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
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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
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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.