HomeMy WebLinkAboutPZ - Narrative REVISED11.3.25 BRIGHTON
REVISED NARRATIVE: November 3, 2025
C. Caleb Hood, Deputy Director
Community Development Services
Meridian City Hall
RE:Apex Cadence—Preliminary Plat, Planned Unit Development, Development Agreement,
Alternative Compliance,Annexation, Deannexation, Private Streets
Dear Mr. Hood:
Brighton is pleased to submit the enclosed application for Apex Cadence Subdivision, an age-restricted
residential community with a mix of conventional, paired, and detached carriage lane homes in a gated
neighborhood. An additional sixteen (16) conventional single-family homes are included as part of the
preliminary plat, and lay outside of the gated Cadence community.
For background, we are developing "Apex" (also known and marketed as "Pinnacle") as a single,
integrated neighborhood, centered at the intersection of Locust Grove and Lake Hazel Roads within the
area depicted below.Apex Cadence is outlined (red border) below and depicted in the site plan on the
following page. Included with this application is a rezone which encompasses both the red and orange
bordered areas below.
i r pINNACLF;;
BRIGHTON
CONCEPTUAL,SU6IECTTO CHANGE
rnuxe
- omiamxsvr
11 W !
I
I m I
,I
I
�r
oiuortmw,nx
BRIGHTON—Creating GREAT Places—2929 W. Navigator Drive,Ste.400, Meridian, ID 83642
www.brighton.co 208-378-4000
1
� � 1
es r.l........
Es - ESIDENTAL
F 1
s
APPLICATION SUMMARY
Apex Cadence has a number of applications as delineated below.
The Planning and Zoning Commission is the recommending body, and City Council is the
decision-making body for the following applications:
• Rezone from the R-8 zone to R-15
• Annexation of approximately 0.86 acres, with a zoning designation of R-15
• Deannexation of approximately 0.51 acres
• Preliminary plat for 228 homes and 57 common lots
• Planned Unit Development to allow a variety of home styles in a 55+ gated community
with private streets, carriage lanes (alleys), and unique design elements.
The Community Development Director is the recommending body, and City Council is the
decision-making body for the following application:
• Development Agreement to include specific design requirements and to supersede the
existing development agreement
The Community Development Director is the decision-maker for the following applications:
• Private Street for the proposed 55+ gated community to privately own and maintain the
internal streets, carriage lanes (alleys), and common drives
THE APPLICATION IN DETAIL
PROPERTY OVERVIEW
Apex Cadence is located on parcel S1406110355 on 51.5 acres and is generally located west of
Locust Grove Road and south of Lake Hazel Road. The rezone application also includes 4.61
acres of parcel S1406110016 which will be platted with a future application. The entire Pinnacle
neighborhood, including Apex Cadence, has been designed to provide a sense of connection
with superb pedestrian accessibility.
ZONING AND LAND USE
Parcels S1406110355 and S1406110016 are zoned R-8 with Future Land Use Map Designations
of Medium Density Residential, Medium-High Density Residential, and Mixed-Use Community.
A rezone to R-15 is proposed for the entire 56.11 acres. No changes are proposed to the Future
3
Land Use Map. Maps provided on the next page detail this proposed change and FLUM
designations.
Residential Districts
Low Density Residential [R-2]
Medium-Low Density Residential [R-4]
APEX SOUTHEA
NO 01 Medium Density Residential [R-$]
_ Medium-High Density Residential[R-15]
:1�E _ i ■ High Density Residential [R-40]
SOUTHEAST
NO01 - _--
,_J
i
i
i
-Rezone from
R-8 to R-15
- Low Density Residential
Medium Density Residential
++++ Med-High Density Residential
High Density Residential
Commercial
Office
+ =; I .J..I Industrial
s.
civic
JJU{ � f
Old Town
1 Mixed Use Neighborhood
Mixed Use Community
_ Mixed Use Regional
_ Mixed Use Non-Residential
® Mixed Use - Interchange
4
Approximately 10.9 acres of Apex
Cadence is designated Mixed-Use
Community.A Cadence will Mixed Use
ex p Community
transition to higher density residential nEverovmeN.muxE FLUM
Designated Area
and commercial uses, as
demonstrated with the graphic on the 43`
next page. Pedestrians can access the ,a
adjoining commercial uses, and the AO
greater Lake Hazel/ Locust Groveor, '
VhW
commercial, civic, and education uses -- --
using the vast sidewalk and pathway Existing and °'RE
networks in the area. This mixed-use proposed MOM
commercial 4
area complies with the comprehensive
plans purpose "to allocate areas
where community-serving uses and
dwellings are seamlessly integrated ' ;`
into the urban fabric".
There are about 130 acres of MU-C
flanking the four corners of Lake Hazel and Locust Grove. The northwest, southwest, and
southeast are either developed or have proposed future uses. These three corners cover about
97.5 acres of the MU-C area. Of the existing and known development, about 46.8 acres will be
non-residential uses. It is unknown how the 2.6-acre site (shown as NAP) will develop, but
commercial is logical given the proximity and access to the "hard corner." Including this piece, a
likely total of 49.4 acres of non-residential uses within the 97.5 acres of MU-C is expected, or
about 50.7% of the land.
The comprehensive plan is a guiding document, not a strict mandate of specific land uses or
percentages. It states "residential uses are expected to comprise between 20%and 50% of the
development area"in the MU-C designation. Although Apex Cadence proposes all residential
uses with this application, commercial uses are expected to develop later, as shown on page 6.
Additionally, when you look at the area as a whole, the "known" or "expected" uses are roughly
50/50% residential/non-residential, which follows the comprehensive plans "expectation". The
MU-C area is developed with a mix of land uses (a variety of residential homes, commercial,
education, and civic) and we meet the intent of the comprehensive plan with that balance of
uses. Sidewalks and pathways in and around Apex Cadence provide access to existing and
commercial areas, education facilities, and civic uses.
5
Rezone from
ItJM WI FUTURE MIXED-USE` R-8 to R-15
SIUEKTI SE1iV
g re a R- z in
Age Restricted,
Gated Residential
■ Conventional
* Residential
Future
�■ Development
� �-
Approximate MU-C
Ar r: !— Designation Areajr■ - :J`
H
6
ANNEXATION
Due to a legal description error, a small portion of this property was not annexed with the City's 2015
South Meridian annexation (H-2015-0019).To incorporate the entire parcel in this application,we must
first annex this small piece of property, highlighted in red below.This area is approximately 0.86 acres
and entirely encumbered by the Rawson Canal.This portion of property will be zoned R-15 to match the
rest of the property.
o°o° °00000
i o
o
m ° m
o °
!li O F
°
o _ °
° o
o
° m °
DEANNEXATION
A small portion of land was incorrectly annexed into the City in the 2015 South Meridian annexation (H-
2015-0019) due to a record of survey between owners that was never recorded.This unrecorded
document showed approximately 0.51 acres being part of our property,when it was known by the
involved parties to be owned by the adjacent property owner.To correct the error and give the property
to the rightful owner, it must first be deannexed from the City. The sliver of property is not part of our
developed area as shown in the plat, and the deannexation will not affect the design, layout, or function
of our project.
r wtRr.t S� cl mrt]z ��
{Re mea a re o>t
the tmo � Dyt
iWa»S_t_uam• ________ --56Yu']o'F tFOt]F'._____
Ib Reet�
>mn §
1 �
fA.191f RC
7
PRELIMINARY PLAT
Apex Cadence includes 228 single-family residential lots,41 landscaped common lots, and 16 other
common lots that include private streets, carriage lanes, and common driveways on approximately 51.5
acres in the proposed R-15 zone.The following Site Data Table provides specific information for the
Apex Cadence preliminary plat.
SITE DATA Apex Cadence Details Area(in Acres)
Cadence(55+Gated)Area
Single-Family Residential Lots 212 22.71
Common Lots 53 20.66
Right of Way N/A 2.74
TOTAL 265 46.11
Gross Density 4.60 du/acre
Net Density 9.34 du/acre
Conventional Homes Area
Single-Family Residential Lots 16 2.66
Common Lots 4 0.88
Right of Way N/A 1.90
TOTAL 20 5.34
Gross Density 2.78 du/acre
Net Density 5.65 du/acre
PROJECT TOTALS
Single-Family Residential Lots 228 25.36
Common Lots 58 21.55
Right of Way 4.59
Total Acreage 51.5
Total Gross Density 4.43 du/acre
Total Net Density 8.99 du/acre
Zone Qualified Open Space Acres %Open Space Required Open Space
R-15 9.75 acres 18.94% 15%
OPEN SPACE &AMENITIES
Apex Cadence provides a central gathering area for residents to use for leisure and activity including a
club house, green space, bocce courts, and pickleball courts.
Pathways are provided throughout Pinnacle, which connect to existing and proposed phases, providing
pedestrians with easy accessibility to other areas of the community.
The development is required to provide 15%open space. As noted in the Site Data Table (above),the
"qualified open space"for this project is 18.94%,which exceeds the open space requirement. Residents
within Apex Cadence will also have access to other Pinnacle community amenities, including additional
open space,trails, etc., plus Discovery Park, which is approximately 1/3 of a mile walk from this
neighborhood.
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
8
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".Ten (10) amenity points are required.There are
28 amenity points proposed,nearly three times the requirement.The location of the amenities are
subject to change.
• Clubhouse—10,700 square feet—6 points
• Four (4) Sports Courts, Paved—16 points
• 2,165 Feet of Multiuse Pathway (red in graphic, next page)-4 points
• 2,429 Feet of Pathway in Linear Open Space (blue in graphic, next page)—2 points
Total Points Required by UDC: 10
Total Points Provided: 28
- i
E.SPIRE ST_LN.
4
BOCCE
BALL
® COURTS �7
I_1 r I BLOCK I
BLOCK 1 PI CKL E BA LL `
COURTS ? I
E9 q s
_ E.SING LEY LN.
l7
a I
CLUBHOUSE gEgpl y
„u � `10,70U SF
3
3 B
E.AMBITION LN.
Amenity Locations, subject to change
9
Y�
y
55 y_ J MU I
W
5' Sidewalk
J I
a1 �
e��ll
1 M�
E.SPIRE LN.
------------
�I of AGE RESTRICTED
11+ ---- - COMMUNfTY
5' Pathway -
8' Pathway
- RESIDENTIAL
t^ +' R I S
1,
a E 1� BIT IN N
:I
If
W
E.AOLER HO r•
I I$ E.GRAND CRANE LN. ,A
RESIDENTIAL
R-8 O
JAl
' la l
I
y. I
CONVENTIONAL 1O' Sidewalk
RESIDENTIAL
E.VIA ROBERTO ST.
Planned pathway and major sidewalk locations
10
PLANNED UNIT DEVELOPMENT
Apex Cadence is a gated community with a net density of 9.34 units per acre. Homes are
situated on Carriage Lanes (alleys), with a mixture of conventional and paired single family
homes. The community will be gated, except for the sixteen (16) homes accessed from a cul-de-
sac perpendicular to E. Via Roberto Street. Consistent with our previously approved Cadence
communities (Paramount, Bainbridge, and Century Farm)Apex Cadence provides a variety of
lot sizes, setbacks, and home designs.
The gated portion of the community will be restricted to residents 55 years of age and older.
The clubhouse and sports courts will be tailored to the residents of the community. There will
be 212 homes accessed via the gates located on the three entry points shown on the previous
page with stars. Code states "The proposed[gated]development shall have no more than one
hundred(100) dwelling units. A greater number of dwelling units may be approved with a
planned unit development". As such, we are requesting the additional 112 units be approved
with this PUD application. We have discussed the application with Fire staff and there was no
concern about public health and safety. We have three vehicular access points, as well as 14
pedestrian access points which will not have any restricted access.
Multiuse pathways will be accessible to all Pinnacle residents and the public.
Highlighted are requested deviations from the standard setbacks in the R-15 zone, see site plan
on the following page for locations of the home types. These setbacks are consistent with our
other Cadence communities.
Home Type Street Setback to Street Interior Rear
Living Area Setback to Side
Garage
Carriage Lane, Alley Loaded Alley- 5 ft 5 ft 3 ft Alley— N/A, see
(Age Restricted)** Local - 5 ft (10 ft) street setback
Paired Cadence, Front Loaded 10 ft 20 ft 3 ft 12 ft
(Age Restricted)***
Conventional, Front Loaded 10 ft 20 ft 3 ft 12 ft
(NOT Age Restricted)
*Proposed Setback(Standard Setback in the R-15 Zone)
** "Carriage Lane" is Brighton's term for"alley loaded" homes.
*** "Paired Cadence"is Brighton's term for"duplex"style,age restricted, homes. "Street Setback"shall only refer
to a setback directly adjacent to right-of-way.When a common lot is adjacent to a lot"Interior Side"setback shall
be used to determine the setback.
11
r
!d f6 'f
TREE POINT.N-�a-vi-�+r•_ ,—.,�
i
v
i
s I .
l�h�11 I I
r Si ,' SPI n III
�I} ?
��-i � RESTRICTED
s
INN
,r
- ! SIDENTIAL {��(
R-15 }
rno _
;__ i
'E.ADLER HORS
E.GRANDCR
IDEN
R-S O r
n .
a
� I
a
� i Z Iil
ENTI
(DENT
E.VIA ROBE TO ST.
PRIVATE STREETS:
The 55+ portion of Apex Cadence will be developed as a private, gated community with private
streets. South Hawks Perch Place, the only public roadway, will be the cul-de-sac serving the
sixteen (16) conventional single homes at the southwest corner of the development (see
graphic above).
12
There are a few homes in the "corners" of the community which will be accessed from a
common driveway, off a private street. Code states "No common driveways shall be allowed off
of a private street unless the street section allows for parking on at least one side of the street
or the development has designated adequate guest parking dispersed throughout, as
determined by the director". Our private streets are designed at a width of 29 feet (back of curb
to back of curb), which allows parking on one side of the street (per ACHD standards). The use
of common driveways allows better internal street connections compared to the use of other
design elements such as cul-de-sacs. Brighton's Cadence communities at Paramount,
Bainbridge, and Century Farm were designed similarly to Apex Cadence, with some homes
accessed by common driveways. The internal private streets will function the same as if they
were public streets, where common driveways are seen frequently in design. Additionally,
common driveways include expanded landscape area for pedestrian access to sidewalks and
pathway systems.
DEVELOPMENT AGREEMENTS
Apex Cadence is subject to the existing development agreement for Apex (H-2020-0066
Instrument # 2020-178120) which was initiated by previous development efforts and executed
in 2020. This area was shown as "future development" in the DA. We propose to modify the
existing DA by removing the parcel from that agreement and creating a new agreement that
includes specific provisions for Apex Cadence.
TRAFFIC ANALYSIS
Per the preapplication meeting on May 2111, 2024 a traffic study was not required by ACHD.
ELEVATIONS
The homes along Locust Grove Road will incorporate articulation in design to provide visual
variety. Typical elevations are shown below.
Conventional Single Family(typical to the non-age restricted homes)
MIN .......
z f �ii
13
Carriage rne Single FamilyDetached i i rim
NMI,
1
of
l' �K
_e �
li
p
•ai
�I
ill.�f�. '
:s
y
Y '
PHASING PLAN
Apex Cadence is proposed to be completed in five (5) phases as depicted below. Phasing is
designed to be flexible and is subject to change.
Future
Rezone
Only
Phase 3
Phase 4
i
Phase 2 Phase 1
Phase 6
_r
IN CONCLUSION
Based on the foregoing, as supported by the accompanying applications and documentation,
we request approval of the rezone, preliminary plat, planned unit development, development
agreement, and private streets for Apex Cadence.
If you or your staff have questions, or require additional information, please let me know for
expedited response.
For Brighton et al,
Amanda McNutt
Director of Entitlement
16