PZ - Revised Application to Correct Zoning 3-19Planning Division
DEVELOPMENT REVIEW APPLICATION
STAFF USE ONLY:
Project name:
File number(s)_
Assigned Planner: Related files:
�e of Review Requested (check all that a
❑ Accessory Use (check only 1)
❑ Daycare
❑ Home Occupation
❑ Home OccupationfInstruction for 7 or more
❑ Administrative Design Review
❑ Alternative Compliance
2 Annexation and Zoning
❑ Certificate of Zoning Compliance
❑ City Council Review
❑ Comprehensive Plan Map Amendment
❑ Comprehensive Plan Text Amendment
❑ Conditional Use Permit
❑ Conditional Use Modification (check only 1)
❑ Director
❑ Commission
:1 Development
Agreement Modification
❑ Final Plat
❑ Final Plat Modification
❑ Landscape Plan Modification
Preliminary Plat
❑ Private Street
❑ Property Boundary Adjustment
❑ Re7one
❑ Short Plat
❑ Time Extension (check only 1)
❑ Director
❑ Commission
U ❑ DC Text Amendment
❑ Vacation (check only 1)
❑ Director
❑ Commission
❑ Variance
❑ Other
Applicant Information
Applicant name: Penelope Constantmes, Riley Planning Services Phone: 208.908.1609
Applicant address: P.O. Box 405 Email. penelope@rileyplanning.com
City: Boise
Applicant's interest in property:
Owner name: Justin Fishbum
❑
Own ❑Rent ❑Optioned
Owner address: 4000 N. McDermott Road
City: Meridian
State: l D
Email:
Zip:
83701
Phone:
State: �D Zip: 83646
g
A ent/Contact name c.a architee en eer develo er resentative -Penelope COnstantikes
Firm name: Riley Planning Services Phone: 208.908.�609
83701
Agent address:
City: Boise
P_fl_ Box 405
Primary contact is: ❑Applicant ❑Owner l,d AgendContact
Email:
penelope@rileypianning.com
in
State: Zip:
Subject Property Information
i.ocationlstreet address: 4000 N. McQermoi# Road Township, range, section: 4N 1 W 33
Assessor's parcel number(s): S0433234140
Total acreage: 7'0 Zoning district: RUT
Community Development ■Planning Division � 33 E. Broadway Avenue, Ste. IO2 Meridian., Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854«��-�i-.meridiancit�or�iplatuuug
_ 1 Rev. (2/2/20I82/7/2018)
Project/subdivision name: Lupine Cover Subdivision
Applications for Annexation and Zoning, and a Preliminary Plat
General description of proposed projectfrequest:
Proposed zoning districts)
o0
All
Acres of each zone proposed: R4
Type of use proposed (check all that apply).
Q Residential ❑ Office ❑ Commercial ❑ Employment ❑ Industrial ❑ Other
Who will own & maintain the pressurized irrigation system in this development? Homeowners Association
Which irrigNMID
ation district does ibis property lie within
Primary irrigation source: Surface water Secondary: City of Meridian
Square footage of landscaped areas to be irrigated {ifprimary or secondary point of connecrion is City water):
Residential Project Summary (if applicable)
Number of residential units: 28 (1 existing; 27 new) Number of building lots: 27
Number of common lots:
Number of other lots: NIA
Proposed number of dwelling units (for multi -family developments only}:
1 bedroom:
2-3 bedrooms:
Minimum square footage of structure (excl. garage}:
Minimum property size (s.t):
Gross density (Per UDC 1 14A4):
Acreage of qualified open space:
3.857/acre
0.7265
4 or
more bedrooms:
TBQ
Maximum building height:
Average property size (s.f.):
Net density (Per UDC 11-1A-1):
Percentage of qualified open space:
7.46/acre
iiiH>Ly
Type and calculations of qualified open space provided in acres (Per UDC 11-3G-313):street frontage buffer,
Lot 6, Blk 1 less parking; Lot 71 Blk 2 (future ped access to south); Lot 13, Blk 1 less drive isle, Lot 15, Blk. 2.
pen space with pay equipment; basketball cou , guest parking;
Amenities provided with this development (if applicable):water amenity (artesian well): informal - McFadden Drain
Type of dwellings} proposed: ® Single-family Detached ❑ Single-family Attached ❑ Townhouse 05 0
❑ Duplex ❑ Multi -family ❑Vertically Integrated ❑Other
Non residential Project
Number of building lots:
Gross floor area proposed:
(if
Hours of operation (days and hours}:
Total number of parking spaces provided:
Authorization
Print applicant name:
Applicant signature:
Common lots:
Other lots:
Existing (if applicable}:
Building height:
Number of compact spaces provided:
Date:
�11 ��Zo2v
Community llevelopment ■Punning Division ■ 33 E. Broadway Avenue, Ste. i02 Meridian, Idaho 83642
Phone: 208-884-5533 Fas: 208-888-b854 t�����_ineridiancitS.ora/planning
_Z_ Rev: (2/7/2018)
P.O. Box 405
Boise, ID 83701
PLANNING SERVICES
November 15, 2019
City of Meridian
Mayor, Council and P&Z Commissioners
c/o Meridian Planning Division
ATTN: Mr. Bill Parsons
33 E. Broadway Avenue, Suite 102
Meridian, ID 83642
RE: LUPINE COVE SUBDIVISION
4000 N. McDERMOTT ROAD
REVISED ANNEXATION AND ZONING / PRELIlVIINARY PLAT
Dear Mr. Parsons:
On behalf of the property owner, please accept the attached Annexation and Zoning and Preliminary
Plat Applications for 4000 McDermott Road. This site is located on the east side of McDermott
Road between Ustick and McMillan Roads. The proposed subdivision includes 27 new residential
lots and retains the existing home. There are 9 common lots and 10.6% of the site is reserved for
open space and amenities. Three Pre -Application meetings were held with Meridian Planning
Staff.
SITE CONTEXT
The proposed Lupine Cove Subdivision is bounded on the north and east side by the 85-foot wide
McFadden Drain, with the Apple Valley 5-acre lot subdivision to the south and -Inc approved
preliminary plat for Aegean Subdivision with 215 lots in 5 Phases with a zoning designation of R-8
to the north. The subdivision to the south was approved by and remains in Ada County proper. At
the request of the developer of the preliminary plat for Aegean Subdivision, the McFadden Drain
will remain uncovered.
McDer�rnott Road was until recently a 2-lane ar-ter-ial (section line) road with 24-feet of pavement.
Based on the CIl' for 2020 through 2040, no improvements are proposed except additional ROW
dedication, 4 additional feet of pavement with curb, gutter and 5-foot wide sidewalk. With the
extension of HWY 16 just west of the site, McDermott Road has been reclassified as a collector.
The Oaks Lift Station is to the north and the sewer line extension in the ROW abutting the site is at
28 to 30-feet deep.
Northwest of the site is the recently approved Gander Creek Subdivision with 401 buildable lots and
includes a 300-foot undeveloped area for the extension of HWY 16 adjacent to McDermott Road.
To the west is the approved site for Owyhee High School and an anticipated future elementary
school. A north/south collector is planned with development of Gander Creek and Owyhee High
School generally along the western boundary of the two sites connecting McMillan and Ustick
Roads. It is my understanding that the Spriggel parcel is now under contract and redevelopment of
this site in the near future is anticipated.
LAND USE PLANNING •DUE DILIGENCE •INDIVIDUAL ASSESSMENTS
FUTURE LAND USE AND ZONING
This site is designated as Medium Density Residential with a required density of 3 to 8 units per
acre. The current Ada County zoning designation is RUT. With the proposed annexation the site
will be zoned R4 with 27 new lot sizes ranging from 4,500 to 7,353 s.f. and the existing residence.
LUPINE COVE SUBDNISION
The emphasis with Lupine Cove is to provide lots that are buildable for a variety of building
Footprints and eliminates the potential for lots sitting vacant for long periods of time. To avoid the
need for a Comprehensive Plan Map Amendment considerable effort was made to maintain a
density within the MDR prescribed density range while also providing the staff requested stub -street
to the south and required open space and amenity percentage. Shared driveways are utilized in
addition to the proposed public street. Gross density for the subdivision is 4.0 units per acre.
Fifty feet of the McFadden Drain easement is within the site but is undevelopable and NMID
declined our request for a pathway amenity. An artesian well is located on the site and generates
water continuously. Preservation of the existing residence was another area of consideration for the
developer and the site design was able to accomplish this goal and still retain the necessary lot count
to comply with the Comprehensive Plan.
A unique combination of amenities is offered with this subdivision. Taking advantage of the
artesian well water is facilitated by routed the well water to the common lot at the north side of the
main access road and is combined with a storm water facility to provide a year round pond amenity
with a gazebo to facilitate community gatherings. It is my understanding that NMID will, with a
license agreement, accept pre -development run-off. It should be noted that the subject site is at the
end of an irrigation system with no down -stream users.
Guest parking is provided in two locations — on the north side of "Lupine Lane" adjacent to the
community wide mail facility, and at the southeast corner in the cul-de-sac / future road extension
area. A basketball court is also provided at the southeast corner. Play equipment is proposed for
the site. A cut -sheet for this equipment is provided in the application packet.
The landscape plan for Lupine Cove includes a tree inventory of the site. This site is extensively
covered with a variety of mature trees and vegetation. Discussions with Planning Staff and Elroy
Huff focused on the difficulty of mitigating all of the trees. An ongoing activity for the
development application is to re -analyze the existing trees to identify those that can remain. While
the landscape plan includes a generous mitigation, an updated tree inventory will be submitted
identifying existing trees that will likely not interfere with building envelops prior to the Planning &
Zoning Commission Hearing.
SITE CHALLENGES
Numerous challenges exist with the site. These include:
• Irregular shape.
LAND USE PLANNING •DUE DILIGENCE -INDIVIDUAL ASSESSMENTS
• Substantial loss of area due to McFadden Drain easement proportionate to site size (5.73
acres actually developable).
• Very deep sewer line at 28 to30 feet deep adjacent to the site.
• NasTow public road frontage.
• Maintaining useable lot dimensions and area, and retention of the existing residence.
• Extensive tree coverage and challenging tree mitigation.
• Oaks Lift Station `extra capacity' ERU's in addition to normal sewer hook up fees.
• High ground water necessitating surface ponds for storm water.
Approved in 2017, the Aegean Subdivision Preliminary Plat shows astub-street connection to the
subject site as shown below.
36
o
9?bfl 6f � 936C r ••• '•
95
S85'3 20 7"W�- 5
McADDEN DRM SPUR EAS%NENT
MT. #7608075
RUT
- ;=
AEGEAN SUBDIVISION
STUB -STREET
to
t0. 92651 st ,
NAS is
12
t2 ui5b el
;4\
LUPINE COVE SUBDIVSION
------`---—---------•\ \ 970
The project team understands the emphasis on connectivity but believes that not all connectivity is
`created equal' .
1J V 1JJ li l� 1
LAND USE PLANNING •DUE DILIGENCE •INDIVIDUAL ASSESSMENTS
The comparative size of the sites and lot counts for distribution of the cost of a 58 to 60400t wide
drain crossing estimated to be $60,000 to $80.000 is disproportionate. The volume of south bound
traffic that would be self diverted through Lupine Cove, could easily overwhelm Lupine Cove.
With McDermott as a two lane road into the foreseeable future and without a center turn lane to
accommodate left turning south bound traffic, a traffic hazard would be unnecessarily created since
the road network designed with Aegean Subdivision was developed to safely accommodate all
traffic from this subdivision.
Analyzing potential traffic patterns the follow are readily apparent:
• There is little, if any, cross connectivity benefit for Lupine Cost. For traffic headed north
and east from Lupine Cove, traveling through Aegean and Oaks South and North would
iles traveled as opposed to exiting the subdivision onto north
add substantially to vehicle m
bound McDermott and then east on McMillan.
• Short cutting through Lupine Subdivision by Phase 5 residents, at a minimum, could
overwhelm the minimal offset between the stub -street where it would extend into Lupine
Cove west to McDermott Road.
The greater portion of the cost of the drain crossing will fall on Lupine Cove...just short of 60%
due to the allocation of the easement from the common property line. The cost `per lot' for the
drain crossing distributed over the buildable lots in Lupine Cove would be substantially higher than
the corresponding cost to Aegean Subdivision on a per residential lot basis.
Because Aegean Preliminary Plat has already been approved and forcing redesign of this portion of
the plat would be a hardship, alignment of the stub -street to the north across the Lupine Cove site
would wipe out an additional 3 lots as shown below.
Ill {MqT 1_
-
xs
L S- _ - t
100' 12 n
�j oLOCK ; 1
a � !TV 4.521 S.F. �( !
n II
(0
4/ S 44521 S.F.
' u \J i tip•
it
8
2 �. G x
I CUT,
n 4.584 SIFT
Y C,
G II I P.i U s �1 C521 S.F. t[K 6
5.006 S.F. c i0
to a i i Q
tIXl 9 -tt�D a 4.8@9 S.F.IT
9
' I 4.762 Sit
LU
j f
jr. ACME
ITT
4.787 5_F. n I 6 1? 7 \ 0 It r of
TO
This would further reduce the lot count to 24 lots, reduce the area available for amenities and
substantially increase the cost per lot of the crossing.
LAND USE PLANNING •DUE DILIGENCE -INDIVIDUAL ASSESSMENTS
Included in the application submittal packet is a letter from Ms. Becky McKay representing Corey
Barton regarding elimination of the stub -street. At the time the letter was prepared the parcel was
still owned by Mr. Weaver and his development plans include a small number of large lots. While
the plans to develop the subject site have evolved to a layout more compatible with the surrounding
development, the relative burden carried by the much smaller parcel remains a hardship.
Mandating the north stub street along with the other site constraints listed above truly is a hardship
n the much smaller subject site. The property owner and project for
oteam Lupine Cove
respectfully request relief from the requirement to construct a stub -street that will not provide
mutual benefit between the two subdivisions.
Please do not hesitate to contact me if you have question.
Best regards,
RILEY PLA►�vNING SERVICES LLC
r W�T4-jv7?UES 7/1Zo2o
Penelope Constantikes
Principal
LAND USE PLANNING •DUE DILIGENCE -INDIVIDUAL ASSESSMENTS