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Home My WebLink AboutPZ - Narrative N EWKI RK 2 Narrative Attached for your review and favorable consideration are the applications for the Newkirk 2 Neighborhood located North of Franklin and East of Black Cat Roads. We respectfully request approval of our Modified Development Agreement and Preliminary Plat applications. In 2023, the Meridian City Council approved the Newkirk Neighborhood, a 21-acre development comprising 62 single-family homes and 216 apartments. We request a Modified Development Agreement to convert the 216 apartments into 95 single-family homes. We request this modification because, after two years, we have yet to find a partner to build and manage the 216 apartments component. Our discussions with several reputable local apartment developing companies have revealed that the apartment component of the original Newkirk development contained a few fatal flaws that render the project unviable. • Tenants of multi-family projects of this caliber require an extensive amenity package that can only be supported by a project of at 400 unit or more. • An apartment complex of that size needs to have street visibility on a major road, or better yet, a major intersection, to advertise vacancies properly. Unfortunately, even with the new street we are building, N San Marco Way, does not generate enough visibility to support the apartment complexes. Without this modified development agreement, phase two of Newkirk would remain economically unviable and remain vacant land. If approved, this project will combine with the original Newkirk development for 157 single-family homes. Single-family homes are highly desired in southern Meridian and will add to the diversification of housing types in the Ten Mile Area Specific Plan. For design and planning purposes, our design team used the Meridian City Pre-Application Meetings, Neighborhood Meetings, the Comprehensive Plan, Ten Mile Area Specific Plan, and Zoning Code as the policy basis for the design of the Newkirk Community. We have thoughtfully designed a mix of single- family dwellings in this residential community on 10.08 acres that will significantly contribute to the surrounding neighborhoods' housing mix and diversity to Meridian's available housing opportunities. Homeowners will access all on-site amenities at the original Newkirk development. In addition, residents will access additional amenities, such as well-appointed parks, a dog park,walking pathways, and attractive landscaping. Off-site amenities include access to a nearby charter school and retail and commercial businesses in the Ten Mile area. This project will provide well-appointed homes on a property that will utilize existing utilities and roads planned for development in this area. Newkirk is true infill development. Newkirk Neighborhood—Narrative 8.27.2024 Page 1 N EWKI RK 2 NONE ■■ SUMMARY OF APPLICATIONS ZONING INFORMATION • Preliminary Plat • Comp. Plan Designation—MHDR • Development Agreement Modification • Current Zone—TN-R Table of Contents Exhibit A- Vicinity Map/Comprehensive Plan Map 3 Exhibit B- Site Plan 4 Exhibit C- Community Amenities 5 Exhibit D- Pedestrian Connectivity 8 Exhibit E- Open Space 9 Exhibit F- Home Design 11 Exhibit G - Preliminary Plat/Comprehensive Plan Density 13 Exhibit H - Transportation 14 Exhibit I - Schools/Utilities 15 Exhibit J - Parking Plan 16 Exhibit K- Comprehensive Plan Goals 17 Newkirk Neighborhood—Narrative 8.27.2024 Page 2 N EWKI RK 2 Exhibit A— Vicinity Map/Comprehensive Plan Map The Newkirk Neighborhood is a community designed specifically for the Ten Mile Planning area. • This property is designated Medium High-Density Residential (MHDR) on the future land use map. The Newkirk Neighborhood will provide single-family homes. This will achieve a perfect mix of densities for the area and create additional residential housing near the commercial and retail developments near the Ten Mile Interchange. • Residents of Newkirk will enjoy a walkable/bikeable community within a short distance of shopping, healthcare services, employment opportunities, and regional transportation arteries. • In our pre-application meetings, it was determined that the Newkirk Neighborhood is within the Mayor's Priority Growth Area and that City Services are available to serve the project. 4m -- — yt� t n Purdam Gulch rl Use:heed-High Density Residential Cor uh is Cf er chaa! ® 9 s r Ten Mile Jr hristlarr Church m eon Newkirk Neighborhood—Narrative 8.27.2024 Page 3 N EWKI RK 2 Exhibit B - Site Plan The Newkirk Neighborhood will consist of 95 single-family residential homes. • Newkirk will provide much-needed housing options for future residents looking for a highly amenitized, centrally located neighborhood. • Additional rooftops in this quickly developing area of Meridian will help support the commercial and retail uses along the Ten Mile Interchange Neighborhood Center. • Pathways and separated sidewalks within the development will encourage walkability through the community and along regional pathways that connect to the neighborhood on the east and west sides. • 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. 4 Q__ — v - -tirr - i Newkirk Neighborhood—Narrative 8.27.2024 Page 4 N EWKI RK 2 Exhibit C — Community Amenities PROJECT AMENITIES-As the developer, we have researched and interviewed past homeowners and used the city ordinances to guide this neighborhood's most productive amenities. • As typical of our developments, 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 Meridian Development Code requires 2 points of amenities. • Newkirk 2 will provide 4.5 points worth of new amenities when only two are required. These amenities will be in addition to the 10.5 points of amenities in phase one. For a total of 15 points when 4 points would be required. • Of course, residents will be able to access all the amenities (picnic area, shelters, playground, parks, and attractively landscaped endcaps) in the original Newkirk development Please find the written details of the amenity callouts on the map above listed on the following pages: Newkirk 2 A. Quarter Acre Dog Park (Block 3, Lot 6) (11,880 sq ft) • Fenced area r • Waste Station • Sitting Benches � y lip Newkirk Neighborhood—Narrative 8.27.2024 Page 5 N EWKI RK 2 The Newkirk and Newkirk 2 Neighborhood residents have access to all amenities in both developments. Newkirk (approved in 2023) A. Large One-Acre Play Park —The Newkirk Neighborhood Park will contain the following recreation facilities: • Play Structure • Swings • Seating Benches • Shade Structure X • Climbing Rocks I • Climbing Dome • Large Grass play area - • Attractive Landscaping • Playground fencing for safety I BENGH * ,• Y � {TYP LAW. 41 VISION n w � i 1 r Newkirk Neighborhood—Narrative 8.27.2024 Page 6 N EWKI RK 2 B. Pathways—The Newkirk Neighborhood will include the following pedestrian pathways: • 5' Wide Separated Pedestrian Pathway on Both sides of N. San Marco Way—2,770 LF Pedestrian pathways within the Newkirk =i Neighborhood will total over one half mile in length. p - C. Pathway Park-The Newkirk ' Cryr) Neighborhood Park will contain a small pedestrian park including: • Shade Structure # • Additional Pathway '' f • Seating Areas • Attractive Landscaping STRLU TLRE (1YP) Newkirk Neighborhood—Narrative 8.27.2024 Page 7 N EWKI RK 2 Exhibit D — Pedestrian Connectivity The Newkirk Neighborhood will include pedestrian pathways and internal sidewalks to form a connected, pedestrian-friendly environment for homeowners and the public. • Over a mile of pedestrian pathway will be constructed within the Newkirk Neighborhood. This pathway system will provide various opportunities for the residents of the Newkirk Neighborhood to walk, bike, or connect to the greater Ten Mile Interchange Area. • All internal streets and collector roadways will have separate sidewalks.The map below illustrates the pedestrian connectivity. Regional � - Pathways f . Y Internal � I - ; Pathways i I \ \ II `\ f ,\ I \ 50 x � I & I \ I Newkirk Neighborhood—Narrative 8.27.2024 Page 8 N EWKI RK 2 Exhibit E — Open Space Open Space—The Newkirk Neighborhood will provide 1.69 acres of landscaped common area, including a dog park, landscape interior pathways, end caps on each block, and landscaped collector street frontages. • The area of Qualifying open space equals 1.69 AC. (16.8%), which exceeds the City Code requirement of 15%. • Phase one of the original Newkirk development, approved in 2023, has a qualifying open space of 3.41 acres (31%), which exceeds the City Code requirement of 15% • Of course, all residents will be able to access all the open space of phase one of the original Newkirk development and the proposed development.The combined qualifying open space will be 5.1 acres (24%),which exceeds the City Code requirement of 15%. NEWKIRK SUBDIVISION PHASE 2 J OPEN SPACE EXHIBIT j \ 1 TOTAL AREA=±10.08 A0 I QUALIFYING OPEN SPACE=±1.69 AC:(16.8%) I I I I � v I `X I Please refer to the open space calculation chart on the next page for the detailed breakdown. Newkirk Neighborhood—Narrative 8.27.2024 Page 9 N EWKI RK 2 NONE on Block Lot Sqft Open Space Description Code Section 1 13 5076 Park A 1 31 3257 Pathway B 1 38 5910 Park A 1 63 27301 Entry Lawn & Regional Pathway A, E 2 1 3016 Endcap B 2 9 5562 Endcap B 3 1 11973 Park A 3 6 11880 Dog Park A Subtotals Square Feet Acres Percent of Total Total Sqft 73,975 1.68 Qualified Open Space Ac. 1.68 Total Project Acres 439,084 10.08 Non-Qualifying Open Space 0 Percent of Qualified Open Space 16.9% Collector Frontage 27,301 6.21% Buffers & Endcaps 46,674 8.70% Hillside 0 0 "Useable" 73,975 1.69 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 B 11-3G-3B-1E 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. Parkways Along Collector and Local Residential Streets: Parkways E 11-3G-3B-4 along local residential streets that meet all of the following standards may count toward the common open space requirement: Newkirk Neighborhood—Narrative 8.27.2024 Page 10 N EWKI RK 2 Exhibit F — Home Design The Newkirk Neighborhood will include 95 single-family attached homes.The Newkirk neighborhood will incorporate two distinct housing types that will add to the diversity of housing options in the Ten Mile Planning Area. Housing Diversity There will be two types of homes in the Newkirk Neighborhood: 1. 90-Single-family attached, two-story and front-loaded garage. 2. 5 - Single-family attached three-plex, two-story alley-loaded garage Photo Representations of the proposed home designs are included below: Single-Family PAINTED c"'X10"CORBEL U WOOD B&B SIDING'! KD ROOFING 30 YP. ❑5 1'X3"BATTS AT 16'0.0 aS�.i ALT SHINGLES Attached PSMARTSIDE i"X;2- KID ROOFING STANDING SMARTS IDEa FASCL. FASCIA Wf 1"X8" SEAM METAL R HADOW BD. .'r M LP SMAiiI516E 1'X6"CORNER+ DOOR I WINDOW TRIM'N!1'x1" 'ON EPGF HEADER TRI 2 LF 5!.t�R'SIDE IXB"TRIM . No. COLOR NAME COLOR No. 1 DARK BROWN METAL WA 3 a 5 2 SEDATE GREY SW6169 B INTELLECTUAL GREY SW7 ■ ■ ■ ❑ A WARM WARM STONE SW7012 p12 B WARM BLACK WA 060122 6 WH!TE VINYL WIND FRAMEWA - Newkirk Neighborhood—Narrative 8.27.2024 Page 11 N EWKI RK 2 NONE on Alley Loaded Three-plex LP SMARFS ICE t"%t2 FASCIA KC ROOFING STANCIN KC ROOFING 30 YR. 30•TALLTRIANGULARGACLE LP SMARTSICEI"%S"CO?I IE. 11"X5"SHADOW Bp. SEAM METAL ROO ASPHALT SHIN GLES ENT WI4"6UILp OVT-HMO Ehi.)R)WINDOW TRIM'A•� ON EDGE'HEADER TRIM 3 RU WODp E&0 SIOING'f.'I_ ❑ 1"%3"pATFS AT I"O.C. - L SN a RTSIDE B'FASCIA 3 P0.1NTEp 6"%10"COR6Ei ❑ 3 1 RU WOOD SHAKE SHINGLE SICI NG ' Ill 0 5 3 EP SMARTSICE 0"XO"Wp.COL. 5 RU WOOp SOFFIT C-.EEL 4"k6"TRIM BAND SOARC SIDING 1 k No. COLOR NA COLOR No. on 1 CLASSIC FRENCH H G T/ 2 3 GREY SWOO 2 FENLANp SW1544 3 SEDATE GREY SW6169 4 MOCERNE WHITE SW6156 5 STAIN-CHESTNVT SW3524 5 6 7 8 6 DARK BROWN METAL NIA NONE T CHARCOAL BUCK NIA 9 BLACK VINYL WiND_FRAME NIA 2 04.01.22 o••oe�+x..r Newkirk Neighborhood—Narrative 8.27.2024 Page 12 N EWKI RK 2 Exhibit G - Preliminary Plat/ Comprehensive Plan Density PRELIMINARY PLAT APPLICATION The Newkirk Neighborhood will provide very high-demand homes in a desirable part of Meridian. • The Newkirk Neighborhood has a proposed 95 single-family residential density of 9.42 DU/AC. • This property is designated Medium High-Density Residential in the Meridian Comprehensive plan, which calls for 8 to 15 units per acre. The proposed density is in the lower range allowed within the comprehensive plan and, therefore, meets the desired density planned for this property. ZONING In 2023, the City rezoned this property TN-R during the original Newkirk development. The TN-R zone requires a minimum density of 6 DU/AC and a minimum of two housing types. INFRASTRUCTURE INVESTMENT The Ten Mile Interchange Area has had considerable public and private investment over the last decade. With a large amount of infrastructure investment in this area and the proximity to schools, regional parks, freeway access, and services, the Newkirk Neighborhood will be a perfect addition to the City of Meridian. Newkirk Neighborhood—Narrative 8.27.2024 Page 13 N EWKI RK 2 NONE on Exhibit H —Transportation The Newkirk Neighborhood will benefit from many recent transportation projects in the area. • Black Cat Road and Franklin Road intersections were widened and improved a few years ago. Traffic planning in this area has already considered the development of the Newkirk Property at the housing densities proposed with this project. • A full traffic study was submitted and approved for the original Newkirk development. Traffic will be considerably less as Newkirk 2 replaces the 216 apartments in the original development with 95 single-family homes. As the developer, we are constructing a much-needed collector roadway (in red below) N. San Marco Way was the first development phase of the original Newkirk development. This will create secondary access between Black Cat and Franklin Roads.This will help to alleviate existing traffic issues at Black Cat. h - ale b 11101 ' �� f_ l It Newkirk Neighborhood—Narrative 8.27.2024 Page 14 N EWKI RK 2 Exhibit I — Schools / Utilities WEST ADA SCHOOL DISTRICT The students living in Newkirk Community will attend the following schools, all of which are under capacity. School Chaparral Elementary Meridian Middle Meridian High UTILITIES • Municipal water and sewer mains are available and of adequate size to serve the Newkirk Neighborhood on Franklin Road adjacent to the proposed project. • Water and sewer mains will be extended to and through the Newkirk Neighborhood at the developer's cost. • Dry Utilities such as electrical power, natural gas, telecom, and cable are also available. Newkirk Neighborhood—Narrative 8.27.2024 Page 15 N EWKI RK 2 Exhibit J — Parking Plan The Newkirk 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 48 (over 0.5 additional per home) on-street parking spaces will be available for use by the residence. 58MII1 9 I C 12 \ 81 I I I Newkirk Neighborhood—Narrative 8.27.2024 Page 16 N EWKI RK 2 Exhibit K — Comprehensive Plan Goals The following table describes how the Newkirk Neighborhood designed 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 Newkirk Neighborhood will incorporate several housing types that will be provided for sale. 2.01.01 Encourage diverse housing options suitable for various income levels, household sizes, and lifestyle preferences. • The Newkirk Neighborhood will add to the diverse range of housing sizes and price points in the area. 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 9.42 units per acre the Newkirk Neighborhood will add residential density near the intersection of two of the Treasure Valley's major transportation corridors at Franklin and Ten Mile Road. 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 Newkirk Neighborhood will provide over 16%qualified open space 4.5 additional amenities beyond the two that the UDC requires. 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 Newkirk 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 Newkirk Neighborhood will provide housing density and roof tops along major transportation corridors. The Newkirk Neighborhood will be in the middle of the projected comprehensive plan for the Ten Mile Area Specific Plan density at 9.42 units per acre. Newkirk Neighborhood—Narrative 8.27.2024 Page 17 N EWKI RK 2 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 Newkirk Neighborhood is contiguous to the City of Meridian and is considered an infill development. Construction of Newkirk 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 Newkirk Neighborhood is an infill property and therefore 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 and sustainability. • The Newkirk Neighborhood will provide much needed housing density and diversity near the Franklin and Ten Mile Road Corridors, and near the Mixed-Use Regional Comprehensive Plan designated properties near the ten Mile Interchange 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 Newkirk 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 Newkirk 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 Newkirk Neighborhood will incorporate pathways along the proposed transportation corridors and collector street. 4.04.01A Ensure that new development and subdivisions connect to the pathway system. • The Newkirk Neighborhood will incorporate pathways along the proposed transportation corridors and collector street. 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 Newkirk Development will provide for recreational opportunities such as jogging, walking, and bicycling. The Newkirk 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. Newkirk Neighborhood—Narrative 8.27.2024 Page 18 N EWKI RK 2 SOME ■■ 4.05.02F Promote the increase of permeable areas through sound site design and use of materials that limit stormwater runoff. • The Newkirk Neighborhood utility and storm water 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 Newkirk 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 Newkirk 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 Newkirk 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 Newkirk Neighborhood 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 Newkirk 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. 6.01.01J Encourage new development to include buffered sidewalks, a sidewalk separated from the motor vehicle lane by a planter strip, especially on collector and arterial roadways. • Newkirk will include separated sidewalks and planter strips on all internal streets and collector Roadways and landscaped endcaps of each block. 6.01.02C Require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties. • The Newkirk 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 Newkirk Neighborhood, the ACHD Master Street Map was consulted. Newkirk Neighborhood—Narrative 8.27.2024 Page 19 N EWKI RK 2 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 Newkirk Neighborhood, the ACHD Master Street Map was consulted. Newkirk Neighborhood—Narrative 8.27.2024 Page 20