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HomeMy WebLinkAboutPZ - Narrative SPRINGDAY SUBDIVISION Annexation/Rezone, Preliminary Plat and Development Agreement Applications Written Narrative April 10,2025 Introduction: Toll Southwest LLC hereby applies for annexation/rezone, preliminary plat and development agreement for Springday Subdivision. The development is located on 38.56 acres of property located east of N. McDermott Road and north of W. Ustick Road. The development consists of two parcels; the primary property is 36.67 acres and is owned by MFRE River Jordan Mink Ranch North SLCC, while the second parcel is 1.89 acres and is owned by the Morris and Dixie Rambo Trust. The smaller parcel has been included in the application since it was determined it was an illegal lot split of the parent parcel. The properties are currently zoned RUT (Rural Urban Transition). The annexation/rezone request is for a zoning designation of R-8 (Medium- Density Residential District). The proposed preliminary plat consists of 172 residential lots and 20 common lots. Existing Use on the Property and in the Surrounding Area: The development is a combination of two parcels. The primary parcel is currently vacant and utilized for agricultural purposes. The smaller parcel is developed with two single-family dwellings (5220 and 5250 W. Ustick Road) and multiple accessory structures. The Eight Mile Lateral abuts the east and north boundaries of the proposed project. On the east boundary, uses include an R-8 (Medium Density Residential) single-family development(Birchstone Creek Subdivision) and a parcel owned by West Ada School District for a future elementary site. The properties located north and west of the subject site include rural residential and agricultural property zoned RUT (Rural Urban Transition). South of W. Ustick Road are two existing single- family developments (Jayden Village and Tricia's Subdivision No. 4) with a zoning designation of R-8. An unplatted parcel is also located south of W. Ustick Road which is owned by Linder Road Church of Christ Inc. with a zoning designation of C-C (Community Business District). Property History: The original parent parcel consisting of 40 acres was purchased by Morris and Dixie Rambo in January of 1962. Morris and Dixie Rambo conveyed a 0.93-acre parcel identified as the out parcel at the southwest corner of the preliminary plat to Craig and Deborah Rambo in March of 1979 and filed a record of survey (Instrument No. 874221). In 1979,the Ada County Zoning Ordinance allowed for a one-time division of a 40-acre parcel in a D-1 zone for the purpose of allowing a relative to construct a new single-family home on the subject property. Documentation from Ada County Development Services showing building permits and a conditional use permit for a shop are attached which establish the legal one-time division of the out-parcel. John and Cheryl Wardle are the current owners of the one-time division property. A second division of the parent parcel transpired in February 2005, when Morris and Dixie Rambo sold a 1.89-acre parcel to Jade Eagle, Inc. The parcel included two existing residences and multiple accessory buildings. A record of survey was filed under Instrument No. 105024239; however, the second conveyance under the RT zone was an illegal division of the parent parcel. The minimum lot size under the RT zone was 5 acres and the one-time division had already been utilized. Therefore, Meridian Planning staff has requested the Rambo Trust parcel be included in the annexation/rezone and the preliminary plat. Comprehensive Plan and Land Use Map: The City of Meridian's Comprehensive Land Use Map designates the subject property as Medium Density Residential which allows for 3 to 8 dwelling units per acre and encourages a variety of attached and detached single-family residential homes. A mixture of housing types such as duets and a variety of detached single-family lots complies with the Plan. A small sliver of an Office designation is within the southwest corner of the subject property. The band of office designation, which is approximately 275 feet deep, appears to be along the Ustick Road corridor and encompasses the out-parcel owned by the Wardles, with a small portion encroaching into the proposed development. The amount of office designation within the subject site is negligible and is located within the collector roadway overlapping into some duet lots. The undeveloped property west of the Wardle out-parcel is encumbered by most of the Office designation. The Office designated area is so minimal and cannot be applied to this property in a logical way and therefore should not apply. The Comprehensive Plan indicates designations are not parcel-specific and that an adjacent abutting designation, when appropriate and approved as part of a public hearing with a land development application, may be used. The predominate designation on the subject property is Medium Density Residential, which we request be applied to the entire development. The applicant's representative has coordinated with the Durango development located along the west boundary. In person and Zoom meeting were held to discuss the north collector location and interconnectivity to the Durango project. It was determined that the current location of the northerly collector within Springday was preferred to keep the roadway close to the mid-mile and stubbed to the north boundary for further extension within the undeveloped Quenzer property utilizing the unopened and unimproved existing right-of-way within Apple Valley Subdivision with future connection to Oaks South Subdivision which provided a mid-mile connection to McMillan Road. Alignment of the northerly collector with the southerly collector within Dayspring Subdivision is not preferred since a signalized intersection is planned at the McDermott bypass and Ustick Road. If the north and south collectors are aligned it would potentially warrant a signal which would conflict with the McDermott bypass and Ustick intersection. Therefore,the offset of the north and south collectors is preferred and according to Ada County Highway District is consistent with Master Street Map which is guideline. The Meridian Comprehensive Plan Land Use Map has a small office designation along the north side of Ustick Road. The Durango Subdivision is proposing a 2.32-acre office or commercial lot with access from two interior local streets. The outparcel to the east is owned by John Wardle is a legal parcel of record, and not a part of the Springday development. The Wardle parcel is currently used for residential purposes but anticipated by the owners for future commercial or office development. The Wardle parcel will have direct lot access to the collector within Springday and the ability to have cross-access to the office/commercial node within the proposed Durango development. Therefore, the combined area allocated to an office or commercial use would be 3.63 acres which is consistent with the Meridian Comprehensive Plan Land Use Map. The applicant's representative met with Mr. and Mrs. John Wardle on future redevelopment of the property and access from the Springday project. The applicant's representative also met with Shaun Wardle, the son of John Wardle to discuss future utilities and access to the Wardle parcel from the Springday project. The applicant has coordinated the pedestrian and vehicular access with properties to the east and west of the subject parcel as requested by the City of Meridian planning staff. The applicant is requesting annexation and rezone to R-8 which is supported by the Medium- Density designation. The proposed overall gross density of the project is 4.46 dwelling units per acre (du/a)with a net density of 8.18 (du/ac). The proposed gross density is within the 3-to 8- dwelling-unit-per-acre range consistent with the Comprehensive Plan. Rezone: The applicant is requesting a rezone of 40.07 acres from RUT to R-8. The acreage provided includes the north portion of the W. Ustick Road right-of-way along with the Eight Mile Lateral (Parcel SO433449000) owned by Nampa& Meridian Irrigation District. It was determined by the staff at the pre-application meeting that the parcel be included in the annexation so as not to create an enclave. Residential Lots and Density: Springday Subdivision includes 132 detached single-family lots ranging in size from 4,950 to 9,126 square feet. The lot widths vary from 45 to 55 feet with depths ranging from 110 to 115 feet. The average lot size for the detached single-family lots is 5,475 square feet. The plan incorporates 40 duet lots with 20 alley-load and 20 front-load. The duet lots vary in size from 4,400 to 7,653 square feet, with an average lot size of 4,846 square feet. The duets are 40 feet wide and between 110 and 117 feet in depth. The proposed overall gross density of the project is 4.46 dwelling units per acre, with a net density of 8.18 du/acre. The applicant proposes six phases and respectfully requests phasing flexibility to adjust the number of lots, combination of lots and number of phases to reflect changing market conditions. A variety of housing styles is included in the 172 attached and detached single-family homes in the proposed development. Incorporation of the alley-load duets will provide for a variety of garage orientations along with a diversity of colors, materials and styles as depicted in the attached elevations. Sewer,Water, Gravity, and Pressure Irrigation Facilities: The development is currently serviceable with central sewer and water by the City of Meridian. The property lies within Pressure Zone 1 and has access to an existing 12-inch water main located in W. Ustick Road. The property lies within the North McDermott Trunk Sewer Shed. A 30-inch sewer main line has been installed in McDermott Road just south of the McFadden Drain. The applicant will partner with the City of Meridian to extend the 30-inch sewer trunk south in McDermott Road to W. Ustick Road. A 10-inch sewer trunk east in W. Ustick Road will need to be installed for service to the subject property. Meridian Public Works indicates sewer and water capacities exist for service of the proposed development. The subject property has water rights with Nampa-Meridian Irrigation District. The Eight Mile Lateral lies along the north and east boundary of the subject property and is the source of irrigation water. The property is subject to a 25-foot-wide easement for the lateral. Nampa- Meridian Irrigation District has requested the developer partner with the district to pipe the Eight Mile Lateral with a 36-inch reinforced concrete pipe. The developer will purchase the pipe, and the district will install the pipe and construct the boxes during the non-irrigation season. The developer has agreed to NMID `s request to partner in the piping of the lateral. The district believes, with the construction of the Springday development and an elementary school, ditch safety is essential in this area. The pressure irrigation pump station will be located along the east boundary, sourcing from the Eight Mile Lateral with an overflow west to an existing drain. The pump station and pressure irrigation delivery system will be owned and maintained by Nampa-Meridian Irrigation District. All irrigation and drainage facilities that serve adjoining properties will be piped as required by the Unified Development Code. Transportation and Storm Drainage: The subject property has 1,144 +/- feet of frontage on W. Ustick Road, which is designated as a principal arterial on the Ada County Master Street Map. Ustick Road currently consists of two to three travel lanes with no curb or gutter, and existing sidewalk along the frontages of adjacent residential developments along the corridor. The applicant will provide an additional 25-feet of right-of-way to accompany the existing 25 feet of prescriptive right-of-way for a total of 50 feet from the centerline. Ada County Highway District planned improvements for W. Ustick Road include widening to (5) lanes with 10-foot-wide sidewalks from Ten Mile Road to Black Cat Road in 2025. The district will widen Ustick Road from Black Cat Road to Owyhee Storm Avenue in 2027. The City of Nampa has plans to construct(5) lanes west from Owyhee Storm Avenue to the Phyllis Canal. The Idaho Transportation Department is currently constructing the extension of State Highway 16 from Chinden (US 20-26)to Interstate 84. This improvement will provide a north- south expressway through the Treasure Valley. An interchange will be constructed at Ustick Road as well the realignment of McDermott Road to the east. The McDermott bypass will be completed in 2024, and a traffic signal will be installed at Ustick Road intersection. If the applicant proceeds with the project prior to ACHD widening of W. Ustick Road, the improvements will include widening 17 feet from the centerline and installation of a 10-foot- wide detached sidewalk. The Springday project includes a mid-mile collector roadway,N. Avellino Way, from W. Ustick Road to the northern boundary for future extension into the interior of the section. Avelino Way will provide access to the out-parcel owned by John and Cheryl Wardle and to the vacant property along the eastern boundary. The developer will install 10-foot-wide detached sidewalks along both sides of the collector. Secondary emergency vehicle access is proposed along W. Ustick Road to meet fire department requirements until secondary public street access can be obtained through future developments. The residences under ownership of the Rambo Trust will retain the existing driveway to W. Ustick Road until the time the homes are removed and/or the property is further subdivided. The proposed development includes a 20-foot-wide public alley. There are two common driveways within the project which serve a total of six lots. The primary entrance into the Springday development,N. Avelino Way, will include an island and be improved with a 33-foot-wide street section and 10-foot-wide detached sidewalks. All proposed local streets will be public within 47 feet of right-of-way and include a 33-foot-wide street section with 8-foot-wide landscape buffers and 5-foot-wide detached sidewalks. N. Avelino Way is not aligned with N. Christian Way due to the delineated location on the ACHD Master Street Map at the mid-mile and the ability to provide access to future the future office and commercial node at the west boundary. ACHD has reviewed the application and preliminary plat and has approved the collector location as shown on the development plan. Storm drainage will be retained on site, and any discharge into a drainage facility will not exceed the pre-development flows. Local and collector streets will utilize a combination of the above and underground retention and/or detention facilities within the common areas. All public storm drainage facilities will be designed in accordance with Ada County Highway District and Department of Environmental Quality standards. A geotechnical report was prepared for the development by Allwest. The geotechnical engineer installed 9 test holes and piezometers to monitor the groundwater levels. Groundwater was encountered at depths of 7 to 13 feet in September 2020. Traffic Impact Study: A traffic impact study was not required by Ada County Highway District for the Springday project. An email from Sam Standal at ACHD was received on October 24, 2024, indicating that a traffic impact study is not necessary. The proposed project at buildout will generate approximately 1,640 vehicle trips per day based on 9.54 daily trips per dwelling unit. Amenities, Common Areas and Fencing: The qualified open space within the development is 8.16 acres, or 21.16 percent (calculation includes the local street buffers). A central common area consisting of 1.62 acres is centrally located and adjacent to the Avellino collector with visibility and convenient pedestrian and vehicular access. Amenities within the central common area include a pool facility, two sport courts, pickleball court, a picnic shelter, 5-foot-wide pathways, and a parking lot for ten cars. Open space and micro-path lots provide extensive pedestrian connections north, south, east and west linking to the central amenity. An open space exhibit has been provided by ESE listing the qualified open space along with an amenity exhibit. The open space and amenities provided exceed those required under the UDC for a development of this size. A 14-foot-wide multi-use pathway will be installed along the north and east boundaries for pedestrian use and for NMID maintenance of the piped Eight Mile Lateral. The multi-use path and internal micro-paths will promote convenient bike and pedestrian access to the future elementary school site. A 0.62-acre dog park will be constructed along the west side of the collector roadway with fencing, waste stations and benches. A 38-foot-wide common lot has been provided along the W. Ustick Road frontage. The collector buffer along Avelino Way varies from 26 to 80 feet on the east side of the roadway and 16 to 20 feet on the west side. It is anticipated that, when the property to the west develops,they will provide an additional 4 feet of buffer. The applicant will install 6-foot-high wrought iron fencing along the south and west sides of the easement for the piped Eight Mile Lateral. Fencing along the pedestrian paths and common areas will be a 6-foot-high vinyl with a 2-foot lattice at the top of fence. Preliminary Plat: Overall Preliminary Plat Data: Total Site Area: 38.56 acres Single-Family Residential Area: 21.04 acres (54.56%) Common Area: 7.46 acres (19.89%) Common Drives: 0.13 acres (0.34%) Right-of-Way Area: 9.73 acres (25.21%) Average Single-Family Lot Size: 5,320 square feet Single-Family Lots: 132 Duet Lots: 40 Detached Single-Family Lots: 132 Common Drive Lots: 2 Common Lots: 18 Total Lots: 192 Total Number of Dwelling Units: 172 Gross Residential Density: 4.46 du/ac The proposed development includes significant qualified open space; a variety of high-quality amenities; extensive pathways; and diversity with a combination of detached single-family homes and duets (attached single-family). This mixture of housing types is encouraged in the Comprehensive Plan and Unified Development Code. The project will help facilitate the southerly extension of the McDermott Sewer Trunk Line, installation of 10-foot-wide sidewalks along W. Ustick Road, multi-use pathways, and a northerly collector roadway as shown on the ACHD Master Street Map. Toll Southwest LLC desires to create a community within the City of Meridian that will complement the surrounding neighborhoods and provide additional housing opportunities. Thank you for your consideration of our proposals. Submitted by: ENGINEERING SOLUTIONS, LLP /�V_ pdz-e Becky McKay, artner and Chief a er