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HomeMy WebLinkAboutCC - Narrative BRIGHTON August 20, 2024 C. Caleb Hood, Deputy Director Community Development Services Meridian City Hall RE:Apex Phenomenal—Preliminary Plat Dear Mr. Hood: Brighton is pleased to submit the enclosed application for Apex Phenomenal Subdivision (because the project is known and marketed as "Pinnacle", that name may be found occasionally in application graphics and narrative), a new residential community with a mix of detached and attached (paired) single family homes on carriage lanes. Pinnacle is developing as a single, integrated neighborhood, centered at the intersection of Locust Grove and Lake Hazel Grove Roads within the area depicted below.Apex Phenomenal is outlined in the graphic. I� I Y II CFVUCv.NF1n I_Y�v� PAT � C rN � BRIGHTON _ CPNCCPTllAL,SNPf[T1P HANG� MLOPMFlR nawrnvrsa t' 1_ I 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 Apex Phenomenal is located on parcel S1131438975. The project encompasses approximately 16.145 acres and is generally located west of Locust Grove Road adjacent to the north side Lake Hazel Road. The entire Pinnacle neighborhood, including Apex Phenomenal, has been designed to provide a sense of connection with superb pedestrian accessibility. ZONING AND LAND USE The parcel is zoned R-15 with a Future Land Use Designation of Medium-High Density Residential. No changes to zoning or the FLUM are proposed. J � � �[C-C]Community Business -- - ■[C-G]General Retail&Service Commercial E Crescendo 5[ ;: f f3 ■[L-O]Limited Csfhce 7 a ■[I-L]Light Industrial f t� 7 w [M-E]Mixed Employmem a' V.Pheno}coal Sf ■[H-E]High Density Employment [TN-C]Traditional Neighborhood-Center [TN-R]Traditional Neighborhood- s Residential a ---------------- - F•L-AKE-HC.2EL-RD [D-T]Old Town [R-2]Low Density Residential n [R-41 Medium-Low Density Residemial [R-8]Medium Density Residential LElowerS1 ......................... L �' •[R-15]Medium-High Density Residential [R-Z]High Density Residential -r•- ❑ Low Dens ity Resid a rive E Crescendo 51 Medium Density Residential E Bra ............................� ^ Med-High Density Residential .......................... a o E Main M High Density Residential S Commercial I i i a i i i L Phenomenal SI ' a i ■CHf ce �J ■ Industrial u ' CIVIC r 4 i i i i i i E•LAISE•NAZEL-RD ■Old Town y-t �f:[ a ■ Mixed Use Neighborhood �� a ■ Mixed Use Community N y ■ Mixed Use Regional E Tower S1 r., e ■ Mixed Use Non-Residemial = a' Mixed Use-Interchange 2 PRELIMINARY PLAT Apex Phenomenal includes 64 single-family residential lots, 11 common lots, and a future R-15 lot on approximately 16.145 acres in the R-15 zone. The following Site Data Table provides specific information for the Apex Phenomenal preliminary plat. SITE DATA Apex Phenomenal Details Area (in Acres) Single-Family Residential Lots 64 4.661 Total Common Lots 11 3.542 Future R-15 (Lot 76, Block 1) 1 7.942 Area Developing with this Pre-Plat 8.203 Total Area Including Future R-15 16.145 Gross Density 7.802 du/acre- * Excludes future R-15 Net Density 13.730 du/acre* * Excludes future R-15 Zone Qualified Open Space Acres %Open Space Required Open Space R-15 2.27 27.6% 15% Open Space&Amenities For R-15 zone,the UDC's open space requirement is 15%. As noted in the Site Data Table (above) and depicted in the Qualified Open Space composite on page 4, the "qualified open space" for this project is 27.6%, which is almost twice the required open space. Residents within Apex Phenomenal will also have access to all other 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", 2 amenity points are required. There are 4 amenity points proposed.The location of the amenity is subject to change. See exhibits on page 4. • Artificial Turf Multi-Sport Court—4 points (it is assumed that artificial turf qualifies as "paved") Total Points Required by UDC: 2 Total Points Provided:4 3 �+ m �► v en o m a ® © �icsammcaoam � " Mp �E F. � , .. . ZANJ Development Agreements Apex Phenomenal is subject to the existing development agreement for Apex (H-2020-0066 Instrument #2020-178120)which requires the property develop with a variety of residential dwelling types, incorporates high quality architectural design and materials, is thoughtfully designed to create quality of place and integrates with adjacent uses and area pathways. It also requires that structures along Lake Hazel incorporate articulation in the design of the structures. We comply with the development agreement by providing single-family detached and attached (paired) carriage lane homes that incorporate high quality materials and architectural design (see elevations below and continued on page 6 for examples). The design of Apex Phenomenal creates a central green space for residents to use for leisure and activity. Directly across Apex Avenue to the east is another open space with barbeque grills and covered seating. Residents will also have access to all other amenities within the Pinnacle neighborhood, including pools, clubhouses, additional open space,trails, play equipment, etc. Pathways are provided throughout the Pinnacle which attach to existing or proposed phases, providing pedestrians with easy accessibility to other areas of the community. The homes along Lake Hazel Road will incorporate articulation in design to provide visual variety. Elevations Single Family Detached Carriage Lane �5 mom F w1 n - - T N 5 Single Family Attached (Paired) Carriage Lane „ Y r � , Traffic Analysis Per the preapplication meeting on June 4th, 2024 a traffic study was not required by ACHD. Development Features Apex Phenomenal will have a mix of single family attached and detached homes with a variety of styles that complement the area. Residents will enjoy access to all amenities provided with previous development phases of the greater Pinnacle neighborhood, including a new multifunctional sports court in Lot 23, Block 1. East of Apex Phenomenal are a new public library and amphitheater(where a variety of public events will be held, and neighborhood commercial services will be located). 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 property has been reserved for a future public-school east of Locust Grove. 6 Phasing Apex Phenomenal is proposed to be completed in one phase In Conclusion Based on the foregoing, as supported by the accompanying applications and documentation,we request approval of the preliminary plat for Apex Phenomenal. 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 7