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HomeMy WebLinkAboutPZ - Narrative Revised TE M Land Development &Real Estate Services August 3, 2020 Mr. Bill Parsons, Planning Manager City of Meridian 33 E. Broadway Avenue Meridian, Idaho 83642 Dear Bill: Subject: Revised Narrative - Compass Pointe Subdivision On behalf of Butler Realty LLC., A Team Land Consultants presents to the City of Meridian an alternative compliance, preliminary plat, PUD, and a Rezone application for the proposed Compass Pointe Subdivision. The subject property is located at the southwest corner of Locust Grove Road and Victory Road. The property contains 7.69 acres and is identified as Ada County Assessor's Tax Parcel Number S1130110080 and S1130110100. Project Summary The applicant is proposing 50 residential townhouse units on 7.69 acres to be built in one phase. The site is currently zoned RUT and the applicant is requesting R-15. The proposed gross density of the residential area is calculated at 6.5 units per acre. Under the existing FLUM, the site is allowed up to 8 units per acre. The applicant is proposing to subdivide each of the townhouse building, so they have their own lot, and this is being done because they are a for sell product. Alternative Compliance, Access and Roads The site is adjacent to both Locust Grove Road and Victory Road. Ada County Highway District (ACHD) has in their five-year work plan to widen both roads and install a roundabout at the intersection. Both roads will require an additional 17- feet of right-of-way dedication for the planned roadway improvements. The submitted site plan and plat conforms with ACHD's design for both roadways. The applicant is proposing a 24-foot roadway section with rolled curbs and gutter and 4-foot sidewalk on either side. The main access is off Locust Grove Road, in alignment with Coastline Street. ACHD has approved this location and is recommending no addition access into this development, and they are also asking that the roads are private. Due to ACHD not accepting the roads we are required to build them as private roads, because they are private the applicant is requesting alternative compliance with City Code for private streets off an arterial. The Homeowners Association will maintain the roads and there will be financial and maintenance provisions spelled out in the CC&R's. Land Use Planning & Design/Project Management/Real Estate 1785 Whisper Cove Avenue, Boise Idaho 83709. Ph. (208)871-7020 Fx. (208)401-0977 E-mail: steve@ateamboise.com Page 2 There will be a fire access drive off Victory Road that will be gated off from general use. That design will be coordinated with the Meridian Fire Department. There are no additional driveways on either road proposed with this development, and other than the approved private road location there will be no direct lot access allowed to either road. Proposed Buildings As part of the application we are submitting color photographs of the proposed buildings. The color combination for the buildings will be a mixture of earth tones as shown on the submitted pictures. The buildings are proposed with modern finishes and extensive outdoor decking. The fascia and trim will be designed in such a way as to better accent the earth tones. Variations in wall panels and rooflines are provided to make the buildings more architecturally attractive. Three-foot fencing will be provided to screen the mechanical units. There are a mix of unit types, some are proposed to be two bedroom and two and a half baths and others will be three bedroom and two baths. A mix is provided to meet the demand for a mix in housing types. All of the buildings will have two car garages with an additional two car parking space provided in front of the garage. Additional parking is provided within the subdivision in addition to the individual parking. Nearly all the townhouses will have direct access to a pathway in their back yard or adjacent to the private road. Landscaping and Amenities A landscape plan has been prepared in accordance with the City standards. There is a proposed 25-foot buffer along Locust Grove Road and Victory Road and the Ten Mile Creek provides for over 100-feet of buffer from the properties to the west. We are planning berms along with a fence at the top of the berms along both Locust Grove Road and Victory Road. This is being done to ensure privacy and buffering from both roads. There are two pocket parks, one as you enter the site and one centralized within the subdivision. The first park will have play equipment, gazebo and picnic area, along with a plaza and sitting area. The second pocket park will be a plaza/sitting area and picnic area and gazebo. Both will be extensively landscaped and maintained by the HOA. Pathways are provided through out the subdivision and will connect to all common areas. The center blocks will have pathways in the back of the lots that will extend out to the sidewalk adjacent to Locust Grove Road. No fencing will be allowed adjacent to the lots; the only fencing will be the perimeter fence adjacent to Locust Grove Road and Victory Road. Where the pathways and fire access extend out to the road, there will be a break in the fence. All the lot landscaping and buffers will be maintained by the HOA, and not by individual lots owners. Utilities, Irrigation, Storm Drainage There are existing wet and dry utilities adjacent to this site's north and east of the property line. The developer is proposing to extend both sewer and water from Locust Grove Road and Victory. Dry utilities will also be extended into this site to all the lots. Portions of the common areas will be utilized for storm drain; C/Projects/Compass Pointe.Narrative.doc Page 3 subsurface seepage beds will dispose of the storm water. Pressurized irrigation is proposed to all common areas and lot landscaped areas. All storm drain will be designed to accommodate the 100-year event. During the construction of the site, a storm water pollution prevention plan will be provided, and best management practices will be implemented. Planned Unit Development The City allows for Planned Unit Developments (PUD) provided they meet the standards as listed in 11-7-4 of the City Code and not merely for relief of dimensional standards. The only dimensional standard that we are seeking relief of is our rear setback which under City Code for this zone is required to be 12- feet from the rear lot line. We are requesting that it be 10-feet from the lot line. This does not affect any neighboring property. To the north is a vacant house purchased by a developer which is anticipated to be developed soon. Plus, Victory Road separates our development from that property. To the west is a developed subdivision that is separated from our site by 120-feet due to the Ten Mile Creek. To the east is a developed property separated by Locust Grove Road. The reduction of the setback is not anticipated to adversely impact any properties in the area. One of the standards in a PUD is that there is a minimum of 80-feet private open space provided for each residential unit. With our buildings we are providing 84- feet on the first floor and over 100-feet on the second-floor areas. Another standard that we meet is that the site is an infill development of less than five acres. The properties around this site have been developed and the developable area of this site is approximately 3.5-acres, excluding the Ten Mile Creek area; which we are enhancing and utilizing as an amenity. As a required finding we we will plan to preserve and protect the natural area of the Ten Mile Creek. Along the Ten Mile Creek we are providing a pathway that will interconnect with all the other pathways that are provided throughout the project. The pathway and vehicle connectivity is an additional standard of the PUD ordinance that our project is demonstrating compliance with. Another standard within the code for a PUD is that we provide a variety of housing types. Our proposal includes single family detached, townhomes and triplex units. Each unit will be built on its own lot so they can be sold. The building will also be a variety of two bedroom, two and a half bathrooms along with three bedrooms and two and a half bathrooms. Each unit, as stated above, will be provided private open space. The architecture will be a more modern rustic look. Another standard we are meeting is the clustering of buildings along the Ten Mile Creek, the majority of those building are the triplex design and will not impact the natural amenity as required by 11-7-4A-4 of City Code. This project demonstrates complying with many standard of the PUD Ordinance and the relief from City code that we are asking for is minimal. Neighborhood Meetings There was a neighborhood meeting conducted prior to submitting this application There were several neighbors that showed up to the meeting. The proposed site design was discussed in length and there were no major objections to what was C/Projects/Compass Pointe.Narrative.doc Page 4 being proposed and was welcomed. The site was presented as a higher end townhouse project, which is the objective of the developer. Vision Statement Our vision is to promote a residential development is to increase a variety of housing choices within the City. This site is centrally located in an area of the City that has been developed with a significant amount of residential uses with a limited housing variety. The proposed townhomes will provide a mix of housing types that the City promotes. There are entertainment and employment centers in close proximity to the proposed development. This development will help meet the demand of a mix of housing. The landscape entrance at the intersection off Locust Grove Road will be improved to create a nice approach as you enter this site. With nearly one mile of pathways and the pocket parks provided, this compact development will offer similar amenities provided in larger developments. The building types provided are superior to most townhouse developments of this nature. With the landscaping and screening provided the residents of this development will have a very private feel, and the neighboring roads and uses will have little impact on this development. This development will enhance the community and the project will be an asset to the City. It is anticipated that the applications are in compliance with all applicable plans and codes adopted by the City. Please notify us as early as possible if you should need additional clarification or information regarding this application. The proposed development will be a great addition to the City. I look forward to working with the City as this development moves forward in the process. Sincerely, A Team Land Consultants Steve Arnold Project & Real Estate Manager Cc: William Butler Jim Henson Gina Henson C/Projects/Compass Pointe.Narrative.doc