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HomeMy WebLinkAboutPZ - Narrative Revised Rodney Evans+Partners,LLC 1450 W.Bannock St. Boise,ID 83702 Kil? p:208-514-3300 www.reandpartners.com R�F1f�14'IX3�*—�'Skk*lk� Landscape Architecture+Urban Planning+Land Use and Site Planning+Entitlements+Project Management March 11,2025 Community Development Planning Division City of Meridian 33 E. Broadway Ave.,Suite 102 Meridian, Idaho 83642 Re: Latitude Forty Three Subdivision—675,715,&955 S.Wells St.,Meridian,ID 83642—Letter of Explanation To Whom it May Concern, The application before you is for the Annexation and Zoning of the parcels located at 675,715,and 955 S.Wells St.,Meridian,Idaho 83642,along with a portion of unopened/unmaintained Ada County Highway District right-of-way.The three parcels combine for a total of approximately 16.58-acres and the portion of right-of-way is approximately 0.25-acres,making the development area approximately 16.83-acres in total.The adjacent rights-of-way will be annexed with the project,as required,and constitute approximately 0.44-acres, making the total area annexed 17.27-acres.As the parcels are within a Medium Density Residential and Mixed-Use Neighborhood Land Use areas as defined in the City of Meridian Comprehensive Plan and shown on the Future Land Use Map,zoning designations of R-8 (Medium Density Residential)and C-N(Neighborhood Business District)are requested.The application also includes a Preliminary Plat application for the development of ninety-one(91)total lots(79 single-family residential buildable, 1 commercial buildable,and 11 common)to be created for the construction of seventy-nine(79)single-family homes,public streets,and a commercial pad,along with associated utility,site,and landscape improvements.The development is planned as two phases,with the first phase being north of Five Mile Creek and the second phase being south of Five Mile Creek. Current and Requested Zoning The current zoning of the parcels is RUT in Ada County,and the property is proposed to be annexed into the City of Meridian with zoning designations of R-8(Medium Density Residential),R-15(Medium High-Density Residential),and C-N (Neighborhood Business District), which meets the intent of the City's Future Land Use Map and Comprehensive Plan goals for the redevelopment of this area as a MU-N (Mixed Use Neighborhood)Land Use.The R-8 zone will be applied to the residential development area north of Five Mile Creek,which comprises approximately 13.78-acres.The fifty-nine lots within the R-8 zone reflects a density of 4.28 dwelling units per acre.The R-15 zone will be applied to the residential development area south of Five Mile Creek,which comprises approximately 2.42-acres.The twenty lots within the R-15 zone reflects a density of 8.26 dwelling units per acre. The overall density of the residential portion of the project is 4.87 dwelling units per acre.The C-N zone will be applied to the commercial lot,which comprises approximately 1.07-acres.The roadways adjacent to the C-N zone will also be assigned a C-N zoning designation.Zoning of the surrounding properties includes R-8 (Waverly Place Subdivision)and L-0(assisted living and transitional care facility)to the north;RUT(Ada County zone),C-G(hotel)and L-0 (currently vacant)to the east; L-0(real estate,medical,and dental offices)to the south;and R1(Ada County residential zone)and R-4 (Woodbridge Subdivision)to the west.The R-8,R-15,and C-N zoning designations are requested to provide for additional single-family homes and commercial development opportunities in an area with existing adjacent infrastructure improvements(utilities,roads,etc.) that meet the standards of the City of Meridian UDC and Comprehensive Plan.Additionally,care was taken with the site design,lot sizes, and open space to increase compatibility with the adjacent Woodbridge Subdivision. Annexation and Land Use This requested annexation,zoning,and preliminary plat are compatible with the land uses adjacent to the site and with the overall comprehensive plan for this area of Meridian.No variances or waivers are requested with these applications,and all future construction will comply with the density,lot size,setbacks,and other applicable provisions within the City of Meridian's UDC.The land use designation of the project area north of Five Mile Creek is Medium Density Residential,with which the R-8 zone is appropriate and will allow for the development of single-family homes that are cohesive with the adjacent residential homes to the north and west,as the Medium Density Residential land use contemplates residential densities ranging from three to eight units per acre.As the land use of the parcels to the south of Five Mile Creek is Mixed Use Neighborhood,the R-15 and C-N zones are appropriate and will allow for a mix of medium density residential development and low-intensity commercial and office uses that are appropriate for the location.The residential and commercial uses will have an integration of open space to create connectivity between the land uses,as encouraged by the Comprehensive Plan,and will be primarily residential in use with supporting non-residential services on the commercial portion of the development.The Mixed Use Land Use designation requires a mix of housing types and commercial/retail uses,and this project is proposing to provide for larger"suburban"type single-family homes within the R-8 zone,and a more compact housing type in the R-15 zone.While the homes in both zones will be detached single-family homes,the R-15 zone will have 3'internal side setbacks and a more "urban"form,providing for a mix of housing types.The 1.07-acres of commercially zoned property could develop in various ways,and that portion of the property is shown with a conceptual development.When an end-user for the commercial space is identified,that design would be further reviewed through a CZC and Design Review process with the City of Meridian to ensure full compliance with the applicable sections of the UDC. Subdivision The proposed preliminary plat as submitted will establish 79 single-family residential home lots and 1 commercial buildable lot.The commercial lot will be developed to the point of a building pad with all stubbed utility services for a future user to be determined. Fifty- nine of the single-family home lots will be within the R-8 zone,and twenty will be within the R-15 zone.Ample open space for passive and active recreation will further enhance the subdivision and improve the riparian area around Five Mile Creek that crosses the property.A variety of housing options are proposed,with home sizes ranging from 1,870 sf to 5,100 sf,with both single and two-story homes available,as well as options for 2 or 3 garage spaces each.Specific home designs will be selected by the future individual lot purchasers.A future Homeowner's Association and CC&R's will be established to ensure high-quality architectural design standards which include specific provisions regarding the exterior elevations,colors,accent materials,lighting,fencing,and landscaping,as well as long-term maintenance of the development landscape and private roadways.All existing perimeter fencing will be either retained and protected or replaced,and the developer will coordinate with all affected neighbors. Proposed lot sizes are larger than the required minimums for all residential lots in both the R-8 and R-15 zones,and all residential development will be single-family home development.The R-8, R-15, and C-N portions of the subdivision will be accessed from existing and proposed public streets. Roads and Access Public roads are proposed for access to the homes and commercial lot,with a 33'back-to-back road section and 5'wide attached sidewalk within a 47'right-of-way in the first phase(north of Five Mile Creek)and a 36'back-to-back road section and 5'wide attached sidewalk within a 50'right-of-way in the second phase(south of Five Mile Creek).All roads will be designed and built in conformance with ACHD standards.A second emergency-only access is provided from the first phase of the subdivision to E.Magic View Dr.,which will allow for additional safety for the residents,while directing traffic away from E.Magic View Dr.to the north.The second phase of the subdivision(south of Five Mile Creek)will be accessed via existing and proposed public roadways,as shown on the submitted Preliminary Plat.All adjacent public roadways will be improved,as required by the City of Meridian UDC for subdivision development. Landscape buffering will be provided along the north and east sides of the first phase of the subdivision,although not required along local roadways. The Idaho Transportation Department has requested a Traffic Impact Assessment be completed,which is under way and will be used to direct any on-or off-site traffic mitigation improvements that may be required. Open Space The total open space provided is 128,995 square feet(2.96-acres),of which 107,530 square feet(2.47-acres)is qualified open space, equating to 15.25%of the site.The amenities proposed within the subdivision consist of a covered picnic area,two full-size pickleball courts,open grassy areas,micro paths within open grassy areas,and a continuation of the regional/mixed-use pathway along Five Mile Creek,as shown on the proposed preliminary plat, landscape plans,and open space exhibit.As designed,the open space will provide for active and passive recreation for all residents,and enhance the public pathway system along Five Mile Creek.With the residential property size of 16.43-acres,there would be 4 total points of site amenities required(16.43/5=3.29).The proposed picnic area greater than 5,000 sf(2),tot lot(1),pickleball courts(8),and multi-use pathway(1)provide for a total of 12 amenity points,which is triple the amount required.The local street buffers and natural Five Mile Creek riparian zone provide additional open space and aesthetics to the site. Phasing The development of the project is planned as two phases.The area of the preliminary plat north of Five Mile Creek will be developed in the first phase,with fifty-nine(59)single-family residential lots and associated roadway,infrastructure,and landscape improvements. The area of the preliminary plat south of Five Mile Creek will be developed in the second phase,with twenty(20)single-family residential lots,one(1)commercial lot,and associated roadway,infrastructure,and landscape improvements.The multi-use pathway along Five Mile Creek will be developed during the first phase of the subdivision,providing connectivity for the future and existing adjacent residential developments. Community Outreach and Neighborhood Meetings The development team has held multiple meetings with the adjacent neighborhood association,as well as conducting multiple formal neighborhood meetings in the lead up to the application submittal. During the final neighborhood meeting,there were approximately 23 attendees(including the development team),and the discussion included concerns about overall density of the proposed development, traffic,parking,privacy,property values,cohesiveness with existing homes(from a size and aesthetic standpoint),and access to E.Magic View Dr.The neighborhood to the west has concerns about cut-through traffic from additional residences,and the development team took the opportunity to address that as best as they could with the proposed layout.The density and proposed lot sizes of the development as outlined in this narrative,are very cohesive with the R-4 and R-8 developments adjacent to the proposed project and reflect the underlying Land Use and desired development pattern of this area of Meridian.By creating a mix of residential units and a commercial space,the development will provide a transition from the commercial,office,and hospitality uses that are adjacent to the south and east along the Interstate 84 corridor.The design and homes proposed for the subdivision will not have a negative impact on adjacent properties.The development of open space,trail connectivity,and future commercial development will increase services in the area,which also conforms with the mixes of uses contemplated in the Comprehensive Plan.Proposed homes are to be built by Pacific Lifestyle Homes,and conceptual elevations of home options have been included with the application materials,demonstrating the high- quality of the future homes within the development.The change from a full access to and emergency-only access connected to E. Magic View Dr.on the north side of the project will prohibit regular traffic from exiting onto E.Magic View Dr.and going directly through the adjacent neighborhood.By directing all residential traffic to S.Wells St.to the east,traffic will be encouraged to use the public surface streets to the east.The project can't prohibit public traffic from utilizing the public roadways in the area,and the development and design team has done as much as possible to mitigate for potential traffic impacts on the affected neighbors. Homes are proposed to have either a 2-or 3-car garage,along with a driveway that is a minimum of 20'deep from the back of sidewalk,which will provide for more than an adequate amount of parking.Additional on-street parking within the proposed subdivision is also available.Lots have been oriented to place back yards against existing back yards along the western boundary,and care has been taken to keep lots as consistent as possible with those adjacent.The inclusion of landscaping and fencing will ensure the privacy of both existing and proposed residents will be protected. Ultimately,the developer and design team feel that the proposed project will bring additional high-quality single-family residential homes to the area,along with additional businesses that will support the surrounding existing and proposed residents through thoughtful infill redevelopment of the site which will continue to enhance underutilized spaces in this area of Meridian.Please contact me directly with any questions regarding the project at 208-514-3300 or ben@reandpartners.com Sincerely, Rodney Evans+Partners,LLC Ben Semple,PLA Principal,Senior Landscape Architect