The URL can be used to link to this page

Home My WebLink AboutPZ - Narrative BRIGHTON August 5, 2024 C.Caleb Hood, Deputy Director Community Development Services Meridian City Hall RE:Pollard North—Rezone, Preliminary Plat& Development Agreement Dear Mr. Hood: Brighton is pleased to submit the enclosed applications for Pollard North, a new residential community with a variety of housing choices near commercial, retail, medical services and significant transportation improvements. PROPERTY OVERVIEW Pollard North is located north of Chinden Boulevard (SH 20/26) and east of SH 16 on parcel SO421438475.The community has direct access to SH 20/26 by way of the newly constructed Levi Avenue, which will give the community immediate access to the future SH 16 corridor that is under construction. Pollard Subdivision No. 1 has already been constructed (directly adjacent to and south of Pollard North) and will offer many commercial, retail and medical services to the community, as well as employment for residents to be able to live close to where they work. W Waverton Dr Q z z "• . W Chinden Blvd BRIGHTON—Creating GREAT Places—2929 W. Navigator Drive,Ste.400, Meridian, ID 83642 www.brightoncorp.com 208-378-4000 Pollard North-Page 2 THE APPLICATION IN DETAIL Pollard North was previously annexed and zoned with the application "Pollard Subdivision"in the spring of 2019.The zoning was set as R-8 with a combination of single family residential and an assisted living facility north of Waverton. The first final plat application for the commercially zoned area was submitted in the summer of 2022, and site development began in spring of 2023. On October 20, 2023,the final plat for Pollard No. 1 was recorded, and included improvements of Waverton Drive, Levi Lane, and other internal utilities. 0 a - n WAVEHTUN { POLLARD No.1 POLLAR❑No.1 o. CHIN�EN Pollard Projects DESIGN OVERVIEW Pollard North offers a variety of living choices for residents with a mix of homes, including both Carriage Lane and Conventional styles across 177 home sites. Pollard North designed lots along the north and east boundaries to match the lot widths in adjacent developments. A' J L L L I JA'__J J ' D . r B B C (- .f � D i `. Home Type Locations Pollard North-Page 3 i t- r l'f A 1 m ® Q m Conventional A Carriage Lane B Carriage Lane C Conventional D Home Styles • Style A—Conventional: 29 homes • Style B—Carriage Lane Paired: 92 homes • Style C—Carriage Lane: 38 homes • Style D—Conventional: 18 homes TOTAL: 177 Homes Carriage Lane homes have front doors that face onto a public street or mew, with an alley at the rear of the home for vehicular access. These homes allow for enhanced human interaction along the tree-lined streets of Waverton and Flat Rock. The Conventional homes are consistent with existing (Fairbourne) and conceptually approved (Alden Ridge) homes, and prior preliminary plat approvals (Pollard Subdivision). The community is designed with north/south pathway connections approximately every 300-400 feet, providing walkability to the future medical providers and other commercial uses planned to the south. The community is near Highway 16 and US Highway 20/26 (Chinden Blvd), offering residents quick access to major east/west and north/south transportation corridors. Pollard North will be served by Pleasant View Elementary, Star Middle School, and Owyhee High School. Pollard North-Page 4 FUTURE LAND USE Pollard North is situated within the Medium Density Residential future land use designation, which permits a range of three to eight dwelling units per acre. With the total dwelling count of 177 homes and considering the rezone boundary of 21.945 acres,the gross density is 8.066 units per acre, consistent with the Medium Density Residential designation applied to the property by the Meridian Comprehensive Plan. ago ---- .�--------------------' i i —————————————————— .-----., Comp Plan REZONING Pollard North is currently zoned Medium Density Residential (R-8) and is proposed to be rezoned to Traditional Neighborhood—Residential (TN-R). Both zones are appropriate for Future Land Use Map designation of"Medium Density Residential." However, given the mix of attached and detached single- family homes, many of which are Carriage Lane homes, Pollard North proposes to use a TN-R zoning. The design of the neighborhood emphasizes open spaces and pedestrian-friendly streetscapes, also aligning with the proposed TN-R zoning. Proposed TN-R Rezone Plan Pollard North-Page 5 PRELIMINARY PLAT The proposed Pollard North Subdivision includes 177 single-family residential lots, 21 common lots, 1 shared driveway, and 4 alleys on an approximately 21.945 acre parcel which is proposed to be zoned TN-R. The following Site Data Table provides specific information for the Pollard North preliminary plat. SITE DATA Pollard North Details Single-Family Residential Lots 177 Total Common Lots 26 Gross Density, Rezone Area 8.066 du/acre Gross Density, Plat Area 8.959 du/acre Net Density 14.228 du/acre Qualified Open Space Area 3.53 acres Percent Qualified Open Space 17.86 Percent Required Open Space 15 Open Space&Amenities. The UDC's open space requirement for TN-R is 15%.As noted in the Site Data Table (above) and depicted in the Qualified Open Space composite on page 7 of the Landscape Plan,the "qualified open space"for this project is 17.86%. 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." Based on UDC, 4 amenity points are required, and Pollard North proposes 4.5 amenity points, as follows: PICNI[SNB1N1 -oGMRx .. ror wr Amenities(See details next page) 1. Covered Picnic Area (2)—2 points 2. Tot lot—1 point 3. Small Dog Park—1 point* *This dog park is approximately 3,900 square feet, which is less than the required 5,000 square feet, therefore does not qualify for a full 2 points. 4. Dog Waste Station (2)—1 points Amenity Points Required by UDC: 4.0 Amenity Points Provided: 4.5 Pollard North-Page 6 MIN ir-7- PICNIC SHELTER 0 a S 3 � Y DOG PARKS TOT LOT Amenity Locations In addition to the detached sidewalks adjacent to the public roadways, several thoughtfully planned pedestrian walkways below are designed within Pollard North to ensure better connectivity for residents, and to the adjacent neighborhoods. I WAVERTON Pedestrian Connections Development Agreement. A modification to the existing DA (Instrument#2019-060655 "Pollard Subdivision") is proposed to update the conceptual Pollard North Site development plan.The previously approved plan proposed a mix of residential uses and an assisted living facility north of Waverton.The updated plan includes a mix of residential homes north of Waverton. Waiver Request: Block Length more than UDC. With the original Pollard Subdivision entitlement,two public roadway access locations were established and approved by both ACHD and Meridian. These access points have been retained and are noted as N. Woodhead and N. Schwenkfelder on the Pollard North Preliminary Plat. FLAT ROCK III h MI WAVERTON Vehicular Access to Northern Properties Pollard North-Page 7 Due to the shape of the parcel and existing roadway connections in the area,the project is designed with a block that exceeds the maximum allowed length as described in 11-6C-3F.2 of the UDC which states "no block face shall be more than five hundred(500)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 seven hundred fifty(750) 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..." The street length and location are restricted by the agreed upon position of N. Schwenkfelder Avenue which will serve both parcels SO421314900 and SO421428100 for any future development. We presume that N. Schwenkfelder will be used for development and will interconnect with W. Highland Fall Drive in Fairbourne Estates. Although the local street block lengths are longer than prescribed by UDC, W. Flat Rock Street is designed with pedestrian friendly elements, including bulb outs (noted in yellow), chokers (noted in red) and designated pedestrian accesses (with distances noted in black). At each choker location, a receiving pedestrian ramp will be placed on the north side of W. Flat Rock Street that will both provide safe passage and slow down vehicles. '' -. ..300'. ..f .F...�.. O g WAUERTDN Pedestrian Access Phasing. The project is proposed to be completed in a single phase. CONCLUSION Based on the foregoing, as supported by the accompanying applications and documentation, we request approvals of rezone to TN-R, preliminary plat and development agreement for Pollard North Subdivision. If you or your staff have questions, or require additional information, please let me know for expedited response. Sincerely, Brighton Development, Inc. Digitally signed by Elizabeth Benski DN:C=US,E=ebenski@brighton.co, O=Brighton Corporation,OU=Development, C Elizabeth Benski N= zabeth Benski Date: 024.08.05 10:24:09-06'00' Eli Benski Project Manager