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HomeMy WebLinkAboutCC - Narrative BRIGHTON September 24, 2025 C.Caleb Hood, Deputy Director Community Development Services Meridian City Hall RE: Pollard North Phase 2—Final Plat Dear Mr. Hood: Enclosed is the Final Plat application for Pollard North Phase 2.This is the second phase of two (2)for the Pollard North Subdivision. Pollard North Phase 2 encompasses ninety-five (95) home sites, sixteen (16) common landscape lots, and two (2) other lots (alleys).This phase has both R-8 and R-15 zones, totaling approximately 12.63 acres. � BLOCK 7 BLOCK 2 a2 G) O4 O ® O7 8 12 13 ]4 w.FLATROCH ST: .. - ... _ R_g ... .. .. .. ..-. .. - BLOCK 61 BLOCK 5 15 l3 1 2 3 4 5 6 7 8 9 10 11 12 l3 14 15 16 17 18 19 20 21 22 ' '17 38 39 4U 41 42 43 ® 45 -06 47. 48; 16 12 23 � 4 17 11 R-15 La � .10 47 46 d5 44 43 42 41 46 3S 38 37 36 35`34 33 32 34 3d 2928 27 26 25 35 34 3# 32 31 3° 29 28 27, CK5 B 26 @25r 24 23 22 21 2Q- 19 9 z 1d W.WAVFRT N OR. Statement of Conformance This final plat application conforms to the approved preliminary plat, satisfies all conditions of approval, complies with the UDC and professional standards, and includes an alternative compliance application for fencing and landscaping along common lots and pathways. Alternative Compliance The following subsections outline the alternative compliance request for Pollard North Phase 2 fencing and landscaping requirements. Fencing UDC11-3A-7A.7 calls for fencing to be installed "..abutting pathways and common open space lots to distinguish common from private areas". We believe there are instances where fencing can detract from the beauty and function of bringing residents together in their gathering spaces.As an alternative to full fencing along these areas,we're proposing to terminate fencing 20 feet from the edge of right-of-way and omitting the short segment of 3-foot-tall fencing on the side and front of lots. Instead, these segments will contain landscaped planter beds along the property lines either on the common lot or in the private lot to delineate private from open space. BRIGHTON—Creating GREAT Places—2929 W. Navigator Drive,Ste.400, Meridian, ID 83642 www.brighton.co 208-378-4000 Pollard North Phase 2—September 24, 2025 Page 2 The following graphics include a notated map and images that represent the key areas where our alternative design is proposed and developments where we have successfully used this design. z s O OO CJ OO C? O C C 1 © © � O I � 3 4 � o C © O G � ® © �.' t�i © © p ® ® � p ® - -J 3 , � r Image one (1), below, shows a common lot that is adjacent to the side of the green house with three (3) car garage.The fencing stops twenty feet(20')from the edge of right-of-way and is then completed with landscaping.The landscaping along the property line also ties in seamlessly with the landscaping that accents the common open space. �_. ir „ Emu Image two (2) on the following page shows what the fencing may look like adjacent to a common lot that also has a walking path running through it.This image captures the fence line ending twenty feet (20')from the edge of right-of-way coupled with landscaping that creates visual boundaries between private and common areas. Pollard North Phase 2—September 24, 2025 Page 3 NEW A i .. The third image below shows what the fencing may look like on homes where the side yard abuts common lots.This shows a home with an open vision fence along the side yard. . ---------------- ° + , x f �' ■AI '� ,� 1 "rNr' v�• ;i!<:r; 'rur-. �i.i" ..i..'t;- yy:].r:' "'��, "' �` 9,... � .* .. s+, .dNar. l``: - - -• '-„s, 1. - M 1 - .. .. - Image four(4), on the next page, represents our Carriage Lane home that fronts a common open area. These homes do not have a fence in the front of the homes. Instead,the residential lots are landscaped to create a barrier between the homes and the common open area.The sidewalks are directly accessible to the residents that front the common area. Pollard North Phase 2—September 24, 2025 Page 4 lit ty - 1- _ r i .. r::: ' ^••"; ^4Gyy'.�..,.j 4:..rFN `',r��.} -�11�� X..:Yi•'ix._ .p �.:r:'_ . .. t `'�;i•i_Tom':N..•�. •qj�[- "1»y"' UP We believe by landscaping along these areas, we beautifully distinguish private lots from common lots while also keeping residents connected with each other and their community. Pollard North Phase 2—September 24, 2025 Page 5 Landscaping Alternative compliance is requested for the landscaping along the pathways as shown below in graphics A and B pertaining to UDC 11-36-12C.1 requiring"...A landscape strip a minimum of five (5)feet wide shall be provided along each side of the pathway"to "...Promote trees and other landscaping along pathways developed within the City[and]provide shade and visual interest along the pathways". The following landscape adjustments are requested for the pathways shown in graphic A: • Landscaping and planter strips to be installed within buildable lots 12 through 21 at time of home construction. • Omitting the planter strips for the portion of the pathways adjacent to the northern play field. I 17 16 18 15 19 14 11 � 20 Cj 13 21 12 A This design provides a sidewalk that serves lots 12 through 21, creates a connected path to the greater open space, and serves as the boundary between private and common areas. While our proposal does not fully conform with the code,the alternative design still provides shade,visual interest and we believe fully meets the intent of the code.The following image is an example of how this design has been implemented previously. � A Pollard North Phase 2—September 24, 2025 Page 6 The following landscape adjustments are requested for the pathway shown in graphic B: • No planter strips directly adjacent to either side of the pathway 6 7 S 9 1Q 11 - 0 12 13 BLACK 5 •.;:y.: .: {... • .fi •K , :� _.. �.: B �"•.�. The pathway running through lot 12 contains a storm drain that prohibits the planting of trees, we are proposing to move the trees to the eastern portion of that lot to still provide shade opportunities, while preserving the storm drainage area.The residential lots 11 and 13 will be landscaped and fenced to help with the delineation of private from common area.The image below shows how this alternative design can still accomplish the intent of the code. ,f Y F - Application and Development Agreements applicable to this application • H-2024-0037 • DA Instrument#2025-029554 • DA Instrument#2019-060655 Pollard North Phase 2—September 24, 2025 Page 7 If you or your staff have questions, or require additional information, please let me know for an expedited response. For Brighton Digitally signed by Elizabeth Benski DIM:C=US,E=ebenski@brighton.00, Elizabeth Benski D=6rightonCorporation, OU=Development,CN=Elizabeth Benski Date:2025.09.24 15:20:25-06'00' Eli Benski Project Manager