CC - South Subdivision Project DescriptionTaunton Group
Community Development
May 15, 2019
Ms. Sonya Allen
Associate City Planner
Community Development Department
33 E. Broadway Ave., Meridian, Idaho 83642
Re: Gander Creek South Subdivision Project Description
Dear Sonya,
4n behalf of the applicant, Trilogy Development, Inc., I am pleased to submit a Development
Review Application for the Gander Creek South Subdivision with the following checklists:
• Annexation/Rezone
• Preliminary Plat
The property totals 65.64 acres and is located at the south of southwest corner of McMillan Rd.
and McDermott Rd. in unincorporated Ada County. Three separate parcels comprise the
property:
SO432110565 (Heartland Townhomes Property Management, LLC)
SO432141800 (Heartland Townhomes Property Management, LLC)
• SO432110500 (Maxwell)
The applicant controls Heartland.
The applicant has submitted a concurrent Development Review Application for the Gander
Creek North Subdivision_ Both subdivisions have been planned as one overall project but are
submitted as separate applications due to the Nampa Meridian Irrigation District's ownership of
the Five Mile Creek parcel. This waterway bisects the overall 117.10 -acre properties controlled
by the applicant.
The site extends south approximately 1,000 feet from Five Mile Creek to the McFadden Drain
and properties owned by the West Ada School District and Spriggel. McDermott Rd. is the east
boundary and the future half -mile collector roadway is the west boundary. Currently, the
property is in agricultural production with some rural residences and outbuildings.
The Idaho Transportation Department has identified the future right-of-way needed
(approximately 300 feet west of McDermott Rd.) to construct the extension of State Highway 16
from Chinden Blvd. to Interstate 84. The future right-of-way for the highway has been
incorporated into the subdivision plan_
The applicant has held several pre -application meetings with Meridian staff and other agencies_
The most recent meeting occurred on December 4, 2018. A copy of the meeting notes prepared
by staff is included with the application.
A neighborhood meeting was noticed to property owners within 300 feet of the property. The
meeting took place on December 17, 2018, at Meridian City Hall and was attended by seven
property owners. The meeting notice, address labels, and sign -in sheet are included.
Annexation/Zoning Application
The property is zoned RUT (Rural Urban Transition) in Ada County, and the City's Future Land
Use Map designates the property as Medium Density Residential. The property is contiguous to
the City of Meridian on its south boundary. The applicant is requesting the City annex the
property and rezone it to the R-8 Medium Density Residential District to permit the development
of 245 single-family units of various sizes and configurations at a density of 3.73 units per acre.
R-8 is an implementing zone for the Medium Density Residential designation.
The Comprehensive Plan states that Medium Density Residential densities should range from
4-8 units per acre and should be designed conducive to walking with all housing and other uses
sharing an interconnected sidewalk and street system. The minimum lot size is 4,000 square
feet.
The Gander Creek South Subdivision gross density is lower than 4-8 units per acre range due
to the inclusion of land reserved for the ITD facilities and 4 -acre parcel reserved for the City of
Meridian to construct a future fire station and service center. The development area net of the
land reservations totals 53.16 acres and the actual density will be 4.61 units per acre.
On October 23, 2018, the Meridian City Council approved the annexation of 108.76 acres
owned by the West Ada School District and Robert Spriggel. Both properties were zoned R-8,
and the School District also received a Conditional Use Permit for the Owyhee High School. An
additional elementary school is planned.
On September 27, 2018, Heartland Townhomes Property Management, LLC signed a
Memorandum of Agreement with the West Ada School District. A copy of the agreement is
included. Heartland and West Ada will enter into a binding agreement upon the annexation of
their respective properties. Heartland committed to extending a mid -mile collector road (N.
McCrosson Ave.) from the north boundary of the West Ada parcel to McMillan Rd. and complete
construction by the time the Owyhee High School is substantially complete and the District is
ready to seek a certificate of occupancy from the City. The completion of the collector will
provide the District with two points of public access to the high school. Move -in is planned for
July 2021.
The current zoning map that staff provided for the Pre -Application meeting is included below;
however, the Citythe has not officially updated the map with the School District and Spriggel
properties rezoned to R-8. Both Gander Creek North and South subdivisions are depicted on
the exhibit.
Zoning
Legend
Project Location
Monument Locations
Monument Type
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Preliminary Plat ,Application
The preliminary plat depicts a planned community that includes 245 single-family residential lots
and 36 common lots. The common lots are comprised of 34 lots to be owned by the
homeowner's association, 1 lot for ITD and 1 lot for the City- Total open space of 9.76 acres is
18.36 per cent of the developed area net of the ITD right-of-way and City parcel.
The applicant has submitted a detailed spreadsheet and map exhibit that indicates the qualified
open space, The total area is 6.89 acres or 12.97 per cent of the developed site (53.16 acres),
which exceeds the requirement of 1 OW
In addition to the preliminary plat, a landscape plan is submitted that illustrates the landscape
character for the community,
Community Development Principles
Before creating the preliminary plat and landscape plan, the applicant established the following
community development principles to guide planning and design:
1. Create a healthy community that is active, walkable and connected
2. Provide recreational opportunities for a wide range of user groups and ages
3. Design activity areas and amenities for community gathering and social engagement
4. Utilize open space as an organizing element in neighborhood design
5. Offer a diversity of housing choices to match consumer incomes, preferences, and life
stages
6. Interconnect residential areas and amenities with the use of streets and separated
pathways
7. Create streetscapes that are safe, pleasant, and comfortable for a diverse population
S. Create a system of streets with short blocks, intersection density, and mid -block
pedestrian connections
9. Connect the community to regional pathways
Lot Pattern
To encourage a mix of housing types and price points, lot sizes range for 4,001 to 10,209 square
feet (average 6,509 square feet) and comprise groupings that are 4,000, 0,000, 6000, and 7,000
square feet. The lot configuration includes traditional front -loaded lots and rear -loaded alley lots.
Many of the lots back onto developed and active open space and others side on to green spaces.
Conceptual house elevations have been provided to illustrate the mix and character of the homes.
Vehicular Access and Circulation
The applicant has held several meetings with ITD to confirm the right-of-way for Highway 16.
Kittelson & Associates prepared the project Traffic Impact Study (TIS) for review by ITD and
ACHD. ACHD has completed a detailed review of the report.
Primary access will be from the N. McCrosson Ave. at Black Butte St. Quarter -mile access is
planned at the north boundary to Gander Creek North Subdivision and at the south boundary at
the McFaddan Drain connecting to the future roadway on the School District parcel. All
crossings of the McFaddan Drain will be the responsibility of the West Ada School District.
The planned N. MGCrosson Ave. residential collector will meet ACHD policies for a half -street
with curb, gutter and a bike lane. A 10 -foot detached multi -use pathway will be constructed
from the north edge of the McFaddan Drain to the north boundary of Five Mile Creek.
The existing W. Lazy Diamond C Lane will be vacated.
Internal streets within the subdivision will be 33 -feet with a 5 -foot attached sidewalk in a 47 -foot
right-of-way. All "end cap" landscaped areas will have detached sidewalks.
The circulation plan is consistent with the ITD access plan for Highway 16.
Pedestrian/Bike Circulation
The preliminary plat includes ample opportunities for pedestrian and biking connectivity within
the community. Tree -lined and low-volume streets without cul-de-sac configurations enable
residents to easily walk or bike to the amenities, the future schools and to visit neighbors.
Safe walking and cycling routes for students east of McDermott Rd. to the future high school and
elementary school are included in the plan for Gander Creek North and South.
Specific circulation features include:
• A ten -foot separated multi -use pathway links the West Ada school sites to McMillan Rd.
through Gander Creek North and South.
• A Five Mile Creek crossing in the middle of the community at N. Scenic Way connects the
North and South subdivisions.
• Five-foot micrpaths link the neighborhoods to parks and amenities.
• N. Scenic Creek Way provides a future connection to the high school and planned
elementary school.
Community Features and Amenities
Black Butte St. is designed to create a pleasant arrival experience at the community entry on N.
McCrosson Ave. The street will have a landscaped median and offer immediate views of the
neighborhood park and amenities.
Two neighborhood parks are distributed throughout the community to provide all residents with
convenient access to the amenities. The parks are 2.65 and 0.97 acres in size and offer picnic
shelters, grass playfields and a playground. A 20x50 -foot pool with change rooms and seven
parking spaces is in the larger park. The street network design and the placement of 4 -foot high
yard fencing adjacent the park spaces provide visual access for public safety.
The park facilities in Gander Creek North will be available for use by the residents of the Gander
Creek South Subdivision.
To create a more open feel to the community fencing along the McFaddan Drain will be 5 -foot
wrought iron view fencing.
Consistent with UDC 11 -3H -4D, a 40 -foot landscaped buffer has been placed parallel to the future
ITD right-of-way for Highway 16. The applicant will construct a 4 to 5 -foot berm and a 6 -foot
noise abatement wall within the buffer. A detail of the design is included in the landscape plan.
Sewer, Water, and Pressurized Irrigation
The Oaks lift station provides connection to the Meridian sewer system. The applicant will
extend a trunk line from McDermott Rd. and is subject to a sewer reimbursement agreement for
the lift station. The gravity drainage area to the lift station is very restricted and limits
development west of McDermott Rd. to a half -mile. North of McMillan Rd. the drainage area is
furthers limited to a quarter -mile or less. This sewer service limitation will function as a de facto
urban growth boundary until a regional lift station is constructed at Can -Ada Rd. many years
from now.
A water trunk line will be extended from an existing point of connection at McDermott Rd
A pressurized irrigation system will be installed throughout the community.
Drainage/Flood Plain
A small portion of the property adjacent Five Mile Creek is in the FEMA Flood Zone A. A
preliminary drainage study has been completed and a Floodplain Development Permit will be
submitted to the City for review before development. The applicant will design the crossing of
Five Mile Creek following an analysis of the study and with direction from the irrigation district.
Retention areas will be landscaped subject to the requirements of UDC -313-11 and will provide
an attractive landscape area. The retention areas will have a similar design to those at the Jump
Creek Subdivision developed by the applicant.
Nampa Meridian Irrigation District has directed that a maintenance road along Five Mile Creek
will be along the south bank and pathways are permitted only on the north side. Existing
Irrigation ditches on the property will be piped.
Fire Department Site
The applicant has held several meetings with the Meridian Fire Department to discuss a site for
a future fire station and equipment service facility. The agreed location is a 3.84 -acre site with all
street and utility improvements at the southwest corner of the project with access to N. McCrosson
Ave. and proximity the Owyhee High School. The transfer to the Fire Department will be a
combination donation and purchase transaction_ The Meridian Fire Department and Heartland
have signed a Letter of Intent dated February 27, 2019. The site would be transferred at the time
of recording the final plat that includes the parcel.
Conceptual Phasing
The applicant has provided a conceptual phasing plan for the combined Gander Creek North
and South subdivisions. Phases 5, 5, and 9 are adjacent to the future ITD parcels and their
development timing allows for any adjustments to ITD right of way plans.
Please contact me if you have any questions or require any additional information related to the
application. We look forward to working with City staff during the review of the application.
�i`nti�svV
Bob Taunton, Applicant Representative
Taunton Group, LLC
2724 S. Palmatier Way
Boise ID 83716
208-401-5505
bobtaunton@tauntongroup.com