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Home My WebLink AboutSaguaro Canyon Estates AZ03-027`, ,~ ~~..QQ,,//'', ,, , ~r~d ~/VL~I"lu~IGIP! ' `Y ~~, ;. ~; Project Name: Case No(s). Applicant: STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Saguaro Canyon Estates Subdivision AZ-03-027, PP-03-032, CUP-03-0~8 Farwest, LLC gg_,t ,~ z°~_ i ,.~..~,_,,., r°::`> rj G Lett ..- 4~., 7;' ~ P&Z Commission Hearing Date: January 8, 2004 Recommendation: Approve with conditions (all ayes) Summary of Public Hearing: • David McKinnon, representing the applicant, testified in favor of the application, confirmed a neighborhood meeting was held, and answered several questions posed by the Commission. • Rob Greiner, representing John and Ed Priddy (owners of adjacent property to west), testified in opposition to the density and stated concerns with compatibility of residential adjacent to their existing ranch operation use. • Mike Youngberg, property owner representing Larkwood Subdivision to the east, reiterated the concerns expressed in their l 1-26-03 letter. He submitted a 1-page agreement, dated 1-6-04, between the Latkwood HOA and Farwest, outlining five agreements made since the original application and neighborhood meeting- s Grant Lee, property owner of the 30 acre parcel northeast of Saguaro Canyon. testified with concerns about ]ot sizes adjacent to his parcel, Fencing, street names and od~er issues. • Justin Martin, applicant/developer, testified he is opposed to constructing Che secondary access off Meridian Road as an asphalt surface. • Other key points of discussion included the timing and surface of the Meridian Road access, sanitary sewer location and timing, perimeter fencing, and restricting the number of buildable lots until access and sewer issues are resolved. Key Commission Changes to Staff Recommendation: Add a condition to the DA that no more than 50 homes can be built until the North Slough Trunk and a second emergency access are available. Add a condition to the DA that no more Yhan 236 building permits will be issued until a second public access is available. Incorporate the five (5) agreements made between the Applicant and Larkwood HOA • Add a clause to the DA indemnifying the City of Meridian incase the l~~orth Slough Trunk construction is delayed by actions of people otlier than the City. Outstanding Issues for Cit}~ Council: • Pertaining to the last bullet above, the Council, City Attorney, applicant and staff should be prepared to discuss any issues around approval of the preliminary plat with only SO lots having sanitary sewer at this time. Review and discuss the indemnity language. • Since the P&Z Commission public hearing, the applicant submitted a revised plat (dated 01/28/04) that includes cone-lot phase (Phase 10). The applicant's intent is to allow [he seller (Boyack) to retain ownership of this lot so they can construct a new, single family dwelling on this 5-acre lot upon annexation, simultaneous to the construction of Phase 1 off McMillan Road. They are proposing this new house be served with a septic system and temporary well. This request would require a modification to the preliminary plat to provide this loY with legal frontage (the lot does not have frontage today) and would also require adding land to the annexation legal description to include the 24-foot wide driveway to this 5-acre lot. This issue will need to be discussed at the City Council public hearing. ~,ECEIV~D FEB 0 4 2004 BEFORE THE PLANNING AND ZONING COY'I~'fISSION City Of Meridian City Clerk Office IN THE MATTER OF THE ) Case No. AZ-03-027 REQUEST FOR ANNEXATION & ) ZONING OF 140.25 ACRES TO R-4 ) RECOMMENDATION TO CITY' ZONE FOR SAGUARO CANYON ) COUNCIL ESTATES SUBDIVISION 1 Farwest, LLC, Applicant The property is approximately 140 acres in size and is generally located in the center of the square mile bordered by Chinden Blvd., Meridian Road, Locust Grove Road and McMillan Road. The property is designated as Medium Density Residential on the Future Land Use Map of the 2002 Compi,-ehensive Plan. The owners ofrecord of the subject properties are Robert and Marlene Ezhead and George and Betty Boyacl<. Applicant is Farwest, LLC, represented by.fustin Martin. 4. The subject property is currently zoned RUT (Ada County) and consists of a single family residence and vacant land. ~. The Applicant requests the property be zoned as R-4 (Low Density Residential). 6. The subject property is surrounded by the following properties and uses: North: Two, 1.0-acre parcels with single family residences and a 22.95-acre parcel with a single family residence, all zoned RUT (Ada Co.) South: Two lots in Crestwood Subdivision (5-acre lots), zoned RUT, and Cobre Basin (Havasu Creek Sub.), zoned R-4 (Meridian) East: One, 10-acre parcel with a single family residence, a 29:7-acre parcel with a single family residence, and Larkwood Subdivision (2-3 acre lots), all zoned RUT (Ada County) Rest Two, 20-acre parcels with upper-scale residences and a 10324-acre parcel with a single family residence, all zoned RUT (Ada Co.) The property which is the subject of this application is within the Area of Impact of the City of Meridian. 8. The entire property is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 9. The Applicant proposes to develop Che subject property in the following manner: a 487 lot residential plam~ed development (442 buildable lots and 45 common). RECOMMENllATiON TO CITY COUNCIL FOR APPRO VAL OF ANNEXATION/REZ_ONE FOR SAGUARO CANYON ESTATES SUBDIVISION BY FARWEST, LLC - AZ-03-027 -Page 1 10. The Applicant requests zoning of the subject real property as R-4, which is consistent with the Meridian Comprehensive Plan Future Land Use Map which designates the subject property as Medium Density Residential. 1 1. The North Slough Drain is a scenic feature that affects Che consideration of this application. 12. The Planning and Zoning Commission recognized Che concerns of the following individuals: - the Larkwood Homeowner's Association - Kenneth Christensen (letter dated 12/3/03) - Michael S. Adkins (letter dated 1/22/04) - John Priddy (letter dated 12/2/03) The Commission also recognized the concerns of Mr. Lee expressed as verbal testimony at the 1-8-04 public hearing. RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the requested Annexation and Zoning as requested by the applicant for the property described in the application, subject to the following: A. Adopt the Special Recommendations oPthe Planning and Zoning Commission as follows: 1. Add a new condition to the Development Agreement (paragraph l.a.) which states: "No more than 50 homes can be built until both the North Slough Trunk and a second emergency access, constructed to the satisfaction of the Meridian Fire Department, are built." 2. Add a new condition to the Development Agreement (paragraph l.b.) which states: "No more than 236 building permits will be issued until a second. public access is available, either connecting to a platted stub street or the temporary use of the easement currently enjoyed by the Boyacks. If the latter is the choice, it will be paved and at least 20 feet wide." Add a new condition to the Development Agreement (paragraph l.c.) which includes language to be worked out among staff, including the City Attorney, on RLCOMMENDAI'lON "I'0 CITY COUNCIL FOR APPROVAL OF ANNEXATION/RE7.,ONL FOR SAGUARO CANYON ESTATES SUBDNISION BY FARWEST, LLC - AZ-0.-o27 -Page 2 indemnifying the City of Meridian in case the North Slough Trunk construction is delayed by actions of people other than the City. B. Adopt the Recommendations of the Meridian Planning & Zoning Department as follows: 1. The applicant/owners shall enter into a Development Agreement (DA) with the City of Meridian. A condition of the DA shall be that the applicant participates i,o any road infrastructure agreements in the North Meridian Planning Area negotiated with ACHD and shall faithfully perform the tenros of such agreemenC or agreements. ?. Any existing domestic wells and/or septic systems within Chis projectwill have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used [or non-domestic purposes such as landscape irrigation. 3. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation drainage district, or lateral users association (ditch owners), with writte^ approval or non-approval submitted to the Public Works Department. If lateral users association approval cah't be obtained, plans will be reviewed and approved by the Meridian City Engineer prior to final plat signature. 4. Airy future subdivision, planned development, uses and construction shall. comply with the City of Meridian ordinances in effect at the time. RECOMMENDATION 1'O CITY COUNCIL FOR APPROVAL OF ANNEXATION/REZONE FOR SAGUARO CANYON ESTATES SUBDIVISION BY FARWEST, LLC - AZ-OS-027 -Page 3