HomeMy WebLinkAboutNarrative BRIGHTON
July 19, 2024 (REVISION 2)
C. Caleb Hood, Deputy Director
Community Development Services
Meridian City Hall
RE:Apex Farr—Preliminary Plat
Dear Mr. Hood:
Enclosed is the referenced application for Apex Farr Subdivision (because the project is known and
marketed as "Pinnacle", that name may be found occasionally in application graphics and narrative).
The overall Apex Subdivision is developing as a single, integrated project, centered at the intersection of
Locust Grove and Lake Hazel Grove Roads within the area depicted below. "Apex Farr" is highlighted
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BRIGHTON—Creating GREAT Places—2929 W. Navigator Drive,Ste.400, Meridian, ID 83642
www.brightoncorp.com 208-378-4000
THE APPLICATION IN DETAIL
PROPERTY OVERVIEW
The project includes the entirety of parcels S1131131675, S1131244500, S1131449000,
S1131449810. It includes a portion of parcels R7824251260, S1131417217, and S1131417300;
the remainder of these parcels are incorporated into a separate preliminary plat, "Apex West
Subdivision". The project encompasses approximately 131.8 acres over six (6) parcels and is
generally located northwest of the Locust Grove and Lake Hazel intersection. The entire Apex
community, including Apex Farr Subdivision, has been designed to provide a sense of
connection and superb pedestrian accessibility.
REZONING
Six (6) parcels are included with this application, three (3) of which are proposed to be rezoned.
Approximately 0.8 acres currently in the R-2 zone is requested to be rezoned to R-8 and is
designated as "Low Density Residential" on the Future Land Use Map (FLUM). While the new
zoning doesn't match the FLUM designation, modifying the zone will create consistent zoning
across the Apex Farr plat. The overall design and function of the development is consistent with
the intent of the FLUM.
The requested rezoning from R-4 to R-8 of approximately 29.9 acres complies with the FLUM
designation of"Medium Density Residential".
Lastly, the request to rezone 5.3 acres from R-15 to C-C zone in the southeast corner of the
phase near the corner of Lake Hazel Rd and Locust Grove complies with the FLUM designation
of "Mixed Use Community". See graphic on page 3.
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Approximately 29.9 acres
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e designated as Medium Density
Residential on the FLUM.
Requesting rezone to R-8
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Approximately.8 acres Approximate4y 5.3 acres
currently zoned R-2,and currently zoned R-15 and
designated"Low Density designated as MU-C on
Residential"on the FLUM. M �` the FLUM.Requesting
Requesting rezone to R-8. lip* rezone to C-C.
Previously shown on"Apex
West"Subdivision as"Future
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LAKE HAZEL ROAD
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MERIDIAN COMPREHENSIVE PLAN
FUTURE LAND USE MAP
(no changes proposed)
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PRELIMINARY PLAT
The proposed Apex Farr Subdivision includes 380 single-family residential lots, 6 commercial lots and 60
common lots on approximately 131.8 acres. The project spans six(6) parcels with proposed zones of R-8,
R-15, and C-C.
The following Site Data Table provides specific information for the Apex Farr preliminary plat.
SITE DATA Apex Farr Details
Single-Family Residential Lots 380
Commercial Lots 6
Total Common Lots 60
Gross Density 2.844 du/acre
Net Density 5.431 du/acre
Zone Total Acres Qualified Open Space %Open Space Required Open Space
R-8 124.1 acres 36.1 acres 29.1% 15%
R-15 2.1 acres 0.2 acres 9.5% 15%
C-C 5.7 acres N/A N/A N/A
Total Residential Area 126.1 acres 36.3 acres 28.8% 15%
Open Space&Amenities
The UDC's open space requirement for R-8 and R-15 zones is 15%. As noted in the Site Data Table
(above) and depicted in the Qualified Open Space composite on page 6,the "qualified open space" for
this project is 28.8%,which is almost twice the required open space. Residents within Apex Farr will
have access to all Pinnacle community amenities.
In accordance with UDC 11-3G-4.A.1 which states: "For each five(5)acres of gross land area, one(1)
point of site amenity is required. If the calculation of the number of required site amenities results in a
fraction, such number shall be rounded up or down to the next whole number:fractions less than one-
half(0.5)shall be rounded down to the whole number and fractions which are one-half(0.5)and greater
shall be rounded up to the next higher whole number", 26 amenity points are required.There are 29
amenity points proposed with this phase of the Pinnacle development, exceeding the requirement by 3
points. There are no points for the meandering natural pathway which adds value and interest to the
pathway system.The locations of amenities are subject to change. See Exhibit on page 5.
• Community pool with restrooms and changing facilities—6 points
• Two (2) Fitness Courses-4 points
• Two (2)Tot lots/natural play areas—2 points
• Linear Open Space Pathway(1,953 linear feet)—1 point
• Multiuse Pathway (8,500 linear feet)—12 points
• Dog Park(1)—2 points
• Two (2) Education Gardens—2 points (agreed upon value with City staff)
Total Points Required by UDC: 26
Total Points Provided: 29
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Development Agreements
There are three existing DA's to which portions of the project are subject to.
The first agreement was executed in 2020 that was initiated by previous development efforts (Apex
H-2020-0066 Instrument#2020-178120).The master plan showed parcels S1131244500,S1131417210,
S113147220, and S1131449000 as "future development". Parcel S1131131675 is subject to a DA that
was executed in 2016 with a city-initiated annexation (South Meridian, H-2015-0019, Instrument#2016-
007071). Finally, approximately 0.8 acres of parcel R7824220042 are subject to the agreement of
another development, Shafer View Terrace (H-2020-0117 instrument#2020-102396).
It is proposed to modify the existing agreements by removing the portions of the Apex Farr property
that lie within those agreement areas and include them in a new agreement and update the overall
conceptual development plan for the site and include other provisions as applicable.
Traffic Analysis
A traffic study was not required by ACHD, per the preapplication meeting on November 7, 2023.ACHD
did require a sight distance analysis at the intersection of Apex Way and Locust Grove Road which has
been completed by Kittelson &Associates. ACHD has received the sight distance analysis.
ACHD requested east/west and north/south collector roads through the development.The continuance
of Apex Way and future connection to the north have been provided to serve as these collector systems.
After discussions regarding the design, it was agreed that these alignments would be acceptable if traffic
calming was provided throughout the development.Traffic calming has been provided in the form of
bulb outs and choke points as shown below.
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Private Streets
There are two areas where private streets will be requested. Separate private street applications will be
submitted with the final plat application(s).
The first area is southeast of Apex Way.Two intersecting 24-foot-wide private streets are proposed to
serve the alley loaded homes in this area, as highlighted in blue in the graphic below. Nine (9) of the
homes will be located on a mew and accessed via sidewalk connections and the private street;the mew
is highlighted in green in the graphic below.
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The second area to be served by a private street is south of Crescendo in the R-15 zone.The easterly
homes will be accessible via the private street and 15-foot-wide mew which will contain an 8-foot
sidewalk as highlighted below. Alternative compliance will be requested alongside the private street
application to request a reduced private street width of 20 feet wide. The graphic on the right shows
how the overall design of this area is planned to function. There are interconnected pathways from each
home that allow pedestrians to access commercial services.
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Development Features
The project will have larger lots along the north boundary to provide a transition between the rural lots
to the North of the Farr.These lots downslope from the Farr and will feature custom daylight basement
homes that work with the natural grade.
There will be a variety of amenities such as a pool and clubhouse, natural play areas, and educational
gardens. Residents will enjoy access to all amenities provided with previous development phases of the
greater"Pinnacle" community.
A large pathway system will bisect the property where the Williams Pipeline Easement is located (see
graphic on page 5). Additional width will be provided outside of the easement to allow for trees and
plants, natural play, and amenities. There will be two pathways that meander and cross, one in a natural
material and the other concrete,to offer interest and create opportunities for a variety of activities such
as walking, biking, running, and playing.
South of Apex Farr are a new public Library and Amphitheater where a variety of public events will be
held. Discovery Park is located south of Lake Hazel, one quarter mile east of Locust Grove, making it
easily accessible for pedestrians and drivers alike.
There is an existing charter school south of Lake Hazel, and a site has been reserved for a future public-
school east of Locust Grove.
The existing public right-of-way and access easement at Margaret Avenue allows for northern
emergency access until such time that Pratt Lane is developed to connect to Amity Road.
Site Constraints
There are several site constraints that affect the design and layout of this project.
The Farr Lateral runs along the north boundary at the highest elevation of the project,the McBirney
Lateral will be tiled and located in the southeast portion of the project, and the Watkins Drain runs
through the northwest quadrant.The Williams Pipeline bisects the property in a 75-foot-wide easement.
In the northwest corner,there is an existing sewer trunk line in a 25-foot-wide easement. Lastly, there
are slopes between 7 and 12 percent within the area identified in the graphic on page 9.
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Waiver Requests
Block Length:
Due to the site constraints cited above,the project is designed with a road paralleling the Farr Lateral
that exceeds the maximum allowed length as described in 11-6C-3F.1 of the UDC which states "no block
face shall be more than seven hundred fifty(750)feet in length without an intersecting street or alley,
except as allowed in subsection (F)(3) of this section" and notes (a) "Where a pedestrian connection is
provided, the maximum block face may be extended up to one thousand(1,000)feet..." and (b) "The
City Council may approve a block face up to one thousand two hundred(1,200)feet in length where
block design is constrained by site conditions such as ... steep slopes in excess of ten (10)percent...
and/or a large irrigation facility", and (F)(4) notes "In no case shall a block face exceed one thousand
two hundred(1,200)feet, unless waived by the City Council. Where appropriate... traffic calming may
be required for blocks in excess of one thousand(1,000)feet".
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The street length and location are restricted by the steep grade against the Farr Lateral,the Farr Lateral
itself, and the Williams Pipeline which is also a fixed elevation.
Between the two intersections, 25 homes take access onto the roadway.To calm traffic,the road is
designed at 29 feet wide,with choke points provided at pedestrian crossings, see graphic below.
Approximately
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TRAFFIC CALMING MEASURES D a4 a
Landscape Buffer:
The required buffer between the C-C zone and R-15
zone is 25 feet. It is requested that the buffer >.
requirement be removed in the R-15 portion of the
project.The Williams Pipeline easement bisects the
property which limits where buildings, landscaping, ° a
and utilities can be placed on the site. A common
Request to remove
area "mew" is provided for the residential parcels ® 25-foot-wide
that includes landscaping and sidewalks.The mew landscape buffer
will act as a buffer that still provides connectivity to
the adjoining uses. Residents will enjoy walkability �- +
to the commercial uses to the east, the community :
center to the north, and library and amphitheater to
the south.This configuration permits the residential 2•
and commercial uses to mix which is the intent of
the Mixed-Use Community(MU-C) designation.
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Common Drive:
The common drive, denoted as lot 76, appears to serve greater than four homes, but it does not.The
common drive is designed to prevent direct access to the collector street"S Elevated Way", and serves
lots 72, 73, 74 and 7S. Lot 71 will be accessed from the local street"S Exalted Ave".The common drive
does serve greater than three (3) homes on one side of the drive as described in 11-6C-3D.1 Common
Driveways "In no case shall more than three(3)dwelling units be located on one(1)side of the
driveway". The graphic below roughly depicts how lot 71 will take access and shows the driveway
connecting to both S Elevated Way and S Exalted Way. In this configuration,the driveway will be
accessible from both sides, rather than a single side as is traditional for a common drive.The homes will
be accessed via front loaded garages like a traditional common lot configuration and will be provided
access to homes from either the north or south entrance. During the preapplication meeting with the
city, Deputy Fire Chief Bongiorno preferred this design over having two driveways that abutted one
another, serving two lots each.This configuration allows for greater access to the homes and allows for
the addition of a guest parking area.
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Phasing
The project is proposed to be completed in multiple phases. Generally, development will start in the
southeast corner near existing development and continue to the northwest. Phasing is designed to be
flexible and is subject to change. See graphic on page 12.
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In Conclusion
Based on the foregoing, as supported by the accompanying applications and documentation, we request
approval of the preliminary plat for Apex Farr Subdivision.
If you or your staff have questions, or require additional information, please let me know for expedited
response.
For Brighton et al
Amanda McNutt
Senior Project Manager
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