure to the benefit of the parties and their respective successors. legal representatives, and assigns. This Agreement may not be assigned by any party without the express written consent of the other parties. 11.6 Notices. All notices, requests, demands, and other communications made hereunder shall be in writing and shall be deemed duly given If delivered or sent by telex, facsimile, or registered or certified mail, postage prepaid, as follows, or to such other address or person as the party may designate by notice to the other party hereunder: . 11.7 Attorneys' Fees. In the event of any litigation, arbitration or other dispute arising as a . result of or by reason of this Agreement, the prevailing party in any such litigation, arbitration or other dispute sball be entitled to, in addition to any other damages assessed, its reasonable attorneys fees, and all other costs and expenses incurred in co1lIlection with settling or resolving such dispute. 11.8 Construction. Throughout this Agreement, the masculine, feminine, or neuter generis shall be deemed to include the masculine, feminine, and neuter and the singular, the plural, and vice versa. The section headings of this Agreement are for convenience of reference only and do not form a part bereof and do not in any way modify, interpret, or construe the intentions of the parties. 11.9 Execution and Counterparts. This Agreement may be executed in several counterparts each of wbicb shall be deemed to be an original, and all sucb counterparts when taken together shall constitute one and the same instrument. '-' 11.10 Governing Law. This Agreement shall be governed by, and interpreted in accordance with, the laws of the State of Idaho. IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be duly executed the day and year first above written. :R~1~~ ---- ~SIER V.~ MARTIN, L.L.C. ~~M:: '-' OPERU'ZNG AGREEMEN!I.' - 12 OPERATINGAGREEMENT.FINAL.032101 . . 10/1112002 City of Meridian Planning and Zoning Department 660 E. Watertower Lane, Suite 202 Meridian, ID 83642 To Whom It May Concern: I, Daren Fluke, representing Howell Murdoch Development Corporation, 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 1\ l;k! day of ()2tLl lnz.r , 2002. Signed: e61A) Daren Fluke, AICP Planning Associate \\Boisefiles\Public\ProjectManagers\GAL\11846\admin\prop post.doc . 0311 IfldNn . 0 0 '" ~ OOlfd NllflllV'O~ 'N , " ~~ ~ ~ < u ~ g ~ Lemp Conol N , Qn_ni ~ ~ 00 ;0 . ~ r;;g , " ,-,,^ 8" , " Z L <:: II Ii , Jl , . . 0 ~ ~ == r-- lr ;0 . ~ . f=I I .:/ w ~ [f] ...J /; 0<( . ~ ~ u -;; If) , :> . /( 0 , 0 , f=I 0 w 0 ] Q w (0 c.- ':2 " c.- d: c.- ./ , f-- ') }) // <( " r:o <( -.J -.J Q. 0 0 N Q. Z "' 0 ::J z J => "- N => "- " [f] I I ~ - - ~ r---- ~ r--- ~ - ::J rr0 ~ r--- 0 '~ Z L [f] \ ~ \ lJ / Z I N J--j 1 ~ 0::: z r--- 0 /- ~ (7j r-- ^.J/ :> [f] 0 c-::- rn ~ It-- v-- I~( 0 IJJ W c.- O::: w I c.- - <( n:: -.J <r; ~ I? Q. c.- - Z ~ Q LL ~/ => - W - U t----' ~ =J ~ - . Ii I~FlslAlo8ns SClNlddS dlfmJ Jd lnJ raN NOISIAI08ns S:JNlddS dlfmJ ~ f""J.U.B~ .~ . . J-U-B ENGINEERS, Inc. ENGINEERS. SURVEYORS. PLANNERS 250 South Beechwpod Avenue, Suite 201 Boise, Idaho 63709~0944 206-376-7330 FAX: 206-323-9336 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 submit. an application for approval of !lnnexation and preliminary plat. The project is generally . located south of McMillan Road approximately 14 mile west of Meridian Road in Section 36, Township 4 North, Range 1 West. The subject property is comprised of ' two t!lX parcels 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 zoned RUT in Ada County. Site Overview The site contains a single family dwelling and is currently utilized for agricultural purposes. The property is bisected from eas.t to west by two irrigation ditches and the White Drain, 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 B,!ldwin Park preliminary plat borders the project for approximately 1,300 feet at the south end of the west property line. Project Overview Annexation I Zoninq . The applicant is requesting annexation and a rezone from the existing RUT (Rural Urban Transition) to R-8 (Medium Density Residential) and L-O(Limited Office). The land i~ designated as Dffice and Medium Density Residential on the Meridian City Comprehensive Plan Land Use Map, intending three to eight dwelling units per acre for the residenti.al. 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; Goal II; Goal III, Objective A; Goal IV, Objectives A, B, C, D; Goal V, Objectives A, B, C, D. . * ----- (" J.U.8 } ~ Engineers Surveyors Planners . . Development Narrative Cedar Springs North Octoher 11,2002 Page 2 Preliminarv Plat/OVerall Proiect Desiqn 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 frontage is intended to accommodate an office park containing approximately 8 acres as well an 11.5 acre parcel reserved for a future townhcime development. The lower density detached single-family dwelling area is located to the south of the offices and townhomes. The location of the Dffice 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 thatwill accommodate professional offices as well as common areas for parking and extensive landscaping, The area intended to develop with attached single-family residential units (town homes) contains approximately 11.5 acres and is located at the northeast corner of the project. The applicant is seeking 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 wiUaccommodate 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 meet 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 requires 5% of the plat area be dedicated to such uses). The cQmmonopen space includes three large lots that will be developed parks owned and maintained by the Homeowners Assotiation. 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\admln\app lett,er.doc * .---- ('" J.U.8 } .~ . . Engineers Surveyors Planners Development Narrative Cedar Springs North October 11, 2002 Page3 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. TWQ 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 B: 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 pr'?tection 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. 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\ 11846\admin\app letter .doc *