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HomeMy WebLinkAboutPZ - Narrative Windrow Neighborhood – Narrative 5.18.2023 Page 1 Windrow Neighborhood Narrative Attached for your review and favorable consideration are the applications for the Windrow Neighborhood located North of Amity and East of Linder Road. We respectfully request approval of our Annexation and Zoning, Development Agreement and Preliminary Plat applications. For design and planning purposes, our design team used the Meridian City Pre-Application Meetings, Neighborhood Meetings, the Comprehensive Plan and Zoning Code as the policy basis for the design of the Windrow Community. We have thoughtfully designed a mix of single-family dwellings in this residential community on 64.23 acres that will add to the housing mix within the surrounding neighborhoods and will add diversity to Meridian’s available housing opportunities. Homeowners will have access to on-site amenities such as well-appointed parks, playgrounds, walking pathways and attractive landscaping. This Project will provide well-appointed homes on a property that will utilize existing utilities and roads that have been planned for developments in this area. Table of Contents Exhibit A – Vicinity Map / Comprehensive Plan Map 2 Exhibit B – Site Plan 3 Exhibit C – Community Amenities 4,5 Exhibit D – Pedestrian Connectivity 6 Exhibit E – Open Space 7 - 9 Exhibit F – Housing Mix/Home Design 10,11 Exhibit G – Zoning/Preliminary Plat/Variance Request 12 Exhibit H – Transportation 13 Exhibit I - Schools / Fire Response / Utilities and Infrastructure 14 Exhibit J - Parking Plan 15 Exhibit K - Comprehensive Plan Goals 16 - 18 SUMMARY OF APPLICATIONS ZONING INFORMATION • Annexation/Zoning • Current Zone – RUT, R-4 • Preliminary Plat • Comp. Plan Designation – MDR • Development Agreement • Proposed Zone – R-8 Windrow Neighborhood – Narrative 5.18.2023 Page 2 Exhibit A – Vicinity Map/Comprehensive Plan Map Windrow is a community designed specifically for southwest Meridian. This property is designated Medium Density Residential (MDR) on the future land use map. The Windrow Neighborhood will provide a mix of single-family home sizes that fit in the R-8 Zoning designation. This will achieve a perfect mix of densities for the area and create additional residential housing near the commercial and retail developments near the Meridian Road/Highway 69 corridor. Residents of Windrow will enjoy a walkable/bikeable community that is near shopping, healthcare services, employment opportunities and regional transportation arteries. In our preapplication meetings it was determined that the Windrow Neighborhood is within the Mayor’s Priority Growth Area and that City Services are available to serve the project. Windrow Neighborhood – Narrative 5.18.2023 Page 3 Exhibit B - Site Plan The Windrow Neighborhood will consist of 251 single-family residential homes. Windrow will provide much needed housing options for future residents who are looking to live in the South Meridian Area in a neighborhood that is highly amenitized. Additional roof tops in this quickly developing area of Meridian will help support the commercial and retail uses along the Meridian Road/HWY 69 Corridor. Pathways and sidewalks within the development will encourage walkability through the community as well as along regional pathways that connect to the neighborhood on the east and west sides. Parks and amenities will be distributed throughout the development, generously landscaped boulevards and endcaps will welcome residents’ home and create a sense of place and feeling of community. Windrow Neighborhood – Narrative 5.18.2023 Page 4 Exhibit C – Community Amenities PROJECT AMENITIES As the developer we have researched and interviewed past homeowners and used the city ordinances as a guide to plan the most productive amenities for this neighborhood. As typical of our developments, the amenity package exceeds the requirement of Meridian City Development Code, which requires that the application have one amenity point per every 5 acres of development acres. We are providing 15.5 points worth of amenities where only 13 are required. Below is a list of the amenities for each development area of the project. We are proposing the following amenities in our Playground Park including: a neighborhood park with a play structure, climbing dome, climbing rocks, swings, passive open spaces, and seating areas. As with all our playgrounds it will be fenced with open vision fencing for safety. A dog park and several neighborhood parks with shelters and attractive landscaping are also proposed. Proposed Amenities: A. Large Dog Park, (Block 6, Lot 6) – The Windrow Dog Park will contain the following facilities: • Fenced Dog Park • Seating Benches • Dog Waste Facility • Attractive Landscaping • Pedestrian Pathway Windrow Neighborhood – Narrative 5.18.2023 Page 5 B. Pathways – The Windrow Neighborhood will include the following pedestrian pathways: • 10’ Wide Regional Pathway – 1,682 LF Pedestrian pathways within the Windrow Neighborhood will total over one half mile in length. C. Play Park (Block 12, Lot 14) - The Windrow Play Park will contain a park including: • Swings • Play Structure • Climbing Dome • Additional Pathway • Seating Areas • Attractive Landscaping D. Other open green areas – Several other open spaces will have the following Amenities: • Shade structures • Large open grass areas • Internal Pathways • Picnic Area • Attractive Landscaping Windrow Neighborhood – Narrative 5.18.2023 Page 6 Exhibit D – Pedestrian Connectivity The Windrow Neighborhood will include pedestrian pathways as well as internal sidewalks that will form a very connected and pedestrian friendly environment for the homeowners and public. Nearly a halkf mile of pedestrian pathway will be constructed within the Windrow Neighborhood. This pathway system will provide a variety of opportunities for the residents of the Windrow Neighborhood to walk and bike. Windrow Neighborhood – Narrative 5.18.2023 Page 7 Exhibit E – Open Space Open Space – The Windrow Neighborhood will provide 10.39 acres of landscaped common area, including a large neighborhood park (3/4 AC.) landscaped interior pathways, landscaped end caps on each block, and landscaped collector street frontages. The area of Qualifying open space equals 10.39 AC. (16.0%), which exceeds the City Code requirement of 15%. Please refer to the open space calculation chart on the next two pages for the detailed breakdown. Windrow Neighborhood – Narrative 5.18.2023 Page 8 Open Space Calculations Project: Windrow Neighborhood Date: 5.24.2023 Block Lot Sqft Open Space Dimensions Description Code Section 1 1 11,647 - Arterial/Collector Frontage C,D 2 1 15,754 - Arterial/Collector Frontage C,D 2 11 2,113 20’ wide Pathway B 3 25 22,882 - Arterial/Collector Frontage C,D 4 7 12,339 - Park A 5 6 22,697 Large Park A 6 1 41,720 Large Park A 6 6 28,011 Large Park A 6 13 6,780 Parkway Strip E 7 1 23,108 Arterial/Collector Frontage C,D 7 36 13,864 Park A 7 52 8,523 Park A 7 53 87,140 Large Park, Regional Pathway A,B 7 72 3,025 Parkway Strip E 7 78 9,726 Park A 7 88 3,179 Parkway Strip E 8 1 6,067 Parkway Strip A,E 8 10 12,006 Park A 9 1 27,522 Park A 9 2 39,619 Large Park, Regional Pathway A,B 9 3 7,419 Park A 9 10 2,043 20’ wide Pathway B 9 1 14,013 Arterial/Collector Frontage C,D 9 16 6,766 Parkway Strip A,E 10 8 6,066 Parkway Strip A,E 11 1 3,560 Parkway Strip E 11 16 2,541 Parkway Strip E 12 1 3,831 Parkway Strip E 12 7 4,481 20’ wide Pathway B 12 14 13,292 Park A 13 1 4,997 Parkway Strip E Subtotals Acres Percent of Total Windrow Neighborhood – Narrative 5.18.2023 Page 9 Total Sqft 466,721 10.39 Qualified Open Space Ac. 10.39 Total Project Acres 65.10 Non-Qualifying Open Space 1.05 Percent of Qualified Open Space 16% Arterial and Collector Frontage 64,296 1.47 14.14% Buffers & Endcaps 41,814 0.95 9.14% Hillside 0 0.00 0.00% "Useable" 360,620 8.27 79.5% Page 1 Code Section Description A 11-3G-3A-2B Open grassy area of at least 5,000' in area. B 11-3G-3B-1E Linear open space area that is at least twenty feet (20') and up to fifty feet (50'), has an access at each end, and is improved and landscaped as set forth in subsection E of this section. C 11-3G-3B-3 Full Area of Buffer: The full area of the landscape buffer along collector streets may count toward the required common open space. D 11-3G-3B-3 Percentage of Buffer: Fifty percent (50%) of the landscape buffer along arterial streets may count toward the required common open space. E 11-3G-3B-4 Parkways Along Collector and Local Residential Streets: Parkways along local residential streets that meet all the following standards may count toward the common open space requirement: Windrow Neighborhood – Narrative 5.18.2023 Page 10 Exhibit F – Home Design The Windrow Neighborhood will include 251 single-family homes. The Windrow neighborhood will include a mix of lot sizes from, 4,725 ft to over 10,000 sqft. Homes will have 2 and 3 car garages. Photo Representations of the proposed home designs are included below: Windrow Neighborhood – Narrative 5.18.2023 Page 11 Windrow Neighborhood – Narrative 5.18.2023 Page 12 Exhibit G – Zoning/Preliminary Plat/ Comprehensive Plan Density ANNNEXATION A portion of the property Windrow Neighborhood approximately 20 ac. (Parcel # S1225347078) is located on was annexed and zoned in the city in 2018 as part of the South Meridian Annexation that allowed for the construction of the Discovery Park and sewer and water mains in the area. The remaining 44.5 Ac. Will need to be annexed into the City of Meridian. REZONING Parcel #S1225347078 has already been annexed into the City of Meridian with a holding zone of R -4. We are requesting to rezone that parcel and the other two parcels in this application to the R -8 Zone. PRELIMINARY PLAT APPLICATION Windrow will provide homes that are in very high demand in a very desirable part of Meridian. The Windrow Neighborhood is designed with 251 residential lots and has a proposed single-family density of 3.80 DU/AC. The Meridian Comprehensive plan calls for 3 to 8 units per acre in the medium density designation. The proposed density is on the low side of the density range allowed within the comprehensive plan and therefore meets the desired density planned for this property. VARIENCE REQUEST A varienace is being requested for the block length of street “J”, due to the topography and its proximity to the Calkins Lateral. Street “J” has connections with Street “H” and Street “A” as well as a pedestrian pathway on it’s southwest side. A curvilinear street will also help to reduce traffic speeds. INFRASTUCTURE INVESTMENT The City of Meridian Annexed properties in this area in 2016, as a part of that annexation a developme nt agreement was entered into between the City and the annexed property owners. This agreement included provisions that required the City to provide sewer and water services to the are a in exchange for annexation. A map was included in the agreement that specified the sewer and water infrastructure that would be built by the City and what improvements the property owners themselves would need to provide at the time of development. The City completed the improvements by looping water mains down Linder and A mity Roads, and by installing sewer main south of Victory Road to the Calkins Lateral. The City of Meridian completed the infrastructure improvements that they were contractually bound to do, now the annexed properties have the right to development. Windrow Neighborhood – Narrative 5.18.2023 Page 13 Exhibit H – Transportation The Windrow Subdivision is located on the northeast corner of the intersection of Amity and Linder Roads. This project will largely complete the development of this square mile. Per the traffic study the majority of traffic will travel east Amity Road to access Merdiian Road/Hwy 69. A small percentage will travel north on Linder Road, South on Linder Road and west on Amity. Windrow Neighborhood – Narrative 5.18.2023 Page 14 Exhibit I – Schools / Emergency Response Times / Utilities WEST ADA SCHOOL DISTRICT The students who will live in Windrow Community will attend Mary McPherson Elementary, Victory Middle School and the Meridian High School boundaries. We believe that the Idaho Legislature has recently provided additional funding for scho ols and that the West Ada School District has a plan to accommodate growth. EMERGENCY RESPONSE TIMES The Windrow Subdivision will be within the fire department’s response time goals. Secondary access will be provided via an emergency only canal crossing. UTILITIES Municipal water mains are available and of adequate size to serve the Windrow Neighborhood in Amity and Linder Road adjacent to the proposed project. A sewer lift station will be constructed near the corner of Amity and Linder Road (per City of Meridian Master Sewer Plan). A pressure sewer main will be constructed and tie into the existing manhole in Linder Road North of the Calkins Lateral per the City of Meridian Sewer Master Plan. Dry utilities such as electrical power, natural gas, telecom, and cable are also available. Windrow Neighborhood – Narrative 5.18.2023 Page 15 Exhibit J – Parking Plan The Windrow Neighborhood will meet or exceed all the requirements of the City of Meridian’s Code for off-street parking. All homes within the neighborhood will have a minimum of a two (2) car garage and a driveway that will accommodate an additional two (2) parking spaces, for a total of four (4) off-street parking spaces. As illustrated below, an additional 428 (over 1.7 additional per home) on-street parking spaces will be available for use by the residence. Windrow Neighborhood – Narrative 5.18.2023 Page 16 Exhibit K – Comprehensive Plan Goals The following table describes how the Windrow Neighborhood design and meets the City of Meridian’s Comprehensive Plan Goals: Section Goal and Response 2.01.00 Support a balance and integration of diverse housing and neighborhood types. • The Windrow Neighborhood will incorporate several housing types that will provide for sale and rental housing in a variety of price ranges and sizes. 2.01.01 Encourage diverse housing options suitable for various income levels, household sizes, and lifestyle preferences. • The Windrow Neighborhood will add to a diverse range of housing sizes and price points. 2.01.01H Locate higher density housing near corridors with existing or planned transit, Downtown, and in proximity to employment centers. • With an overall density of 3.80 units per acre the Windrow Neighborhood will add residential density near the intersection of one of the Treasure Valley’s major transportation corridors at Highway 69. 2.02.00 Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. • The Windrow Neighborhood will provide over 10.39% qualified open space, 15.5 additional amenities beyond the 13 that are required by the UDC. The community park and dog park will be fully fenced to keep children safe. 2.02.01A With new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. • The Windrow Neighborhood will provide pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. 2.02.01E Encourage the development of high quality, dense residential and mixed-use areas near in and around Downtown, near employment, large shopping centers, public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map. • The Windrow Neighborhood will provide housing density and roof tops along major transportation corridors. The Windrow Neighborhood will be near the planned Mixed-Use area at the HWY 69 and Amity Road intersection. 3.02.00 Maintain, improve, and expand the City's infrastructure to meet existing and growing demands in a timely, orderly, and logical manner. • The Windrow Neighborhood is contiguous to the City of Meridian and is the next in line to develop. Construction of the Windrow Neighborhood will provide for orderly extensions of the City’s Municipal services such as sewer and water mains to neighboring properties in the area allowing for orderly and cost-effective development. 3.02.01A Provide City utilities in high priority growth areas and discourage in low priority growth areas. • The Windrow Neighborhood is in a priority growth area of the City of Meridian. Windrow Neighborhood – Narrative 5.18.2023 Page 17 3.06.02B Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine, play, and work in close proximity, thereby reducing vehicle trips, and enhancing overall livability and sustainability. • The Windrow Neighborhood will provide much needed housing density and diversity near the Amity Road and Highway 69 Corridors, and near the Mixed-Use Comprehensive Plan designated properties near the intersection. 3.07.01A Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices. • In designing the Windrow Neighborhood layout, we have taken special care to provide transitions to existing neighboring uses and future proposed uses. 3.08.01 Plan and expand public utility facilities and services as part of the development process. • Construction of the Windrow Neighborhood will provide for orderly use of the City’s Municipal services such as sewer and water mains to neighboring properties in the area allowing for orderly and cost-effective development. 3.08.02B Coordinate with developers, irrigation districts, and drainage entities to implement the proposed pathway network along canals, ditches, creeks, laterals, and sloughs. • The Windrow Neighborhood will incorporate pathways along the proposed transportation corridors and irrigation easements. 4.04.01A Ensure that new development and subdivisions connect to the pathway system. • The Windrow Neighborhood will incorporate pathways along the proposed transportation corridors and irrigation easements. 4.04.01B Provide options for passive recreational opportunities not typically supplied by parks and facilities, such as jogging, walking, and bicycling. • The extensive pathway system within the Windrow Development will provide for recreational opportunities such as jogging, walking, and bicycling. The Windrow Neighborhood will also provide for passive recreational activities such as nature and wildlife viewing within attractively landscaped areas that will create a calming and relaxing sense of place. 4.05.02F Promote the increase of permeable areas through sound site design and use of materials that limit stormwater runoff. • The Windrow Neighborhood utility and stormwater drainage design will utilize the latest in storm water pollution prevention technology and engineering best practices to limit storm water run-off. 4.11.03 Work with public and private development and management groups to promote and implement Crime Prevention through Environmental Design (CPTED) strategies. • The Windrow Neighborhood Design Team has used best design practices and coordinated with local police and first responders to implement Crime Prevention through Environmental Design (CPTED) strategies into the neighborhood design. 5.01.01 Encourage the safety, health, and well-being of the community. • In the Windrow Neighborhood walking paths, large open play areas with perimeter fencing, narrow streets with curb, gutter and sidewalks will promote a safe and healthy community. 5.01.01G Ensure developments employ proper water drainage techniques to eliminate the risks of water contamination, mold, and pests. • The Windrow neighborhood storm drainage and site grading will meet all City, Highway District, State and Federal requirements and best practices. Windrow Neighborhood – Narrative 5.18.2023 Page 18 5.01.02G Require attractive landscaping and pedestrian friendly design within new developments. • The Windrow Neighborhood not only meets the City Code requirement for qualified open space it exceeds it with over 16% landscaped area. The landscaping along the neighborhood perimeter and all common areas will be both attractive and water wise. All collector roadway frontages will be landscaped. Vegetated entries and endcaps will create a peaceful natural feel as one enters the neighborhood. 6.01.01H Require pedestrian access connectors in all new development to link subdivisions together and to promote neighborhood connectivity as part of a community pathway system. • The Windrow Neighborhood will provide numerous pedestrian connections to the major thoroughfares and neighboring communities and will construct east/west pathway that will connect to the neighboring developments. 6.01.02C Require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties. • The Windrow Neighborhood Street network will provide transportation connections to all adjacent properties where connections are possible. 6.01.03B Require collectors consistent with the ACHD Master Street Map (MSM), generally at/near the mid- mile location within the Area of City Impact. • In developing the land plan for the Windrow Neighborhood, the ACHD Master Street Map was consulted. 6.01.03D Consider ACHD's Master Street Map (MSM), Complete Streets Policy and the Transportation and Land Use Integration Plan in all land use decisions. • In developing the land plan for the Windrow Neighborhood, the ACHD Master Street Map was consulted.