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HomeMy WebLinkAboutPZ - Narrative ROCKWELL GREENS f R Narrative Attached for your review and favorable consideration are the applications for the Rockwell Greens Residential Community located North of McMillian and West of the New Highway 16 Corridor We respectfully request approval of our Annexation and Zoning, Alternative Compliance, 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, Fields Sub Area Plan and Zoning Code as the policy basis for the design of the Rockwell Greens Community. We have thoughtfully designed 412 single-family residential dwellings on 51.15 acres that will add to the surrounding neighborhood. Rockwell Greens will add to the mix of Meridian's available housing opportunities. Homeowners will have access to on-site amenities such as a 1 % -acre park, playground, community pool, pickle ball courts, dog park and attractive landscaping. Off-site amenities include access to shopping and stores such as Walmart and Costco near the McMillian and Tenmile Area. This Project will provide homes that people can afford 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 • Development Agreement • Proposed Zone—R-15 • Alternative Compliance Table of Contents Exhibit A— Vicinity/Ten Mile Area Specific Plan 2 Exhibit B— Site Plan 3 Exhibit C— Community Amenities 4 Exhibit D— Open Space 5 -7 Exhibit E— Home Design/Elevations 8 -9 Exhibit F— Preliminary Plat/Comp. Plan 10 Exhibit G - Schools/ Fire Response/ Utilities/Alt. Compliance 11 Exhibit H — Parking 12 Exhibit I - Comprehensive Plan Goals 13—17 Rockwell Greens—Narrative 1/15/2025 Page 1 ROCKWELL GREENS f Exhibit A — Vicinity Map/Fields Specific Area Plan Rockwell Greens is a residential community in the Fields Area Specific Area Plan portion of the City of Meridians Comprehensive Plan. This property is designated Medium Density Residential (MHDR) on the future land use map. • The MDR is designed for a density of 3-8 units per acre. With Rockwell Greens' will achieve a density will be 8 DU/AC. • This will help to create the mix of densities for this area that the comprehensive plan envisions, which will transition between the Highway 16 Corridor on the east and a new private school (PK- 12), Cole Valley Christian School to the west. Residents of Rockwell Greens will enjoy a walkable community close to shopping, employment opportunities, and regional transportation arteries. - Jr r o i fIDA �F f1GA srr.r HGA 1 •':} F,siroE 3vmn Seel ii y S5 liral i W Iexer.aed;Ln 1..`�•�,li] y�r�T.rJ a,I r,.w VON ; 11 HDR ei � I Ems.n.i Rd '•fwrllv(+wYe& MDR Hll f_ M HUM i _ �"f.T•i I �s - r.aq„eft kiln — H HDA IL!y'Jdee fn,. FALL hd�1 �Y•..- - -. fkodD�*•L-. 'I„�r.flrv�.a.. EghL XAr Ltpni .. I s I HUM MDR S o0 • no N1! r Rockwell Greens—Narrative 1/15/2025 Page 2 ROCKWELL GREENS f Exhibit B - Site Plan Rockwell Greens is a residential community located north of McMillian Rd and west of the New Highway 16 Corridor. • It will consist of 412 single-family residential homes in an R-15 Zone. • Rockwell Greens will provide much-needed housing options that people can afford in this quickly developing area of Meridian, which will help support commercial and retail uses. • Pathways and sidewalks within the development will encourage walkability to the neighboring schools, businesses, and retail areas. • A large Central Park with many amenities including: A Community Pool, Changing Rooms, Fenced Playground, Three (3) Pickleball Courts, Fountain, Walking Paths and Attractive Landscaping. L - — REEK AVE. ' w l r N.CA MR CREEK 0 4 - o BLOCK 10 C ♦: BLMK 4 8 J - �. l .. N l N-FRSA" Rockwell Greens—Narrative 1/15/2025 Page 3 ROCKWELL GREENS f 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 developments, the amenity package exceeds the requirement of the Meridian City Development Code, which requires that the application have one amenity point per every 5 acres of development acres. • We provide 26.5 points worth of amenities when only 10 would be required. Proposed Amenities: o Large Central Park -The one and a half-acre park will contain the following recreation facilities: - Community Pool and Changing Rooms - Fenced Play Structure - Swing Set - Seating Benches - Climbing Dome - Climbing Rocks - Attractive Landscaping - Three (3) Pickle Ball Sports Courts o Pathways—The Rockwell Greens -- Neighborhood will include the following pedestrian pathways: • 10' Wide Regional Pedestrian Pathway on the west side of the project f running North and South for approximately 1,500 L.F. • s o Dog Park—The Rockwell Greens Dog Park will include: - Fencing - Benches for Seating - Attractive Landscaping - Pet waste station Rockwell Greens—Narrative 1/15/2025 Page 4 ROCKWELL GREENS z �i ' Exhibit D — Open Space Open Space—The Rockwell Greens Neighborhood will provide over 8.78 acres of landscaped common area. • Three large neighborhood parks, over a half mile of internal and regional pathways that will connect to the City of Meridian Regional Pathway System, landscaped interior pathways, landscaped end caps on each block, and landscaped arterial and collector street frontages. • The total area of the landscaped common area is 8.78 AC. (17.1%), which exceeds the City Code requirement of 15%. AHD `]pxal yi EM FM V _ N. j Rockwell Greens—Narrative 1/15/2025 Page 5 ROCKWELL GREENS Qualified Open Space Calculations Project: Rockwell Neighborhood Date: 12.26.2023 Block Lot Sqft Open Space Dimensions Description Code Section 1 1 2379.77 C 2 11 15736.27 C 3 1 2399 E 3 16 2081.55 E 4 1 1128.79 E 4 18 915.52 E 4 29 17497.68 A 4 58 93999.12 C 5 1 4606.94 E 5 16 3528.04 E 6 1 23584.87 A 6 13 4220.85 E 7 1 4605.07 E 7 16 4258.26 E 8 29 69615.14 C 9 23 3901.86 E 9 24 5224.14 E 10 8 2846.10 E 10 16 34808.18 A 10 26 6242.68 E 10 43 2052.23 E 11 1 3786.05 E 11 12 3887.01 E 12 1 8363.28 E 12 18 3572.13 E 13 1 14852.88 C Subtotals Acres Percent of Total Total Sqft 430,372 9.88 Qualified Open Space Ac. 382,456 8.78 17 Total Project Acres 51.15 Rockwell Greens—Narrative 1/15/2025 Page 6 ROCKWELL GREENS r , Non-Qualifying Open Space Percent of Qualified Open Space 17.1 Arterial and Collector Frontage Buffers&Endcaps Hillside 0.00 0.00% "Useable" 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(50'),has an access B 11 3G 3B 1E 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 along local residential streets E 11-3G-3B-4 that meet all of the following standards may count toward the common open space requirement: Rockwell Greens—Narrative 1/15/2025 Page 7 ROCKWELL GREENS f Exhibit E — Home Design/ Elevations The Rockwell Greens Neighborhood will include 412 homes with two different product types, 68 attached and 344 detached single-family homes. This mix of home types will meet the requirements of the Fields Area Plan near future recreation opportunities and commercial and retail developments along Highway 20-26 and the fields central mixed-use business district. Photo Representations of the proposed home and apartment designs are included below. Single-Family Attached Single-Family Detached Rockwell Greens—Narrative 1/15/2025 Page 8 ROCKWELL GREENS f i Rockwell Greens—Narrative 1/15/2025 Page 9 ROCKWELL GREENS Exhibit F - Preliminary Plat/ Comprehensive Plan PRELIMINARY PLAT APPLICATION Rockwell Greens will provide homes that people can afford in a very desirable part of West Meridian. The Rockwell Greens Neighborhood has a proposed single-family residential density of 8 DU/AC. The Fields Plan calls for a mix of residential uses in this area. This proposed density is on the higher end of the density range allowed within the comprehensive plan. With the large amount of infrastructure being invested in this area, the proximity to schools, parks and services, the Rockwell Greens Neighborhood will be a perfect L EM addition to the ern Prep:Me i � City of Meridian. rthChener IS Use:Medium Density Residential Rockwell Greens—Narrative 1/15/2025 Page 10 ROCKWELL GREENS r , Exhibit G — Schools / Emergency Response Times / Utilities/ Alt. Compliance WEST ADA SCHOOL DISTRICT The Rockwell Greens Neighborhood school-age children will attend the following schools in the West Ada School District. We understand that they have adequate capacity and that the district has a plan to mitigate any impacts. A new Elementary School is planned near Star that should be completed by 2026, the district is planning to readjust the attendance boundaries for Pleasant View ES, Hunter ES, and Willow Creek ES all near this area. This should provide plenty of school, capacity in the area. School Pleasant View Elementary Star Middle School Owyhee High School EMERGENCY RESPONSE TIMES In discussions with the City of Meridian Fire Marshal, and a review of the City Priority Growth Area Map it has been determined that the Rockwell Greens Neighborhood is within the emergency response time goals for the fire department and other first responders and is also located within the priority growth area. UTILITIES Municipal water and sewer mains are available and of adequate size to serve the Rockwell Greens Neighborhood just East of the proposed project. Water and sewer mains will be extended to and through the Rockwell Greens Neighborhood at the developer's cost. Dry Utilities such as electrical power, natural gas, telecom, and cable are also available. ALTERNATIVE COMPLIANCE - Section 11-3H-4D Compliance and Proposed Alternative Section 11-3H-4D stipulates the construction of a berm or berm-wall combination along the State Highway 16 corridor, designed to achieve a height of 10 feet above the highway's centerline. At the southern boundary of our project, the highway elevation increases significantly as it transitions into an overpass above the McMillan Road right-of-way (ROW). Constructing a berm or wall to maintain a 10- foot height above the ROW in this area would pose substantial engineering challenges and is impractical. The eastern boundary of the Rockwell Neighborhood abuts Highway 16 ROW. In this section, we plan to construct a berm-wall combination with a height of approximately 12 feet. We propose this as an enhanced compliance measure, recognizing that the additional ROW and planned amenities provide a more feasible and effective alternative to the prescribed berm/wall requirement. Rockwell Greens—Narrative 1/15/2025 Page 11 ROCKWELL GREENS f Exhibit H — Parking Plan PARKING The Rockwell Greens Neighborhood will have an additional 163 on-street parking spaces above the 4 per home off-street parking requirement. That will equal nearly one-quarter additional parking space per lot. `i 71 163 Additional Parking Spaces Rockwell Greens—Narrative 1/15/2025 Page 12 ROCKWELL GREENS f Exhibit I — Comprehensive Plan Goals The following table describes how the Rockwell Greens 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 Rockwell Greens Neighborhood will incorporate three distinct housing types that will provide both for sale housing. 2.01.01 Encourage diverse housing options suitable for various income levels, household sizes, and lifestyle preferences. • The Rockwell Greens Neighborhood will provide housing at a price that Meridian residence can afford. By providing housing for various income levels, household sizes and lifestyle preferences will be accommodated. 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 8 units per acre the Rockwell Greens Neighborhood will provide much needed roof tops and housing density near the future employment and commercial center in the fields overlay district. 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 Rockwell Greens Neighborhood will provide over 17% qualified open space, 16.5 additional amenities beyond the 10 that are required by the UDC, and a+/-1,200'long pathway that will connect to the region pathway system. The community park 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 Rockwell Greens Neighborhood will provide a+/-1,200'long pathway that will connect to the region pathway system. This pathway will provide a safe way for residents to walk or bike to the commercial and employment areas of the TMSAP and the Ten Mile Corridor. 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 Rockwell Greens Neighborhood will provide housing density and roof tops near employment, large shopping areas, and along major transportation corridors. 3.02.00 Maintain, improve, and expand the City's infrastructure to meet existing and growing demands in a timely, orderly, and logical manner. Rockwell Greens—Narrative 1/15/2025 Page 13 ROCKWELL GREENS f • The Rockwell Greens Neighborhood is contiguous to the City of Meridian on its north, west and east sides. Construction of the Rockwell Greens 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 Field Specific Area Plan is in a priority growth area for the City of Meridian, by providing much needed residential density in a location that has been planned by the City of Meridian for over a decade will help to spur retail, commercial and employment growth in the Ten Mile area. 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 Rockwell Greens Neighborhood will provide much needed housing density and diversity within the Field Specific Area Plan. 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 Rockwell Greens Neighborhood layout, we have taken special care to provide transitions to differing uses. On the eastern boundary, we have incorporated a 35 foot and landscape area to buffer the Rockwell Greens Neighborhood from Highway 16. 3.08.01 Plan and expand public utility facilities and services as part of the development process. • Construction of the Rockwell Greens 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. 3.08.02B Coordinate with developers, irrigation districts, and drainage entities to implement the proposed pathway network along canals, ditches, creeks, laterals, and sloughs. • The Rockwell Greens Neighborhood that will incorporate pathways connecting to other pathways in the City of Meridian Most Pathway Plan. 4.04.01A Ensure that new development and subdivisions connect to the pathway system. • The Rockwell Greens Neighborhood will incorporate pathways along existing irrigation laterals and drains on both east and Rockwell Greens—Narrative 1/15/2025 Page 14 ROCKWELL GREENS west of the neighborhood. These pathways will provide connections to other pathways in the City of Meridian Most Pathway Plan. 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 Rockwell Greens Development will provide for recreational opportunities such as jogging, walking, and bicycling. The Rockwell Greens Neighborhood will also provide passive recreational activities such as nature and wildlife viewing within attractively landscaped areas that will create a calming and relaxing sense of place. 4.04.02C Continue partnerships with area irrigation districts to continue to expand pathway system along existing waterways. • The Rockwell Greens Neighborhood will incorporate pathways along existing irrigation laterals and drains on the east of the neighborhood. These pathways will provide connections to other pathways in the City of Meridian Most Pathway Plan. 4.05.02F Promote the increase of permeable areas through sound site design and use of materials that limit stormwater runoff. • The Rockwell Greens 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 Rockwell Greens 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 Rockwell Greens 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 Rockwell Greens neighborhood storm drainage and site grading will meet all City, Highway District, State and Federal requirements and best practices. Rockwell Greens—Narrative 1/15/2025 Page 15 ROCKWELL GREENS f 5.01.02G Require attractive landscaping and pedestrian friendly design within new developments. • The Rockwell Greens Neighborhood not only meets the City Code requirement for qualified open space it exceeds it with over 15%landscaped area. The landscaping along the neighborhood perimeter and all common areas will be both attractive and water wise. All arterial and 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 Rockwell Greens Neighborhood will provide numerous pedestrian connections to the major thorough fairs and will construct a north/south pathway that will connect to the regional pathway system when the property to the north develops. 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. • Rockwell Greens will include separated sidewalks and planter strips on all arterials 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 Rockwell Greens Street network will provide transportation connections to all adjacent properties and will provide the western portion of the Vanguard Way Collector Roadway. 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 Rockwell Greens Neighborhood, the ACHD Master Street Map and the Master Plan for the Ten Mile Area Specific Plan were utilized to determine the location of the new collector roadway(Vanguard Way). 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 Rockwell Greens Neighborhood, the ACHD Master Street Map and the Master Plan for the Ten Mile Area Specific Plan were utilized to Rockwell Greens—Narrative 1/15/2025 Page 16 ROCKWELL GREENS f determine the location of the new collector roadway(Vanguard Way). 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