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HomeMy WebLinkAboutPZ - Narrative BRIGHTON July 8, 2024 (REVISED) 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 cawwx� w � . . ' cmuw.nii �I _ = �C:EW'AK1rt I W-_ PINNACLE ; M. BRIGHTON = - CONCIMAt.508jECTTO CHANGE mica. 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. 2 or ' �I Approximately 29.9 acres ct T8 currently zoned R-4 and n designated as Medium Density ' P Residential on the FLUM. a f Requesting rezone to R-8 a 'o g � f359 Fery-c v, Approximately.8 acres `�� Approximately 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. E3 �� the FLUM.Requesting Requesting rezone to R-8. �` rezone to C-C. Previously shown on`Apex West'Subdivision as'Future F.= F Crescendo* E 8r ^g n n IE Mail PROPOSED ZONING CHANGES henoCen____ , 0 D W D X U9 V i a r I LAKE HAZEL ROAD P I MERIDIAN COMPREHENSIVE PLAN FUTURE LAND USE MAP (no changes proposed) 3 PRELIMINARY PLAT The proposed Apex Farr Subdivision includes 381 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 381 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-8 124.0 acres 36.1 acres 29.1% 15% R-15 2.1 acres 0.1 acres 4.8% 15% C-C 5.7 acres N/A N/A N/A Total Residential Area 126.1 acres 36.2 acres 28.7% 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 28.7%,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 4 Z �Q f a i 4 I LO Z LLA J s . xFo i• /f• III � a 6 nZ w 5 Development Agreements A new DA is proposed for the rezone area as well as previously zoned areas included in the preliminary plat boundary. 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".This DA will remain in place, and a new DA will be provided for the entirety of the Apex Farr development area. 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). A modification to remove the entire area of Apex Farr by creating a new DA for this area conforms with the original agreement, which anticipated amendments "to approve any proposed development plan". Approximately 0.8 acres of parcel R7824220042 are subject to the agreement of Shafer View Terrace H-2020-0117 instrument#2020-102396.The area will be included in the new DA, and a modification of the existing DA is not requested. 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. F1 1 6 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 7). 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 8. 7 e Significant grade e Farr and nBir Laterals and Watkins Drain • 4 Williams Pipeline v ° a'b I`•. Existing sewer main eepeee a a°e a - f. • • i a 0 o y ba e •e• o•p b• —� � a e, A � ` O1 e • a+� �ti f � • b• 0 � o J I •p ° • a ° 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". 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 on page 9. 8 i Approximately 652 feet Emergency - - access Sil3,i3[2[o Approximately ° 1090 feet 3 O Entersection 0 A ® o ® o a o Pedestrian ® o 0 0 ® crossing and ° © ® ° Approximately a ° traffic"choke" v s 850 feet ® ° o Pedestrian ° o o ° o®o crossing and ®B ® raRuw,c traffic"choke" o ° 0 0 Intersection o _ � TRAFFIC CALMING MEASURES m ° ° 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, and utilities can be placed on the site. A common area "mew' is provided for the residential parcels that includes landscaping and sidewalks.The mew 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 and commercial uses to mix which is the intent of the Mixed-Use Community(MU-C) designation. 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 75. 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. 9 .0 ul�R •. lw !I§II • fIP IIIIIIC:IIIIIhIII'�; IIIIr oil III 111�11 - 11 111 qll IllbON �}f' � = IIIIIIIIII Illillllll � =- _ IIIIWII;IIIIIIIIII E Is m a , 1 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 all Amanda McNutt Senior Project Manager 11