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E"77t~~1c~11 ~'' ~, STAFF SUMMARY
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RECOMMENDATION TO CITY COUNCIL
Project Name: Saguaro Canyon Estates Subdivision
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Case No(s).: AZ-03-027, PP-03-032, CUP-03-OAS
Applicant: Farwest, LLC
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PAZ 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 Cneiner, 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 11-26-03 letter. He submitted a 1-page
agreement, dated 1-6-04, between the Larkwood HOA and Farwest, outlining five
agreements made since the original application and neighborhood meeting.
• Grant Lee, property owner of the 30 acre parcel northeast of Saguaro Canyon,
testified with concerns about lot sizes adjacent to his parcel, Fencing, street names and
other issues.
• Justin Martin, applicant/developer, testified he is opposed to constructing the
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 Ciming, 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 Tnu1k and a second emergency access are available.
• Add a condition to the DA that no more than 236 building permits will be issued tmtil
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 in case the North Slough
Trunk construction is delayed by actions of people other than the City.
Outstanding Issues for City 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 50 lots having sanitary sewer at this time. Review and discuss the indemnity
language.
Since the P&Z Conmrission public hearing, the applicant submitted a revised plat
(dated 01/28/04) that includes aone-lot phase (Phase 10). The applicant's intent is to
allow the 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 lot
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 ~-acre lot. This issue will need to be discussed atthe City Council public
hearing.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR CONDITIONAI,
USE PERMIT FOR A PLANNED
DEVELOP'MEN"t FOR SAGUARO
CANYON ESTATES SUBDIVISION
IN AN R-4 ZONE
Farwest, LLC, Applicant
Case No. CUP-03-058
RF,COMMENDATION TO CITY
~ COUNCIL ~~~~~~~~
FEB 0 4 2004
City Of Meridian.
City Clerk Office
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 Comprehensive Plan.
2. The owners of record of the subject properties are Robert and Marlene Rhead and George
and Betty Boyack.
3. Applicant is Farwest, LLC.
4. The subject property is currenCly zoned RUT (Ada Co.) and an application for annexation
to R-4 is pending before the City Council. The zoning district of R-4 is defined within the
City ofMeridian Zoning and Development Ordinance, Section 11-7-2.
The Applicant requests the Conditional Use Permit for a Planned Development for single
family residential use with reduced lot sizes, lot frontages, house sizes and increased
block lengths for cul-de-sacs. The Planned Development designation within the City_ of
Meridian Zoning and Development Ordinance requires a Conditional Use Permit be
obtained for most uses and exceptions, including those requested by the Applicant.
(Meridian City Zoning and Development Ordinance, Section 11-8-i).
6. The Meridian Planning and Zoning Commission recognizes that the proposed application
is incompliance with the Meridian Comprehensive Plan.
The use proposed which is the subject of this will, in fact, constitute a conditional use as
determined by City policy.
The Planning and Zoning Commission recognized the 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)
- Jahn Priddy (letter dated 12/2/03)
RECOMMENDATION TO CITY COUl~!C[L OF APPROVAL OF CONDI710NAL LSE PERM]T FOR A
PLANNED DEVELOPMENT FOR SAGUARO CANYON ESTATES t3Y FARW EST, LLC- CIIP-03-O55 - Paee
The Commission also recognized the concerns of Mr. Lee expressed as verbal testimony
at the 1-8-04 public hearing.
RECOMIVIENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested Conditional Use Permit as requested by
the Applicant for the property described in the application, subject to the following:
A. Adopt the Recommendations of the Plamling and Zoning and Engineering staff as
follows:
1. Applicant shall meet all of the requirements of the preliminary plat as a condition
of the Conditional Use Permit.
2. All development shall comply with the Americans with Disabilities Act and the
Fair Housing Act.
3. The applicant shall provide/constrict The following amenities within the
subdivision:
a. A minimum of 10% of the gross land area, or 14.0 acres, improved as
usable open space;
b. A 10-foot wide, public, asphalt pathway, built as a continuous system
from the west property line in Lot 55, Block 12, and extending to the east
property line (on the south side of W. Totem Pole Street);
c. Two (2) tot lots, where one is provided in Lot 6, Block 16 and the other is
constricted in one of the two private park lots.
4. Applicant shall construct a 5-foot, vinyl fence with 1-foot lattice on top along the
entire shared boundary with Larkwood Subdivision.
5. The following deviations from the Zoning and Subdivision Ordinance (MCC "Title
11 and 12) are approved as part of this application:
Lot Size- City Requirement Proposed Lot Sizes
R-4: 8,000 sq, ft. per lot 5,735 sq. ft. minimum per lot
House Size- CityReguirement Proposed Minimum Area
1,400 sq. ft. minimum 1,201 sq. ft. minimum
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR A
PLANNED DEVELOPMENT FOR SAGUARO CANYON ESTATES BY FARWEST, LLC -CUP-U3-058 -Page
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Frontage- City Reauirement Proposed Minimum Frontage
80' minimwn 60' minimum (perpendicular
streets)
40' minimum (cut-de-sac) 30' minimum (cut de
sacs,%curves)
Cul-de-sac
Length- CitvReauirement Proposed Lened~s
450' maximum 550' nuirinuiin
6. All areas being counted toward the 10% open space amenity shall be free of "wet
ponds" or other such nuisances. All stormwater detention facilities incorporated
into the required open space are subject to MCC 12-]3-]4 and shall be fully
vegetated with grass and trees, as depicted on the submitted landscape plans.
7. The applicant shall coordinate with ACHD to provide either painted or other
pedestrian crosswalks at the intersections where the regional. pathway crosses
Joshua Tree, Giant Saguaro, San Pedro and Red Horse Way.
8. Lots 26, 41, 43 and 44, Block 9 shall have a special condition, as agreed to with
the Larkwood HOA, that no structure on these lots shall exceed a height of 25
feet.
B. Adopt the Recommendations of the Meridian Fire Department staff as follows:
1. The fire department has no objection to the request for IonFer cut-de-sac lencths.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL'USEPERMlT FOR A
PLANNED DEVELOPMENT FOR SAGUARO CANYON ESTATES BY FARWEST, LLC -CUP-03-0~3 - Paec
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