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REV Application/ Narrative 1/14/12E IDIAN~-- Planning Department aA H o COMMISSION & COUNCIL REVIEW APPLICATION Type of Review Requested (check all that apply) ^ Alternative Compliance ^ Annexation and Zoning ^ Comprehensive Plan Map Amendment ^ Comprehensive Plan Text Amendment STAFF USE ONLY: ^ Conditional Use Permit ^ Conditional Use Permit Modification File number(s): ^ Design Review ^ Final Plat ^ Final Plat Modification Project name: ^ Planned Unit Development Date filed: Date complete: ~ Preliminary Plat ^ Private Street Assigned Planner: ^ Rezone Related files: ^ Short plat ^ Time Extension (Commission or Council) ^ UDC Text Amendment Hearing date: ^ Commission ^ Council ^ Vacation (Council) ^ Variance ^ Other Applicant Information Applicant name: Coleman Homes LLC Phone: (208) 939-9135 Fax: (208) 424-0030 Applicant address: 1859 S. Topaz Wav. Suite 200 Zip: 83642 E-mail: Thomas a,mycolemanhome.com Applicant's interest in property: ^ Own ^ Rent ^ Optioned D Other Parent development company Owner name: Bear Creek West Development, LLCMick Hansen Phone: (208) 939-9135 Fax: (208) 424-0030 Owner address: 1859 S. Topaz Way Suite 200/POB 140838 Zip: 83642/83714 E-mall: Thomasna.mycolemanhome.com Agent name (e.g., architect, engineer, developer, representative): Ent;ineer/Representative Firm name: Engineerin:i Solutions, LLP Phone: (2081938-0980 Fax: (2081938-0941 Address: 1029 N. Rosario Street, Suite 100 Zip: 83642 E-mail: es-beckym(a gwestoffice.net Primary contact is: ^ Applicant ^ Owner ~ Agent ^ Other Contact name: Becky McKay Phone: (208) 938-0980 Fax: (208) 938-0941 Contact address: 1029 N. Rosario Street, Suite 100 Zip: 83642 E-mail: es-beckymla~gwestoffice.net Subject Property Information Location street address: See Vicinity Map -South of W Overland Road and East of S. Linder Road Assessor' S parcel number(s): 51224223610 51224244500 S1224223600 51224325820 51224314525, 51224325627. S1224314900 and S1224325810 Township, range, section: T.3N., R.1 W., Section 24 Total acreage: 111.26 Current land use: Farmland Current zoning district: R-8 33 E. Broadway Avenue • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org 1 Project Description Project/subdivision name: Fall Creek Subdivision General description of proposed project/request: Preliminary~lat for 297 sin le-family residential lots and 30 common/oRen space lots on 111.26 acres in an existing R-8 zone Proposed zoning district(s): R-8 (Existing) Acres of each zone proposed: 111.26 Acres R-8 (Existine) Type of use proposed (check all that apply): ~ Residential ^ Commercial ^ Office ^ Industrial ^ Other Amenities provided with this development (if applicable): Pool facility with playground equipment and picnic shelter, detached 5' sidewalks and 8' local street parkwa ~~4 pocket parks with minor amenities Who will own & maintain the pressurized irrigation system in this development? Nampa-Meridian Irrigation District Which irrigation district does this property lie within? Nampa-Meridian Irrieation District Primary irrigation source: Ridenbaugh Canal Secondary: TBD Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): N/A Residential Project Summary (if applicable) Number of residential units: 297 Number of building lots: 297 Number of common and/or other lots: Proposed number of dwelling units (for multi-family developments only): 1 Bedroom: 2 or more Bedrooms: Minimum square footage of structure(s) (excl. garage): 1,400 Proposed building height: 35' max. Minimum property size (s.f): 6,200 square feet Average property size (s.f.): 10,800 Gross density (DU/acre-total land): 2.66 Net density (DU/acre-excluding roads & alleys): 3.40 Percentage of open space provided: 11.98 Acreage of open space: 13.33 Percentage of useable open space: 11.51 (See Chapter 3, Article G, for qualified open space) Type of open space provided in acres (i.e., landscaping, public, common, etc): 11.51 acres -Pool facility with playground eauinment and picnic shelter. detached 5' sidewalks and 8' local street narkwav. 4 Docket parks with amenities Type of dwelling(s) proposed: OSingle-family ^ Townhomes ^ Duplexes ^Multi-family Non-residential Project Summary (if applicable) Number of building lots: Other lots: Gross floor area proposed: Existing (if applicable): Hours of operation (days and hours): Building height: Percentage of site/project devoted to the following: Landscaping: Building: Paving: Total number of employees: Maximum number of employees at any one time: Number and ages of students/children (if applicable): Seating capacity: Total number of parking spaces provided: Number of compact spaces provided: Authorization Print applicant name: Becky McKay, En~ineerin~ Solutions, LLP Applicant signature: Date: 33 E. Broadway Avenue • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org 2 FALL CREEK SUBDIVISION (Preliminary Plat) Coleman Homes LLC hereby applies for a preliminary plat for 297 single-family residential lots and 30 open space/common lots on 111.26 acres in an existing R-8 zone (Medium-Density Residential). The property is located west of Stoddard Road and south of Overland Road. The subject parcel adjoins the west and south boundaries of the future middle school site owned by Joint School District No. 2. The proposed development is west of the existing Bear Creek Subdivision and Bear Creek Park. The Fall Creek project also wraps around the LDS church. The property was annexed and zoned to R-8 in 2005 as the Bear Creek West project. A development agreement was recorded on the property for 318 single-family lots with a density of 2.72 du/acre. The preliminary plat originally approved as Bear Creek West has since expired. The property was purchased by Coleman Homes LLC (Bear Creek West Development, LLC). A new site plan has been created, incorporating the original continuous collector roadway (Kodiak Drive) from Stoddard Road to Linder Road. Anew traffic study has been prepared and submitted to ACHD for their review and approval. The preliminary plat includes three different lot widths and depths to accommodate a variety of home styles and sizes. Coleman Homes plans to construct their Woodland, Countryside and Maybeck Collections of homes. Differing architectural styles will be utilized, including American, Craftsman, Cottage, Prairie, and Pacific Northwest. The developer is proposing detached five-foot-wide sidewalks throughout the project, 20-foot- wide buffers along the collector, and eight-foot-wide parkways along the local streets. A central park with a pool facility, playground equipment and picnic shelter will be located along the collector. Four pocket parks with minor amenities have been provided in different areas of the project. Pedestrian paths have been provided at mid-blocks, linking the project to its primary amenity and the future middle school site. A total of 13.33 acres of common area is planned within the project. The eligible open space within the development is 12.81 acres, or 11.51 percent of the site. The project will have lots ranging in size from 6,200 square feet to 41,716 square feet with an average lot size of 10,800 square feet. The proposed gross density of the project is 2.66 units per acre with a net density of 3.40 units per acre. The Eggers and Pebble Lane Estates Subdivisions, consisting of one-acre lots, are located south of the Ridenbaugh Canal. The Fall Creek development provides transitional lot sizes along the canal that range from 12,051 to 29,535 square feet. The development is currently serviceable with central sewer and water. A 27-inch sewer main line (South Black Cat Trunk) was constructed through the parcel along the future alignment of the collector roadway (Kodiak Drive). The proposed development will connect to the existing sewer main line. An existing 12-inch water main is located in Linder Road at the collector roadway entrance. The water main was installed with the Southridge Subdivision. The Fall Creek developer will extend the 12-water main line east along the Kodiak collector and connect to the existing 12-inch water main installed by the LDS church just west of Stoddard Road. This will provide the required redundant source of domestic water. The Ridenbaugh Canal is located along the south boundary of the subject property. Nampa- Meridian Irrigation District has a 60-foot easement from the centerline of the waterway. A separate lot has been provided to accommodate the NMID facility. An existing maintenance road along the south side of the canal provides access to District. The Meridian Pathway plan delineates amulti-use pathway along the north side of the Ridenbaugh Canal. However, the District will not allow the maintenance road to be jointly utilized as a multi-use pathway. The slope north of the maintenance road is too great to install a pedestrian pathway. We reviewed the topographic survey, and ADA standards cannot be met due to the excessive slope and the inability to connect to the steep bank adjoining Linder Road. We provided this information to the Meridian Parks Department, who indicated the pathway alignments may be subject to change if topographical features prohibit the installation of the path. The existing pathway east of Stoddard Road is located on the south side of the Ridenbaugh Canal, but it is impossible to extend the path in the alignment due to the existing development on the south side. We propose an extension of the pedestrian access along Stoddard Road and west along the Kodiak collector roadway to Linder Road. The pressurized irrigation system will source from the Ridenbaugh Canal and will be owned and operated by the Nampa & Meridian Irrigation District. The Hardin Drain, located north of the future collector roadway, will be utilized for overflow or bypass for the pressurized irrigation pump station. Storm water will be accommodated on site through the use of underground seepage beds or detention areas with pre-development discharge to the Hardin Drain. The plat complies with City standards for dimensional standards, landscaping and design for the R-8 zone, and no variances are required or requested. The applicant is requesting waiver of block length along the Ridenbaugh Canal. No street connections can be made since it is fully developed along the south side of the canal. Pedestrian paths cannot be added to minimize block length along the canal, because the slope on the north side of the canal is very steep. Therefore, we respectfully request a waiver under UDC 11-6C-3F4. Access to the property is provided from Linder Road via an extension of Kodiak Drive, a collector street. The project will blend in well with the Bear Creek development and has been designed to be compatible. As designed, the site has excellent internal circulation and access to the public road system, which has adequate capacity to accommodate the trips generated by this development.