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HomeMy WebLinkAboutPZ - Applicant Memo to Commission BRIGHTON MEMORANDUM To: Planning and Zoning Commission, City of Meridian From:Amanda McNutt, Director of Entitlement, Brighton Date: November 13, 2025 Subject:Apex Cadence—Preliminary Plat, Planned Unit Development,Alternative Compliance, Private Streets and Development Agreement PURPOSE: The purpose of this memorandum is to provide additional information to be considered for the Planning and Zoning Commission Hearing on November 20th, 2025 for Apex Cadence. BACKGROUND: Apex Cadence was heard by the Meridian Planning and Zoning Commission on November 61h, 2025.The hearing ended in a split 2-2 vote, and was continued to November 201h so that additional members of the commission could be available to consider this application. The Commissioners not in favor of approval noted concerns about whether Apex Cadence aligns with Meridian's Comprehensive Plan Mixed-Use Community designation. Specifically, some commissioners felt the a gated community would not conform with the Mixed-Use standards, and having future commercial uses central to the intersection of Lake Hazel and Locust Grove would not provide a mix of uses. Commissioners in favor of approval noted that only a small portion of Apex Cadence falls within the MU-C area,while the remainder fully complies with the Medium Density Residential designation.They noted Apex Cadence will provide another lifestyle option that doesn't add to the school system, and allows opportunities for extended families (e.g., grandparents)to live near each other within the greater Pinnacle SO I ME District. ANALYSIS AND DISCUSSION: Comprehensive Plan:The following section details how Apex Cadence complies with the Comprehensive Plan. Quoted sections are taken directly from the plan. The Comprehensive Plan designates about 10.8 acres as "Mixed-Use Community" within the preliminary plat.The remainder of the plat is located within in the Medium Density Residential designation. Meridian's Comprehensive Plan notes the following: Medium Density Residential: "allows for.... densities of three to eight dwelling units per acre" • Apex Cadence complies with 4.6 units per acre. BRIGHTON—Creating GREAT Places—2929 W. Navigator Drive,Ste.400, Meridian, ID 83642 www.brighton.co 208-378-4000 Mixed-Use(AII): "In general, the purpose of[mixed-use] designations is to provide for a combination of compatible land uses within a close geographic area that allows for easily accessible and convenient services for residents,workers, and visitors" and "Must include at least three land use types" • Apex Cadence complies with a variety of land uses in the mixed-use area (multiple residential types, commercial, schools, etc.) • Apex Cadence provides an additional lifestyle choice "... mixed-use project will be designed foremost around the idea of visible, attractive, and accessible destinations ... prioritize pedestrian infrastructure...to enhance both the adjacent uses and larger mixed-use area" and "Successful projects reduce vehicle trips for nearby residents" • Apex Cadence complies with a mix of multiuse pathways and sidewalks between Apex Cadence and the rest of the Mixed-Use area that prioritize pedestrian friendly infrastructure. 10-foot sidewalks 10-foot pathway First phase connection with phase 1 ** Other sidewalk and pathway connections exist that are not marked on the map.The highlighted connections are more relevant to this portion of development. • Apex Cadence's connection to Locust Grove provides both vehicular and pedestrian connections to the greater Mixed-Use area. This will be the primary connection used until future phases are constructed. o REQUEST.We ask that sidewalks and pathways are not required to be fully constructed with the first and second phases of development, but with adjacent phases. PUT—DEbELOFN=NI Mixed-Use Community Area - # - o U N�FlF II FLINAF OF.VROPNFNT �.�, DFY£LCPMLNI I FUTURE[:E1'ELOPRnt V7 I r I �'l I �� • � dI P RF MFLOWcT 2 Apex Cadence complies with collector and arterial connections to and through the area to connect to the greater Mixed-Use area. • Due to the location of the Rawson Canal, additional development will be limited, and vehicular traffic will filter directly to Locust Grove, Lake Hazel, and collectors (Via Roberto,Apex, and Tower). Even if Cadence were not gated,vehicles would still likely flow to these locations as they will be the quickest and easiest way to the Mixed-Use center and/or to other destinations. � General traffic flow from future development Collector location and flow � Rawson Canal yJ+ I _ iun�k LlF1El0FNJll Y.ray Mixed-Use ' Community Area • .,�i- X f .1i�1kF r Fts At L*Y a L1r Un I r 1 yy 4ALCP-L.r 'fir I K rk ITJHFN U.oF rr V' yY ++++++RRR L r L � + rt s I I 3 Mixed-Use Community:"Residential densities ... between 20%and 50%of the development area ranging from 6 to 15 units/acre" ... "Recognizing the dynamic nature of mixed-use areas, additional flexibility is afforded to these ranges ..." • Apex Cadence complies with a mix of residential densities. Commercial, civic (library/amphitheater), and education are located at the center of the mixed-use area. Mixed-Use Community Area 4 I A+ k Existing ` Existing R-15 Zone ,! ,� C-C Zone TIM=— t Requested © � Rezone to R-15 a 4 In Meridian's Comprehensive Plan, Exhibit FA3 shows "direct neighborhood access" as pedestrian only access.Apex Cadence provides full pedestrian access to and through the entire neighborhood and surrounding uses.The commercial components are shown at the "hard corners" in both the Comprehensive Plan Exhibit and our plans. FA3. Mixed Use Community Concept Color Diagram with Markup Preference for Retail,Office or fronting units with Service Uses on-street parking for Z 1 ill _ �_—L ® Retail Anchor Q new developments _ t. � Multi-family Single-family I)ireet Neighborhood Residential Connectivity — I ' A Neighhorhood uses and integrated open space that f "hold the corners"with LEGEND I_ ` inward facing focus. 999 ���JJJ Points of Interest p T Q Support for a variety of Primary Local Corridor laf community uses clustered (Visual and Physical) �1 around shared urban — amenities Secondary Local Corridor -— (Visual and Physical) Although our commercial area is not fully designed,we anticipate areas that provide shared opens space /amenities, like we have done at TheAmp@Pinnacle (shown on next page). Preliminary Layout * Subject to Change * Subject to Future Approval j Commercial Medium—High Density Residential . _ Not a Part • ■ Single family ■ Residential ■ k ;;e� l _ .M1i/ Apex Cadence boundary 5 Shared space Future Library - Commercial Pads � �. `\ s Amphitheater -- s i REQUESTED CHANGES TO THE CONDITIONS OF APPROVAL: With the additional background and context, we respectfully request approval of Apex Cadence as presented in the Staff Report with the following medificatiens and changes: A.1.c. The northern portion of the subject property to be rezoned (Parcel#51406110016) shall be incorporated into a subsequent plat+h-a+ ;nrd udes the adjacent M urg ;+; parcel (Parcel #S1 nn61 10 1 0) i Gated directly+ the e prior to submittal of any building permit applications for that portion of said property. , to establish a legal divis, n f land for Reasoning: We do not own or control the Murgoitio property and therefore should not be forced to incorporate it into our project. A.1.e. The subject property shall be subdivided prior to submittal of any building permit applications for the development except for permits associated with community amenities, including but not limited to pool, pool house, and gazebos. Reasoning: To have amenities installed and active for residents,we need to be able to start construction ahead of final plat signature.This is especially important when we need to construct certain aspects ahead of winter weather. 6 2.o. Prior to s ubmitt-.' of the fiFSt final plat plieatieR signature of the Phase 5 final plat, the property boundary adjustment between Parcel#S1406131700, 51406427800, S1406417700 and S1406110355 shall be finalized.The Applicant shall submit proof of such in the form of an approval letter from Ada County and a recorded Record of Survey. Reasoning: The process for completing this task is outside of our control -Ada County and the rightful property owner must complete these tasks. Additionally,the only phase of the project affected by the adjustment is phase 5. 2.p.The 10-foot-wide detached sidewalks along S. Locust Grove Rd. and E. Via Roberto St. shall be constructed ;n thp-ir e.n.t..rety with the firs* phase f development. at the time the adjacent phase is constructed. Reasoning: The sidewalk will not connect to any existing infrastructure and needs to be constructed with each phase to make sure the roadway and grading is accurate, so the sidewalk is at the appropriate height and slope.Ample sidewalk connections already exist in the area to allow pedestrians to safely and effectively walk to the Mixed-Use and other areas in the SO I ME District. 2.q.The 10-foot wide multi-use pathway along the Rawson Canal `h-;;" h eRtiF ty with the seGGRGI ph .,f,_,,.,P_l9 ,.,,eRt. at the time the adjacent phase is constructed. Reasoning: Again,the pathway will not connect to anything existing and should be constructed in concurrence with the phase it will benefit. Based on the testimony provided at November 6ch hearing and the foregoing additional supporting documentation,we respectfully request a recommendation of approval from the Planning and Zoning Commission for the preliminary plat, planned unit development, rezone, annexation, and deannexation, and development agreement modification. For Brighton et al, Amanda McNutt Director of Entitlement 7