HomeMy WebLinkAboutPZ - Narrative SUMMERLIIli WEST
NEIGHBORHOOD
Narrative
Attached for your review and favorable consideration are the applications for the Summerlin
Neighborhood located East of S Locust Grove Road and South of E Cavalli Lane. 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 Summerlin Neighborhood. We have thoughtfully designed a mix of single-family dwellings in this
residential community on 63.17 acres that will add to the housing mix within the surrounding
neighborhoods. We will add diversity to Meridian's available housing opportunities. The Summerlin
Neighborhood is designed with 339 residential lots and has a proposed single-family density of 5.37
DU/AC. Homeowners will have access to on-site amenities such as well-appointed parks, swimming pool
facilities, playgrounds, pathways, soccer fields, dog parks, walking pathways, and attractive landscaping.
This Project will provide homes on a property that will utilize existing utilities and roads that have been
planned for developments in this area.
SUMMARY OF APPLICATIONS ZONING INFORMATION
• Annexation/Zoning • Current Zone— RUT
• Preliminary Plat • Comp. Plan Designation — MDR & LDR
• Development Agreement • Proposed Zone— R-8 and R-15
Table of Contents
Exhibit A- Vicinity Map/ Comprehensive Plan Map 2
Exhibit B - Site Plan 3
Exhibit C- Community Amenities 4
Exhibit D - Pedestrian Connectivity 6
Exhibit E - Open Space 7
Exhibit F- Home Design 10
Exhibit G - Zoning & Comprehensive Plan / Preliminary Plat 11
Exhibit H - Transportation 13
Exhibit I - Schools/ Fire Response Time/ Utilities 14
Exhibit J - Parking Plan 15
Exhibit K- Comprehensive Plan Goals 16
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Page 1
Exhibit A — Vicinity Map / Comprehensive Plan Map
Summerlin is a community designed specifically for southeast Meridian. This property is designated Low
& Medium Density Residential (MDR) on the future land use map. The Summerlin Neighborhood will
provide a mix of single-family home sizes that fit the R-8 and R-15 Zoning designation. This project is less
than 600 ft from the City's regional park, Discovery Park. This will achieve a perfect mix of densities for
the area and create additional residential housing near the commercial and retail developments
proposed near the Meridian Road/Highway 69 corridor. Residents of Summerlin will enjoy a
walkable/bikeable community near shopping, healthcare services, employment opportunities, and
regional transportation arteries. Our pre-application meetings determined that the Summerlin
Neighborhood is within the Mayor's Priority Growth Area and that City Services are available to serve
the project.
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Exhibit B - Site Plan
Summerlin will provide much-needed housing options for future residents looking to live in the
Southeast Meridian Area in a highly amenitized neighborhood. Additional rooftops 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 and
along regional pathways that connect to the neighborhood on the south, east, and west sides. A park in
the center of the project with a swimming pool facility, playground, pathways, picket ball courts, soccer
fields, and dog park will become the neighborhood's focal point and greatly increase the sense of
community. Parks and amenities will be distributed throughout the development, and generously
landscaped boulevards and endcaps will welcome residents' homes and create a sense of place and a
feeling of community.
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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 communities,
the amenity package exceeds the Meridian City Development Code requirement, which requires that the
application have one amenity point per every 5 acres of development. The city code requires 13 points
for amenities, and Summerlin will have 38.5 points worth of amenities, which is almost 300%greater
than the requirement.
Below is a list of the amenities for each development area of the project We propose the following
amenities in our Playground Park: a swimming pool facility, playground, pathways, picket ball courts,
soccer fields, and a dog park. As with all our playgrounds, it will be fenced with open-vision fencing for
safety. Two additional dog parks and several open space areas, including regional pathways with
attractive landscaping, are also proposed.
Proposed Amenities (38.5 points/code requires 13)
A. Large Central Park (Block 6, Lot 1)—This five-
acre park will contain the following facilities:
• Pool Facility
• Two Pickleball Courts u
• Fenced Dog Park '
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• Playground �• =""
• Climbing Rock
• Seating Benches
• Attractive Landscaping 8" �
• Two large lawn areas
• Pedestrian Pathway
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B. Dog Parks (Block 2, Lot 8) and (Block 7, Lot 17)
• Fenced Dog Park
• Waste Station
• Seating Areas
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• Attractive landscaping
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C. Pathways—TheSummerlin
Neighborhood will include the following pedestrian pathways:
• 10' Wide Regional Pathway— 1,682 LF
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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
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Exhibit D — Pedestrian Connectivity
The Summerlin Neighborhood will include pedestrian pathways and internal sidewalks, forming a
very connected and pedestrian-friendly environment for the homeowners and the public.
Nearly a mile of pedestrian pathway will be constructed within the Summerlin Neighborhood. Along
Rawson Canal, at the south border of the project, is over 1/2 mile of multi-use pathway that
connects to Meridian's Multi-Use Pathway System. The pathway will be approximately a quarter of a
mile on the project's west side along Locust Grove. The pathway on the project's east side along the
new collector road will be approximately a quarter mile. These pathways will provide a variety of
opportunities for the residents of the Summerlin Neighborhood to walk and bike. The internal and
external pathways proposed with the Summerlin Neighborhood will provide easy access to the
Discovery Regional Park.
Regional pathways of the Summerlin Neighborhood will total over one mile in length.
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Exhibit E — Open Space
Open Space—The Summerlin Neighborhood will provide 16.47 acres of landscaped open space, and the
qualifying open space will equal 15.39 acres (24.36%). The open space exceeds the city code
requirement of 15%. Summerlin will have six additional acres of open space beyond the required acres.
A large neighborhood park anchors the community (5.29 Ac.). Landscaped interior pathways, landscaped
end caps on each block, and landscaped collector street frontages add to the neighborhood's aesthetic
appeal.
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Please refer to the open space calculation chart on the next two
pages for the detailed breakdown.
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Open Space Calculations
Block Lot Sqft Open Space Description Code
Section
1 1C 12,358 Open space along Arterial (S Locust Grove) C, D
NOTE: Half of the total 24,717
1 1C 208,880 10' Pathway along Rawson Canal B
1 1C 15,987 Open Space along Collector(E.Summerlin Dr) C, D
1 57C 4,363 Pathway A
1 73C 18,310 Irrigation Pond Lot A
2 1C 3,671 End Cap E
2 8C 17,201 Dog Park A
2 11C 3,774 Endcap E
3 1C 2,775 Endcap E
3 11C 2,775 Endcap E
4 1C 2,775 Endcap E
4 11C 2,775 Endcap E
5 1C 17,999 Park A
5 21C 5,571 Park A
5 31C 3,806 Park A
6 1C 229,109 Large Park A
7 1C 15,474 Park A
7 1C 13,049 Open space along Collector(E Cavalli Lane) C,D
7 17C 11,239 Dog Park A
7 30C 1,405 Endcap E
8 19C 3,573 Park A
8 31C 1,230 Endcap E
9 1C 14,306 Park A
10 1C 2,625 Endcap E
10 15C 6,712 Park A
10 25C 2,625 Endcap E
11 1C 4,639 Endcap E
11 11C 70,961 Park A
Subtotals Percent of Total
Total Sqft 2,751,685
Qualified Open Space Ac. 670,388
Total Project Acres 2,751,685
Non-Qualifying Open Space 47,044
Percent of Qualified Open Space 24.36%
Qualified Open Space
Arterial Buffer 12,358 Only/z counts towards Open Space
Qualified Open Space
Collector Buffer 29,016 0.01%
Qualified Open Space 670,388 24.36%
Non-Qualified Open
Space 34,875 0.012%
Endcaps and Buffers
"Useable" 1,471,892 53.49%
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Code Section Description
A 11-3G-3A-2B Open grassy area of at least 5,000' in area.
Linear open space area that is at least twenty feet (20') and up to fifty feet
B 11-3G-3B-1E (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.
Percentage of Buffer: Fifty percent (50%) of the landscape buffer along arterial
D 11-3G-3B-3 streets may count toward the required common open space.
Parkways Along Collector and Local Residential Streets: Parkways along local
E 11-3G-3B-4 residential streets that meet all the following standards may count toward the
common open space requirement:
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Exhibit • - Design
The Surnmerlin Neighborhood will consistof •• • and two-story homes.
neighborhood will include a mix of • from ::1 sqft to 11,588 sqft. • • and
three-car garages.
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Summerlin West Neighborhood
—Narrative Page •
Exhibit G — Zoning & Comprehensive Plan / Preliminary Plat
ANNEXATION
Four parcels totaling 63.17 acres are proposed to be annexed into the City of Meridian.
REZONING
Three of the project's four parcels are designated medium density in the Meridian Comprehensive Plan,
and we are requesting that they be rezoned to R-15. These parcels meet all code requirements for an
R-15 zone.
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One of the project's four parcels, the southern parcel, is designated low-density in the Meridian
Comprehensive Plan, and we are requesting that it be rezoned to R-8. The development of this parcel is
in alignment with the Comprehensive Plan.
Meridian Comprehensive Plan—Low-Density(Section 3-12)
"This designation allows for the development of single-family homes on large and estate lots at
gross densities of three dwelling units or less per acre."
• The proposed density will be 2.91 in the R-8 zone.
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"These areas often transition between existing rural residential and urban properties."
• The low-density development and Rawson Canal along the southern border forms
a natural barrier between the more urban residential properties and the existing
rural residential.
"Developments need to respect agricultural heritage and resources, recognize view sheds and
open spaces, and maintain or improve the overall atmosphere of the area."
• The agricultural canal will remain open and will be enhanced with the 20 ft wide
multiple-use pathway lot.
• There is a 90-foot separation between the proposed development and the
neighboring property lots.
• Homes along the canal will have a five-foot open-vision wrought iron fence along
their property line to protect view sheds.
"The use of open spaces, parks, trails, and other appropriate means should enhance the character
of the area."
• A 10-foot multi-use pathway will be constructed along the canal connecting to the
Meridian pathway system.
• Three pathways will connect the proposed development with Meridian's pathway
system.
• The proposed open space of this parcel is part of a five-acre park connected to the
amenities at the center of the neighborhood.
"Density bonuses may be considered by providing additional public amenities such as a park,
school, or land designated for public services."
• The proposed development does not require any density bonuses.
PRELIMINARY PLAT APPLICATION
Summerlin will provide homes in very high demand in a desirable part of Meridian. The Meridian
Comprehensive plan calls for 3 to 8 units per acre in the medium-density designation. The proposed
density is allowed within the comprehensive plan and, therefore, meets the desired density planned for
this property.
INFRASTRUCTURE INVESTMENT
The investment in the Southwest Meridian Area has been considerable. Public and private partnerships
over the last decade have provided new recreational opportunities and municipal infrastructure. The
large amount of infrastructure investment in this area and the proximity to schools, regional parks, and
services, the Summerlin neighborhood will be a perfect addition to the City of Meridian.
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Exhibit H — Transportation
The Summerlin Neighborhood is located on the southeast corner of the intersection of E Cavalli Ln and S
Locust Grove Rd. Per the traffic study:
• The majority of traffic will travel north on S Locust Grove Road to access Interstate
84.
• A small percentage will travel south on S Locust Grove Road to access Kuna.
• ACHD is currently in the process of widening Lake Hazel to a five-lane roadway
similar to Chinden Blvd.
• A new roundabout was recently installed at the Locust Grove and Lake Hazel
Roads intersection.
• The Lake Hazel and Eagle Road intersection is currently under construction.
• Traffic planning in this area has already considered the development of the
Summerlin Property at the housing densities that have been proposed with this
project.
With the construction of the Summerlin Neighborhood, the southern portion of the mid-mile collector
(Recreation Ave) will be completed. This roadway will provide additional access and travel corridors for
the area.
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Exhibit I — Schools / Emergency Response Times / Utilities
SCHOOL DISTRICTS
The students living in Summerlin Neighborhood will have many public, charter, and private school
options. Students will be enrolled in the Kuna School District, and their schools will be Silver Trail
Elementary, Freemont Middle School, and Kuna High School.
Gem Prep: Meridian South Charter School (K-12) is approximately half a mile from Summerlin. Another
public charter school, Falcon Ridge (K-8), is in Kuna. In addition, a third public charter school, Valor
Academy, will open in 2025. Valor Academy will be located at Cloverdale Rd and E Reining Horse Dr in
Kuna. It will open in 2025 as a K-6 and expand yearly until it becomes a K-12.
In addition, a private school, Anchor Academy, is located at 7910 S Meridian Road, Meridian,
approximately 1 % miles from the Summerlin Neighborhood.
In the 2024 session, the Idaho Legislature allocated additional school funding for constructing new
facilities, and the Kuna School District is projected to receive $22 million over the next ten years.
EMERGENCY RESPONSE TIMES
The Summerlin Neighborhood will be within the fire department's response time goals. Fire Station #7
opened last year and is less than a mile from the Summerlin Neighborhood.
UTILITIES
Municipal water and sewer mains are available and of adequate size to serve the Summerlin
Neighborhood in Locust Grove adjacent to the proposed project. Water and sewer mains will be
extended to and through the Summerlin neighborhood at the developer's cost. Dry utilities such as
electrical power, natural gas, telecom, and cable are also available.
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Exhibit J — Parking Plan
The Summerlin Neighborhood will meet or exceed all City of Meridian's Code requirements 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 475 (over 1.4 additional per home) on-street parking spaces
will be available for use by the residence. We have studied our past communities and fully understand
that this parking plan will more than accommodate the residents' lifestyles.
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Exhibit K — Comprehensive Plan Goals
The following table describes how the Summerlin 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 Summerlin 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 Summerlin 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 5.37 units per acre the Summerlin Neighborhood will add
residential density near the intersection of one of the Treasure Valley's major
transportation corridors at Highway 69. Lake Hazel is planned to be a major Arterial with 5
lanes. Construction has already begun on the widening project.
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 Summerlin Neighborhood will provide over 24.36%qualified open space, 38.5
additional amenities beyond the 13 that are required by the UDC. The community park
playground and dog parks 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 Summerlin 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 Summerlin Neighborhood will provide housing density and roof tops along major
transportation corridors. The Summerlin Neighborhood will be near the planned Mixed-
Use area at the HWY 69 and Lake Hazel 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 Summerlin Neighborhood is contiguous to the City of Meridian and is the next in line
to develop. Construction of the Summerlin 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 Summerlin Neighborhood is in a priority growth area of the City of Meridian.
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
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and sustainability.
• The Summerlin Neighborhood will provide much needed housing density and diversity near
the Lake Hazel 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 Summerlin 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 Summerlin 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 Summerlin 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 Summerlin 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 Summerlin Development will provide for
recreational opportunities such as jogging, walking, and bicycling. The Summerlin
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 Summerlin 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 Summerlin 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 Summerlin Neighborhood, walking paths, large open play areas with perimeter
fencing, and narrow streets with curbs, gutters, 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 Summerlin neighborhood storm drainage and site grading will meet all City, Highway
District, State and Federal requirements and best practices.
5.01.02G Require attractive landscaping and pedestrian friendly design within new developments.
• The Summerlin Neighborhood not only meets the City Code requirement for qualified open
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space, it exceeds it with 24.36%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 developments to link subdivisions together and to
promote neighborhood connectivity as part of a community pathway system.
• The Summerlin Neighborhood will provide numerous pedestrian connections to the major
thoroughfares and neighboring communities and will construct east/west and south
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 Summerlin 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 Summerlin 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 Summerlin Neighborhood, the ACHD Master Street
Map was consulted.
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