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APPROVED
DATE 04/20/22
7, 2021
BRIGHTON
EaENUMBER:—oo,-DWI Hood, Planning Division Manager
Community Development Services
Meridian City Hall
RE: Apex West Subdivision — Preliminary Plat
Dear Mr. Hood:
Enclosed is the referenced application for Apex West Subdivision (because the project is to be known
and marketed as "Pinnacle'; that name may be found occasionally in application graphics and
narrative).
The overall Apex Subdivision will develop as a single, integrated project, centered at the intersection of
Locust Grove and Lake Hazel Grove Roads within the area below.
The portion of the development we're calling "Apex West," is depicted conceptually on the following
page with the detailed preliminary plat.
Apex West \
Apex
Southeast
I'LlImm.
APEX
SUBDIVISION
(the Ninnacle of midi 'tleridian)
1�:7 Discovery
Park
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BRIGHTON — Creating GREAT Places — 2929 W. Navigator Drive, Ste. 400, Meridian, ID 83642
www.brightoncorp.com 208-378-4000
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APPROVED
DATE: 04/20/22
FILE NUMBER: —D21-081
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BRIGHTON
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APPROVED
DATE: 04/20/22
FILE NUMBER:"-2o21-ooe1 The Application in Detail
PRELIMINARY PLAT
The proposed Apex West Subdivision includes 207 single -Family Residential Lots, 240 townhome units
on one (1) R-15 Zoned lot, and 34 common lots, along with the associated amenities, and active open
space areas.
The following Site Data Table provides specific information for the Apex West preliminary plat depicted
on the following page.
SITE DATA TABLE
APEX WEST
Single -Family Residential Lots
207
Townhome Units (on parcel labeled "Future Residential R-15"
240
Total Common Lots
34
Total Site Area
96.082 acres
Acreage of Qualified Open Space
16.17 acres
Percentage of Qualified Open Space
16.61%
Gross Density*
3.17 du/acre
Net Density*
5.29 du/acre
*The future residential lots have been removed from this calculation.
Open Space & Amenities
As noted in the Site Data Table (above), and depicted in the Qualified Open Space composite on page 5,
the "qualified open space" for this project is 16.61%, exceeding the UDC's 10% requirement. The
qualified open space calculation is for the entire 96.082-acre site, including the parcels labeled "Future
Residential," which are subject to future development applications.
In accordance with UDC Section 11-3G-3A, the amenities proposed with this phase of the Pinnacle
development are as follows:
• Community pool and changing rooms— Lot 1, Block 5 (UDCSection 11-3G-3C.2a) [Conceptual,
subject to change of layout and location]
'\, Conceptual, subject to cl
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(E IDS IAN,—
APPROVED
DATE: 04/20/22
FILE NUMBER H-MIW
ditional qualified open space (UDC11-3G-3C.1f)
o At 10%, a minimum of 9.60 acres is required; a total of 16.17 acres is provided
o The 6.57 acre "excess" (286,189 s.f.) qualifies as an additional amenity
• Multi -use pathway along the McBirney Lateral (UDC Section 11-3G-3C.3b)
\ DE
• Multi -use pathway along the Watkins Drain (UDCSection 11-3G-3C.3b)
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FUTURE
t ♦ R-8
FI
4
UDC Text Amendment
We have been coordinating with city staff on a forthcoming UDC text amendment to modify street
setback standards for homes that front on a collector road, and have garage access from an alley,
common driveway, or local street (see exhibit on page 6).
We anticipate that the UDC text amendment will be finalized prior to submittal of a final plat
application, and ask that a condition of approval be added to the preliminary plat that allows us to get
through the preliminary plat process prior to that UDC text amendment being approved. If the UDC Text
amendment is not approved, we will modify the plat and submit a final plat that complies with city code.
5
APPROVED
DAT 04/20/22
' jj %U69 B: R' N2021 0-
1 1
Impacted
Lots
are
13-22 Block 4
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ALLEY L0r_1, STREF-,GCVMO; SDRh'E/,Av
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41 — - — - — - — - — - — - — - — - — — — — -- — — — —
TYPICAL SETBACK CONFIGURATION FOR
ALLEY- OR REAR -LOADED LOTS
FRONTING COLLECTOR STREETS
WITH ON -STREET PARKING
0
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APPROVED
ure"
DATE 04/20/22
FILE NUMBER: ne-quarter of the area depicted conceptually in this application is "Future Development," and
1-bject to future neighborhood meetings and public hearings.
• The 240 Townhomes will be located on the parcel labeled "Future R-15," (see exhibit below) and
we will submit a future Conditional Use Permit application if required by City staff.
• The two parcels labeled "Future R-8," will be subject to future preliminary plat applications.
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FUTURE � �\ ^_��+. FUTURER-8�___------
R-8 �
.�I j Subject to Future FUTUR
Preliminary Plat ?\ DEVELOP
i Rear Loaded UDC
Amendment)
Subject to Future CUP I
(if required by city staff) -
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E. LAKE HAZEL RD.L.--._-.-T
240 proposed
Townhome units
FUTURE R-15
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7
APPROVED nt "future" project elements will be the continuation of the extensive pedestrian circulation
DAT 04/20/22Jor
onnecting the larger community with the City's Discovery Park. The Williams Pipeline corridor is
`Ij%UtIB;R;"2021t of that system with appendages along canals which intersect that corridor. The pipeline
cornis adjacent to the northeast edge of Apex West, within parcels not yet detailed for
development.
A formal Pedestrian Circulation Plan along the Williams Pipeline will be developed in concert with the
City's Pathways Manager and submitted with a future development proposal.
Traffic Study
A traffic study has been completed by Kittelson & Associates as noted by the email from ACHD dated
September 23, 2021. ACHD has received the traffic study, but has not yet reviewed it. To expedite the
review, we have provided a copy of the preliminary plat.
In Conclusion
Based on the foregoing, as supported by the accompanying applications and documentation, we request
approval of the preliminary plat for Apex West Subdivision.
If you or your staff have questions, or require additional information, please let me know for expedited
response.
For Brighton et al
Josh Beach
Assistant Project Manager - Entitlement