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HomeMy WebLinkAboutPZ - Narrative SUMMERLIIli NEIGHBORHOOD Narrative Attached for your review and favorable consideration are the applications for the Summerlin Neighborhood located East of S Locust Grove Road and South of E Cavalli Lane. We respectfully request approval of our Annexation and Zoning, Development Agreement Modification, and Preliminary Plat applications. For design and planning purposes, our design team used the Meridian City Pre-Application Meetings, Neighborhood Meetings, the Comprehensive Plan, and Zoning Code as the policy basis for the design of the Summerlin Neighborhood. We have thoughtfully designed a mix of single-family dwellings in this residential community on 87.40 acres that will add to the housing mix within the surrounding neighborhoods. We will add diversity to Meridian's available housing opportunities. The Summerlin Neighborhood is designed with 506 residential lots and has a proposed single-family density of 5.79 DU/AC. Homeowners will have access to on-site amenities such as well-appointed parks, swimming pool facilities, playgrounds, pathways, soccer fields, dog parks, walking pathways, and attractive landscaping. This Project will provide homes on a property that will utilize existing utilities and roads that have been planned for developments in this area. SUMMARY OF APPLICATIONS ZONING INFORMATION • Annexation/Zoning • Current Zone— RUT • Preliminary Plat • Comp. Plan Designation— MDR & LDR • Development Agreement Modification • Proposed Zone— R-8 and R-15 Table of Contents Exhibit A- Vicinity Map/ Comprehensive Plan Map 2 Exhibit B - Project History 3 Exhibit C- Site Plan 4 Exhibit D - Community Amenities 5 Exhibit E - Pedestrian Connectivity 7 Exhibit F - Open Space 8 - 10 Exhibit G - Home Design 11 Exhibit H - Zoning & Comprehensive Plan / Preliminary Plat 12 - 13 Exhibit I - Transportation 14 Exhibit J - Schools/ Fire Response Time / Utilities 15 Exhibit K- Parking Plan 16 Exhibit L- Comprehensive Plan Goals 17 - 19 Summerlin West Neighborhood—Narrative 6.1.26 Page 1 Exhibit A — Vicinity Map / Comprehensive Plan Map Summerlin is a community designed specifically for southeast Meridian. This property is designated Low & Medium Density Residential (MDR) on the future land use map. The Summerlin Neighborhood will provide a mix of single-family home sizes that fit the R-8 and R-15 Zoning designation. This project is directly south of the City's regional park, Discovery Park. This will achieve a perfect mix of densities for the area and create additional residential housing near the commercial and retail developments proposed near the Meridian Road/Highway 69 corridor. Residents of Summerlin will enjoy a walkable/bikeable community near shopping, healthcare services, employment opportunities, and regional transportation arteries. Our pre-application meetings determined that the Summerlin Neighborhood is within the Mayor's Priority Growth Area and that City Services are available to serve the project. Discovery Park Via Roberto — Hadler Additional 20 Ac. t*, E Cavalli Ln avaHFfn E-Cevelli-Ln------- N ° Medium Density Residential U _J Ex1s1ing-_5umn�erlin Approval dWt[ Low Density Residential s c E r h�b Summerlin West Neighborhood—Narrative 6.1.26 Page 2 Exhibit B — Project History Since approval of the Summerlin West Preliminary Plat in January 2025,the development team has had the opportunity to acquire approximately 20 additional acres of property immediately adjacent to the previously approved project boundary. The originally approved neighborhood consisted of 339 residential lots;with the inclusion of this additional property,the total number of residential lots is proposed to increase to 506. This acquisition presents several important planning and transportation benefits that enhance the overall design and functionality of the neighborhood. Most notably,the inclusion of this property allows for the removal of Cavalli Lane,a county roadway that was identified during the original review process as a potential source of vehicular access conflicts. Cavalli Lane was a concern expressed by both the City of Meridian and the Ada County Highway District(ACHD) due to its alignment and impact on safe and efficient circulation within the neighborhood. Its elimination through this expanded project boundary resolves those concerns and results in a more cohesive and internally connected neighborhood layout, improving both pedestrian and vehicular movement. In addition,the expanded boundary enables the extension of Via Roberto Street, a planned mid-mile collector roadway, eastward along the southern boundary of the City of Meridian's Discovery Regional Park. This extension will provide improved access to the park for both residents and the broader community,while also helping to define and formalize the park's southern edge. The improved connectivity created by completing Via Roberto Street also reduces overall transportation impacts of the project by providing additional route options for traffic entering and exiting the neighborhood,thereby improving circulation and dispersing traffic more effectively. Overall,the addition of this 20-acre parcel creates meaningful synergies that strengthen the project's circulation network, improve safety,reduce transportation impacts, and enhance connectivity to key community amenities, resulting in a more unified and functional neighborhood design. The proposed neighborhood is consistent with the City of Meridian Comprehensive Plan, as it meets adopted goals related to residential density,provides an improved and well-connected transportation network,and offers strong proximity and access to parks and emergency services. Summerlin West Neighborhood—Narrative 6.1.26 Page 3 Exhibit C - Site Plan Summerlin will provide much-needed housing options for future residents looking to live in the Southeast Meridian Area in a highly amenitized neighborhood. Additional rooftops in this quickly developing area of Meridian will help support the commercial and retail uses along the Meridian Road/HWY 69 Corridor. Pathways and sidewalks within the development will encourage walkability through the community and along regional pathways that connect to the neighborhood on the south, east, and west sides. A park in the center of the project with a swimming pool facility, playground, pathways, picket ball courts, soccer fields, and dog park will become the neighborhood's focal point and greatly increase the sense of community. Parks and amenities will be distributed throughout the development, and generously landscaped boulevards and endcaps will welcome residents' homes and create a sense of place and a feeling of community. i i Y y Z y J APRIL 10,"M w S U M M ERLI N S U BDIVI SION MERIDIAN, ID PRELIMINARY PLAT LANDSCAPE PLAN Summerlin West Neighborhood—Narrative 6.1.26 Page 4 Exhibit D — Community Amenities PROJECT AMENITIES As the developer, we have researched and interviewed past homeowners and used the city ordinances as a guide to plan the most productive amenities for this neighborhood. As typical of our communities, the amenity package exceeds the Meridian City Development Code requirement, which requires that the application have one amenity point per every 5 acres of development. The city code requires 13 points for amenities, and Summerlin will have 43 points worth of amenities, which is almost 320%greater than the requirement. Below is a list of the amenities for each development area of the project. We propose the following amenities in our Playground Park: a swimming pool facility, playground, pathways, picket ball courts, soccer fields, and a dog park. As with all our playgrounds, it will be fenced with open-vision fencing for safety. Two additional dog parks and several open space areas, including regional pathways with attractive landscaping, are also proposed. Proposed Amenities (43 points/code requires 13) A. Large Central Park (Block 6, Lot 1)—This five- acre park will contain the following facilities: ' • Pool Facility • Two Pickleball Courts • Fenced Dog Park • Dog Waste Facility V. `� • Playground • Climbing Rock • Seating Benches • Attractive Landscaping ro • Two soccer fields • Pedestrian Pathway -o `D C) XD C MONT ELEVATION Summerlin West Neighborhood—Narrative 6.1.26 Page 5 "14�� B. Four Dog Parks (Block 6, Lot 1), (Block 7, Lot 20), (Block 2, Lot 14) and (Block 11, Lot 1) • Fenced Dog Park • Waste Station • Seating Areas • Attractive landscaping C. Pathways—The Summerlin Neighborhood will include the following pedestrian pathways: • 10' Wide Regional Pathway— 1,682 LF 77-94W` Y D. Other open green areas— several other open spaces will have the following amenities: • Shade structures • Large open grass areas • Internal Pathways • Picnic Area • Attractive Landscaping Summerlin West Neighborhood—Narrative 6.1.26 Page 6 Exhibit E — Pedestrian Connectivity The Summerlin Neighborhood will include pedestrian pathways and internal sidewalks, forming a very connected and pedestrian-friendly environment for the homeowners and the public. Nearly a mile of pedestrian pathway will be constructed within the Summerlin Neighborhood. Along Rawson Canal, at the south border of the project, is over 1/2 mile of multi-use pathway that connects to Meridian's Multi-Use Pathway System. The pathway will be approximately a quarter of a mile on the project's west side along Locust Grove. The pathway on the project's east side along the new collector road will be approximately a quarter mile. And with the additional 20 acres and completion of Via Roberto Street an additions quarter mile of regional pathway will be completed. These pathways will provide a variety of opportunities for the residents of the Summerlin Neighborhood to walk and bike. The internal and external pathways proposed with the Summerlin Neighborhood will provide easy access to the Discovery Regional Park. Park if w.. Hadler J L aj IOil - . Regional Pathways Internal Pathways Regional pathways of the Summerlin Neighborhood will total over one and a half miles in length. Summerlin West Neighborhood—Narrative 6.1.26 Page 7 Exhibit F — Open Space Open Space—The Summerlin Neighborhood will provide 20.85 acres of landscaped open space, and the qualifying open space will equal 19.06 acres ( 21.81%). The open space exceeds the city code requirement of 15%. Summerlin will have six additional acres of open space beyond the required acres. A large neighborhood park anchors the community (5.29 Ac.). Landscaped interior pathways, landscaped end caps on each block, and landscaped collector street frontages add to the neighborhood's aesthetic appeal. IM - i - lit i 4 ti Please refer to the open space calculation chart on the next two pages for the detailed breakdown. Summerlin West Neighborhood—Narrative 6.1.26 Page 8 Open Space Calculations Block Lot Sqft Open Space Description Code Section 1 1 254,171 I 10' Pathway along Rawson Canal B 1 58 4,363 I Pathway B 1 74 18,310 I Irrigation Pond Lot A 2 7 5.319 I End Cap E 2 14 12,039 I Dog Park A 2 17 5,871 I Endcap A 3 1 2,975 I Endcap E 3 13 2,775 I Endcap E 4 1 2,943 I Endcap E 4 13 2,775 I Endcap E 5 11 19,690 I Park A 5 15 16,843 Park A 5 25 2,554 Endcap E 6 1 229,123 Large Park A 7 11 6,260 Dog Park A 7 20 29,777 Park E 8 9 4,638 Endcap E 8 18 82,890 Park A 9 14 5,068 Park A 10 1 11,531 Park E 11 1 8,044 Park E 11 14 2,851 Endcap A 12 1 1 21,086 Park A 13 1 4,655 Endcap E 13 16 4,350 Endcap E 14 1 4,838 Endcap E 14 16 4,816 Endcap E 15 1 5,927 Endcap A 15 7 5,579 I Endcap A 16 1 39,601 I Large pathway B 17 1 19,789 I Pathway B 18 1 15,769 I Park A 18 8 2,463 I Endcap E 18 24 10,469 I Park A 18 35 5,349 I Endcap A 19 1 10,679 I Pathway B 880,886 Subtotals Percent of Total Total Sqft 3,807,144 Qualified Open Space Ac. 880,886 Total Project Acres 3,807,144 Non-Qualifying Open Space Percent of Qualified Open Space 23.13% Qualified Open Space Arterial Buffer 13,068 0.34% Summerlin West Neighborhood-Narrative 6.1.26 Page 9 "14�� Qualified Open Space 23,522 0.61% Collector Buffer Qualified Open Space 844,246 22.17% Code Section Description A 11-3G-3A-2B Open grassy area of at least 5,000' in area. Linear open space area that is at least twenty feet (20') and up to fifty feet B 11-3G-3B-1E (50'), has an access at each end, and is improved and landscaped as set forth in subsection E of this section. C 11-3G-3B-3 Full Area of Buffer: The full area of the landscape buffer along collector streets may count toward the required common open space. D 11-3G-3B-3 Percentage of Buffer: Fifty percent (50%) of the landscape buffer along arterial streets may count toward the required common open space. Parkways Along Collector and Local Residential Streets: Parkways along local E 11-3G-3B-4 residential streets that meet all the following standards may count toward the common open space requirement: Summerlin West Neighborhood—Narrative 6.1.26 Page 10 Exhibit G — Home Design The Summerlin Neighborhood will consist of both single-story and two-story homes. The Summerlin neighborhood will include a mix of lot sizes from 2,880 sqft to 11,588 sqft. Homes will have two and three-car garages. L'AO; " 18 - - N J .S,rn M Summerlin West Neighborhood—Narrative 6.1.26 Page 11 Exhibit H — Zoning & Comprehensive Plan / Preliminary Plat ANNEXATION Four additional parcels totaling approximately 20 acres are proposed to be annexed into the City of Meridian. REZONING All of the additional parcels are designated medium density in the Meridian Comprehensive Plan, and we are requesting that they be rezoned to R-15.These parcels meet all code requirements for an R-15 zone. One of the project's four parcels, the southern parcel, is designated low-density in the Meridian Comprehensive Plan, and we are requesting that it be rezoned to R-8.The development of this parcel is in alignment with the Comprehensive Plan. Sub. No. 2 L J l f4 ! _ E. Via_Roberto Ln. _ __ _ _ _ $69'52'50"E 1004.03' C1/4 5.5 5.5 - S.5 S89'52'50"E 1655,16 ear 1 IR J Lr� CO ti i= Hpd{er Sub, No, IU) t Ln L4 Q. Fescue Ranch Svb. f2 .976 Ades L1 LS89 '52'36'E 705.21' v C1 � N8$'S2'36°1N 1192.35` N89'S2'3fi"W 696,77' ca Paint of 49 ro Beginning w i CN unp)otted Laredo Estates Sub. [y � rJ1 ❑ cn LD �I tM I Id- �I I R Meridian Comprehensive Plan—Low-Density(Section 3-12) "This designation allows for the development of single-family homes on large and estate lots at gross densities of three dwelling units or less per acre." • The proposed density will be 2.91 in the R-8 zone. Summerlin West Neighborhood—Narrative 6.1.26 Page 12 "These areas often transition between existing rural residential and urban properties." • The low-density development and Rawson Canal along the southern border forms a natural barrier between the more urban residential properties and the existing rural residential. "Developments need to respect agricultural heritage and resources, recognize view sheds and open spaces, and maintain or improve the overall atmosphere of the area." • The agricultural canal will remain open and will be enhanced with the 20 ft wide multiple-use pathway lot. • There is a 90-foot separation between the proposed development and the neighboring property lots. • Homes along the canal will have a five-foot open-vision wrought iron fence along their property line to protect view sheds. "The use of open spaces, parks, trails, and other appropriate means should enhance the character of the area." • A 10-foot multi-use pathway will be constructed along the canal connecting to the Meridian pathway system. • Three pathways will connect the proposed development with Meridian's pathway system. • The proposed open space of this parcel is part of a five-acre park connected to the amenities at the center of the neighborhood. "Density bonuses may be considered by providing additional public amenities such as a park, school, or land designated for public services." • The proposed development does not require any density bonuses. PRELIMINARY PLAT APPLICATION Summerlin will provide homes in very high demand in a desirable part of Meridian. The Meridian Comprehensive plan calls for 3 to 8 units per acre in the medium-density designation. The proposed density is allowed within the comprehensive plan and, therefore, meets the desired density planned for this property. INFRASTRUCTURE INVESTMENT The investment in the Southwest Meridian Area has been considerable. Public and private partnerships over the last decade have provided new recreational opportunities and municipal infrastructure. The large amount of infrastructure investment in this area and the proximity to schools, regional parks, and services, the Summerlin neighborhood will be a perfect addition to the City of Meridian. Summerlin West Neighborhood—Narrative 6.1.26 Page 13 Exhibit I — Transportation The Summerlin Neighborhood is located on the southeast corner of the intersection of E Cavalli Ln and S Locust Grove Rd. Per the traffic study: • The majority of traffic will travel north on S Locust Grove Road to access Interstate 84. • A small percentage will travel south on S Locust Grove Road to access Kuna. • ACHD is currently in the process of widening Lake Hazel to a five-lane roadway similar to Chinden Blvd. • A new roundabout was recently installed at the Locust Grove and Lake Hazel Roads intersection. • The Lake Hazel and Eagle Road intersection is currently under construction. • Traffic planning in this area has already considered the development of the Summerlin Property at the housing densities that have been proposed with this project. With the construction of the Summerlin Neighborhood, the porion of Via Roberto Street dierectly south of Discovery Park will be completed and the southern portion of the mid-mile collector (Recreation Ave) will be completed. This roadway will provide additional access and travel corridors for the area. Summerlin West Neighborhood—Narrative 6.1.26 Page 14 Exhibit J — Schools / Emergency Response Times / Utilities SCHOOL DISTRICTS The students living in Summerlin Neighborhood will have many public, charter, and private school options. Students will be enrolled in the Kuna School District, and their schools will be Silver Trail Elementary, Freemont Middle School, and Kuna High School. Gem Prep: Meridian South Charter School (K-12) is approximately half a mile from Summerlin. Another public charter school, Falcon Ridge (K-8), is in Kuna. In addition, a third public charter school, Valor Academy, will open in 2025. Valor Academy will be located at Cloverdale Rd and E Reining Horse Dr in Kuna. It will open in 2025 as a K-6 and expand yearly until it becomes a K-12. In addition, a private school, Anchor Academy, is located at 7910 S Meridian Road, Meridian, approximately 1 % miles from the Summerlin Neighborhood. In the 2024 session, the Idaho Legislature allocated additional school funding for constructing new facilities, and the Kuna School District is projected to receive $22 million over the next ten years. EMERGENCY RESPONSE TIMES The Summerlin Neighborhood will be within the fire department's response time goals. Fire Station #7 opened last year and is less than a mile from the Summerlin Neighborhood. UTILITIES Municipal water and sewer mains are available and of adequate size to serve the Summerlin Neighborhood in Locust Grove adjacent to the proposed project. Water and sewer mains will be extended to and through the Summerlin neighborhood at the developer's cost. Dry utilities such as electrical power, natural gas, telecom, and cable are also available. Summerlin West Neighborhood—Narrative 6.1.26 Page 15 Exhibit K — Parking Plan The Summerlin Neighborhood will meet or exceed all City of Meridian's Code requirements for off-street parking. All homes within the neighborhood will have a minimum of a two (2) car garage and a driveway that will accommodate an additional two (2) parking spaces for a total of four (4) off-street parking spaces. As illustrated below, an additional 415 on-street parking spaces will be available for use by the residence. We have studied our past communities and fully understand that this parking plan will more than accommodate the residents' lifestyles. Discovery Park Hadley -- �R I ..tl .. Y -A- - j. Ff r y X F .L Y _- ..T L f i •+�r '�R J. J�1 t 1 i 1 1 Y i 1. J. Y J. a �� I .ti..r � r .SJ.' � I { f � e .e. r. l • I r. OK IJ r. 42 Summerlin West Neighborhood—Narrative 6.1.26 Page 16 Exhibit L — Comprehensive Plan Goals The following table describes how the Summerlin Neighborhood design meets the City of Meridian's Comprehensive Plan Goals: section Goal and Response 2.01.00 Support a balance an integration of diverse housing and neighborhood types. • The Summerlin Neighborhood will incorporate several housing types that will provide for sale and rental housing in a variety of price ranges and sizes. 2.01.01 Encourage diverse housing options suitable for various income levels, household sizes, and lifestyle preferences. • The Summerlin Neighborhood will add a diverse range of housing sizes and price points. 2.01.01H Locate higher density housing near corridors with existing or planned transit, downtown, and in proximity to employment centers. • With an overall density of 5.79 units per acre the Summerlin Neighborhood will add residential density near the intersection of one of the Treasure Valley's major transportation corridors at Highway 69. Lake Hazel is planned to be a major Arterial with 5 lanes. Construction has already begun on the widening project. 2.02.00 Plan for safe, attractive, and well-maintained neighborhoods that have ample open space and generous amenities that provide varied lifestyle choices. • The Summerlin Neighborhood will provide over 21.81%qualified open space, 38.5 additional amenities beyond the 17 that are required by the UDC. The community park playground and dog parks will be fully fenced to keep children safe. 2.02.01A With new subdivision plats, requiring the design and construction of pathway connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. • The Summerlin Neighborhood will provide pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. 2.02.01E Encourage the development of high quality, dense residential and mixed-use areas. Located near and around downtown, employment, large shopping centers, public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map. • The Summerlin Neighborhood will provide housing density and roof tops along major transportation corridors. The Summerlin Neighborhood will be near the planned mixed-use area at the HWY 69 and Lake Hazel Road intersection. 3.02.00 Maintain, improve, and expand the city's infrastructure to meet existing and growing demands in a timely, orderly, and logical manner. • The Summerlin Neighborhood is contiguous to the City of Meridian and is the next in line to develop. Construction of the Summerlin Neighborhood will provide for orderly extensions of the City's Municipal services such as sewer and water mains to neighboring properties in the area allowing for orderly and cost-effective development. 3.02.01A Provide City utilities in high priority growth areas and discourage in low priority growth areas. Summerlin West Neighborhood—Narrative 6.1.26 Page 17 • The Summerlin Neighborhood is in a priority growth area of the City of Meridian. 3.06.02B Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine, play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability. • The Summerlin Neighborhood will provide much needed housing density and diversity near the Lake Hazel Road and Highway 69 Corridors, as well as near the mixed-use comprehensive plan designated properties near the intersection. 3.07.01A Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices. • In designing the Summerlin Neighborhood layout, we have taken special care to provide transitions to existing neighboring uses and future proposed uses. 3.08.01 Plan and expand public utility facilities and services as part of the development process. • Construction of the Summerlin Neighborhood will provide for orderly use of the City's Municipal services such as sewer and water mains to neighboring properties in the area allowing for orderly and cost-effective development. 3.08.02B Coordinate with developers, irrigation districts, and drainage entities to implement the proposed pathway network along canals, ditches, creeks, laterals, and sloughs. • The Summerlin Neighborhood will incorporate pathways along the proposed transportation corridors and irrigation easements. 4.04.01A Ensure that new development and subdivisions connect to the pathway system. • The Summerlin Neighborhood will incorporate pathways along the proposed transportation corridors and irrigation easements. 4.04.01B Provide options for passive recreational opportunities not typically supplied by parks and facilities, such as jogging, walking, and bicycling. • The extensive pathway system within the Summerlin Development will provide for recreational opportunities such as jogging, walking, and bicycling. The Summerlin Neighborhood will also provide for passive recreational activities such as nature and wildlife viewing within attractively landscaped areas that will create a calming and relaxing place. 4.05.02F Promote the increase of permeable areas through sound site design and use of materials that limit stormwater runoff. • The Summerlin Neighborhood utility and stormwater drainage design will utilize the latest in storm water pollution prevention technology and engineering best practices to limit storm water run-off. 4.11.03 Work with public and private development and management groups to promote and implement Crime Prevention through Environmental Design (CPTED) strategies. • The Summerlin Neighborhood Design Team has used best design practices and coordinated with local police and first responders to implement Crime Prevention through Environmental Design (CPTED)strategies into the neighborhood design. 5.01.01 Encourage the safety, health, and well-being of the community. • In the Summerlin Neighborhood, walking paths, large open play areas with perimeter fencing, and narrow streets with curbs, gutters, and sidewalks will promote a safe and healthy community. 5.01.01G Ensure developments employ proper water drainage techniques to eliminate the risks of water contamination, mold, and pests. Summerlin West Neighborhood—Narrative 6.1.26 Page 18 • The Summerlin neighborhood storm drainage and site grading will meet all city, highway district, state and federal requirements and best practices. 5.01.02G Require attractive landscaping and pedestrian friendly design within new developments. • The Summerlin Neighborhood not only meets the city code requirement for qualified open space, but exceeds it with 21.81%landscaped area. The landscaping along the neighborhood perimeter and all common areas will be both attractive and water-wise. All collector roadway frontages will be landscaped. Vegetated entries and endcaps will create a peaceful natural feel as one enters the neighborhood. 6.01.01H Require pedestrian access connectors in all new developments to link subdivisions together and to promote neighborhood connectivity as part of a community pathway system. • The Summerlin Neighborhood will provide numerous pedestrian connections to the major thoroughfares and neighboring communities and will construct east/west and south pathways that will connect to the neighboring developments. 6.01.02C Require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties. • The Summerlin Neighborhood Street network will provide transportation connections to all adjacent properties where connections are possible. 6.01.03B Require collectors consistent with the ACHD Master Street Map (MSM), generally at/near the mid- mile location within the Area of City Impact. • In developing the land plan for the Summerlin Neighborhood, the ACHD Master Street Map was consulted. 6.01.03D Consider ACHD's Master Street Map (MSM), Complete Streets Policy and the Transportation and Land Use Integration Plan in all land use decisions. • In developing the land plan for the Summerlin Neighborhood, the ACHD Master Street Map was consulted. Summerlin West Neighborhood—Narrative 6.1.26 Page 19 SUMMERLIIli NEIGHBORHOOD Narrative Attached for your review and favorable consideration are the applications for the Summerlin Neighborhood located East of S Locust Grove Road and South of E Cavalli Lane. We respectfully request approval of our Annexation and Zoning, Development Agreement Modification, and Preliminary Plat applications. For design and planning purposes, our design team used the Meridian City Pre-Application Meetings, Neighborhood Meetings, the Comprehensive Plan, and Zoning Code as the policy basis for the design of the Summerlin Neighborhood. We have thoughtfully designed a mix of single-family dwellings in this residential community on 87.40 acres that will add to the housing mix within the surrounding neighborhoods. We will add diversity to Meridian's available housing opportunities. The Summerlin Neighborhood is designed with 508 residential lots and has a proposed single-family density of 5.79 DU/AC. Homeowners will have access to on-site amenities such as well-appointed parks, swimming pool facilities, playgrounds, pathways, soccer fields, dog parks, walking pathways, and attractive landscaping. This Project will provide homes on a property that will utilize existing utilities and roads that have been planned for developments in this area. SUMMARY OF APPLICATIONS ZONING INFORMATION • Annexation/Zoning • Current Zone— RUT • Preliminary Plat • Comp. Plan Designation — MDR & LDR • Development Agreement Modification • Proposed Zone— R-8 and R-15 Table of Contents Exhibit A - Vicinity Map / Comprehensive Plan Map 2 Exhibit B - Project History 3 Exhibit C - Site Plan 4 Exhibit D - Community Amenities 5 Exhibit E - Pedestrian Connectivity 7 Exhibit F - Open Space 8 - 10 Exhibit G - Home Design 11 Exhibit H - Zoning & Comprehensive Plan / Preliminary Plat 12 - 13 Exhibit I - Transportation 14 Exhibit J - Schools/ Fire Response Time/ Utilities 15 Exhibit K - Parking Plan 16 Exhibit L- Comprehensive Plan Goals 17 - 19 Summerlin West Neighborhood—Narrative 4.15.26 Page 1 Exhibit A — Vicinity Map / Comprehensive Plan Map Summerlin is a community designed specifically for southeast Meridian. This property is designated Low & Medium Density Residential (MDR) on the future land use map. The Summerlin Neighborhood will provide a mix of single-family home sizes that fit the R-8 and R-15 Zoning designation. This project is directly south of the City's regional park, Discovery Park. This will achieve a perfect mix of densities for the area and create additional residential housing near the commercial and retail developments proposed near the Meridian Road/Highway 69 corridor. Residents of Summerlin will enjoy a walkable/bikeable community near shopping, healthcare services, employment opportunities, and regional transportation arteries. Our pre-application meetings determined that the Summerlin Neighborhood is within the Mayor's Priority Growth Area and that City Services are available to serve the project. is Roberta Discovery Park Hadler Additional 20 Ac. E Cavalli Ln 1 (IX. ° Medium Density Residential J Existing Summerlin Approval Low Density Residential s Summerlin West Neighborhood—Narrative 4.15.26 Page 2 Exhibit B — Project History Since approval of the Summerlin West Preliminary Plat in January 2025,the development team has had the opportunity to acquire approximately 20 additional acres of property immediately adjacent to the previously approved project boundary. The originally approved neighborhood consisted of 339 residential lots; with the inclusion of this additional property,the total number of residential lots is proposed to increase to 506. This acquisition presents several important planning and transportation benefits that enhance the overall design and functionality of the neighborhood. Most notably,the inclusion of this property allows for the removal of Cavalli Lane, a county roadway that was identified during the original review process as a potential source of vehicular access conflicts. Cavalli Lane was a concern expressed by both the City of Meridian and the Ada County Highway District(ACHD)due to its alignment and impact on safe and efficient circulation within the neighborhood. Its elimination through this expanded project boundary resolves those concerns and results in a more cohesive and internally connected neighborhood layout, improving both pedestrian and vehicular movement. In addition,the expanded boundary enables the extension of Via Roberto Way, a planned mid-mile collector roadway,eastward along the southern boundary of the City of Meridian's Discovery Regional Park. This extension will provide improved access to the park for both residents and the broader community,while also helping to define and formalize the park's southern edge. The improved connectivity created by completing Via Roberto Way also reduces overall transportation impacts of the project by providing additional route options for traffic entering and exiting the neighborhood,thereby improving circulation and dispersing traffic more effectively. Overall,the addition of this 20-acre parcel creates meaningful synergies that strengthen the project's circulation network, improve safety,reduce transportation impacts, and enhance connectivity to key community amenities, resulting in a more unified and functional neighborhood design. The proposed neighborhood is consistent with the City of Meridian Comprehensive Plan, as it meets adopted goals related to residential density,provides an improved and well-connected transportation network,and offers strong proximity and access to parks and emergency services. Summerlin West Neighborhood—Narrative 4.15.26 Page 3 Exhibit C - Site Plan Summerlin will provide much-needed housing options for future residents looking to live in the Southeast Meridian Area in a highly amenitized neighborhood. Additional rooftops in this quickly developing area of Meridian will help support the commercial and retail uses along the Meridian Road/HWY 69 Corridor. Pathways and sidewalks within the development will encourage walkability through the community and along regional pathways that connect to the neighborhood on the south, east, and west sides. A park in the center of the project with a swimming pool facility, playground, pathways, picket ball courts, soccer fields, and dog park will become the neighborhood's focal point and greatly increase the sense of community. Parks and amenities will be distributed throughout the development, and generously landscaped boulevards and endcaps will welcome residents' homes and create a sense of place and a feeling of community. A A L w ty - I 1 A L _ I _ t I ; - � • L 1 n A L I A f � A FPRIE IO.M7L S U M M ER L I N S U BDIVI SION MERIDIAN. ID PRELIMINARY PLA7 LANDSCAPE PLAN Summerlin West Neighborhood—Narrative 4.15.26 Page 4 Exhibit D — Community Amenities PROJECT AMENITIES As the developer, we have researched and interviewed past homeowners and used the city ordinances as a guide to plan the most productive amenities for this neighborhood. As typical of our communities, the amenity package exceeds the Meridian City Development Code requirement, which requires that the application have one amenity point per every 5 acres of development. The city code requires 13 points for amenities, and Summerlin will have 43 points worth of amenities, which is almost 320%greater than the requirement. Below is a list of the amenities for each development area of the project We propose the following amenities in our Playground Park: a swimming pool facility, playground, pathways, picket ball courts, soccer fields, and a dog park. As with all our playgrounds, it will be fenced with open-vision fencing for safety. Two additional dog parks and several open space areas, including regional pathways with attractive landscaping, are also proposed. Proposed Amenities (43 points/code requires 13) A. Large Central Park (Block 6, Lot 1)—This five- acre park will contain the following facilities: • Pool Facility • Two Pickleball Courts • Fenced Dog Park a'py c+o • Dog Waste Facility wP° • Playground • • Climbing Rock • Seating Benches • Attractive Landscaping • Two large lawn areas • Pedestrian Pathway PRONT ELE-/�T UK Summerlin West Neighborhood—Narrative 4.15.26 Page 5 B. Four Dog Parks (Block 6, Lot 1), (Block 7, Lot 20), (Block 2, Lot 14) and (Block 11, Lot 1) • Fenced Dog Park • Waste Station • Seating Areas • Attractive landscaping C. Pathways—TheSummerlin Neighborhood will include the following pedestrian pathways: • 10' Wide Regional Pathway— 1,682 LF T \ �J ' 11 4.a 4 f J D. Other open green areas— several other open spaces will have the following amenities: • Shade structures • Large open grass areas • Internal Pathways • Picnic Area • Attractive Landscaping Summerlin West Neighborhood—Narrative 4.15.26 Page 6 Exhibit E — Pedestrian Connectivity The Summerlin Neighborhood will include pedestrian pathways and internal sidewalks, forming a very connected and pedestrian-friendly environment for the homeowners and the public. Nearly a mile of pedestrian pathway will be constructed within the Summerlin Neighborhood. Along Rawson Canal, at the south border of the project, is over 1/2 mile of multi-use pathway that connects to Meridian's Multi-Use Pathway System The pathway will be approximately a quarter of a mile on the project's west side along Locust Grove. The pathway on the project's east side along the new collector road will be approximately a quarter mile. And with the additional 20 acres and completion of Via Roberto Drive an additions quarter mile of regional pathway will be completed. These pathways will provide a variety of opportunities for the residents of the Summerlin Neighborhood to walk and bike. The internal and external pathways proposed with the Summerlin Neighborhood will provide easy access to the Discovery Regional Park. Hadler is Regional Pathways Internal Pathways Regional pathways of the Summerlin Neighborhood will total over one and a half miles in length. Summerlin West Neighborhood—Narrative 4.15.26 Page 7 Exhibit F — Open Space Open Space—The Summerlin Neighborhood will provide 20.85 acres of landscaped open space, and the qualifying open space will equal 19.06 acres ( 21.81%). The open space exceeds the city code requirement of 15%. Summerlin will have six additional acres of open space beyond the required acres. A large neighborhood park anchors the community (5.29 Ac.). Landscaped interior pathways, landscaped end caps on each block, and landscaped collector street frontages add to the neighborhood's aesthetic appeal. ------------- ---. ., .. ti Please refer to the open space calculation chart on the next two pages for the detailed breakdown. Summerlin West Neighborhood—Narrative 4.15.26 Page 8 Open Space Calculations Block Lot Sqft Open Space Description Code Section 1 1 254,171 10' Pathway along Rawson Canal B 1 58 4,363 Pathway B 1 74 18,310 Irrigation Pond Lot A 2 7 5.319 End Cap E 2 14 12,039 Dog Park A 2 17 5,871 I Endcap A 3 1 2,975 Endcap E 3 13 2,775 Endcap E 4 1 2,943 Endcap E 4 13 2,775 Endcap E 5 11 19,690 Park A 5 15 16,843 Park A 5 25 2,554 Endcap E 6 1 1 229,123 Large Park A 7 11 6,260 Dog Park A 7 20 29,777 Park E 8 9 4,638 Endcap E 8 18 82,890 Park A 9 14 1 5,068 Park A 10 1 11,531 Park E 11 1 8,044 Park E 11 14 2,851 Endcap A 12 1 21,086 Park A 13 1 1 4,655 1 Endcap E 13 16 4,350 Endcap E 14 1 4,838 Endcap E 14 16 4,816 I Endcap E 15 1 5,927 Endcap A 15 7 1 5,579 Endcap A 16 1 39,601 Large pathway B 17 1 19,789 Pathway B 18 1 15,769 Park A 18 8 2,463 Endcap E 18 24 1 10,469 Park A 18 35 5,349 Endcap A 19 1 10,679 1 Pathway B 880,886 Subtotals Percent of Total Total Sqft 3,807,144 Qualified Open Space Ac. 880,886 Total Project Acres 3,807,144 Non-Qualifying Open Space Percent of Qualified Open Space 23.13% Qualified Open Space Arterial Buffer 13,068 0.34% Summerlin West Neighborhood-Narrative 4.15.26 Page 9 Qualified Open Space 23,522 0.61% Collector Buffer Qualified Open Space 844,246 22.17% Code Section Description A 11-3G-3A-2B Open grassy area of at least 5,000' in area. Linear open space area that is at least twenty feet (20') and up to fifty feet B 11-3G-3B-1E (50'), has an access at each end, and is improved and landscaped as set forth in subsection E of this section. C 11-3G-3B-3 Full Area of Buffer: The full area of the landscape buffer along collector streets may count toward the required common open space. D 11-3G-3B-3 Percentage of Buffer: Fifty percent (50%) of the landscape buffer along arterial streets may count toward the required common open space. Parkways Along Collector and Local Residential Streets: Parkways along local E 11-3G-3B-4 residential streets that meet all the following standards may count toward the common open space requirement: Summerlin West Neighborhood—Narrative 4.15.26 Page 10 I Exhibit • Design The Surnmerlin Neighborhood will consistof •• • and two-story homes. neighborhood will include a mix of • from ::1 sqft to 11,588 sqft. • • and three-car garages. .7 1 1 �Lj �Iy` 41 jj 1 •n r� .�_L��I■�■L�. - 1� ■I %,'�` i.. 1� j � •.is ! - " � 1!C�s��I,! 1 1 1 "t K.■ +�i■ %7a zap �� v , III —� — Summerlin West _ Neighborhood—Narrative Exhibit H — Zoning & Comprehensive Plan / Preliminary Plat ANNEXATION Four additional parcels totaling approximately 20 acres are proposed to be annexed into the City of Meridian. REZONING All of the additional parcels are designated medium density in the Meridian Comprehensive Plan, and we are requesting that they be rezoned to R-15.These parcels meet all code requirements for an R-15 zone. One of the project's four parcels, the southern parcel, is designated low-density in the Meridian Comprehensive Plan, and we are requesting that it be rezoned to R-8. The development of this parcel is in alignment with the Comprehensive Plan. Sub. No. 2 L J l f4 ! _ E. Via_Roberto Ln. _ __ _ _ _ $69'52'50"E 1004.03' C1/4 5.5 5.5 - S.5 S89'52'50"E 1655,16 I J IR � ti Hpd{er Sub, No, I CO Ln L4 Q. Rescue Ranch Sub. f20.976 Ades L1 589'52'36'E 705.21' v C C1 ' N N89'52'36"W 1192.35` N89'52'3fi"W 696,77' Oi Point of 49 ro Beginning w i CN unp)otted Laredo Estates Sub. [y � rJ1 ❑ ZA LD �I tM I Id- �I I R Meridian Comprehensive Plan—Low-Density(Section 3-12) "This designation allows for the development of single-family homes on large and estate lots at gross densities of three dwelling units or less per acre." • The proposed density will be 2.91 in the R-8 zone. Summerlin West Neighborhood—Narrative 4.15.26 Page 12 "These areas often transition between existing rural residential and urban properties." • The low-density development and Rawson Canal along the southern border forms a natural barrier between the more urban residential properties and the existing rural residential. "Developments need to respect agricultural heritage and resources, recognize view sheds and open spaces, and maintain or improve the overall atmosphere of the area." • The agricultural canal will remain open and will be enhanced with the 20 ft wide multiple-use pathway lot. • There is a 90-foot separation between the proposed development and the neighboring property lots. • Homes along the canal will have a five-foot open-vision wrought iron fence along their property line to protect view sheds. "The use of open spaces, parks, trails, and other appropriate means should enhance the character of the area." • A 10-foot multi-use pathway will be constructed along the canal connecting to the Meridian pathway system. • Three pathways will connect the proposed development with Meridian's pathway system. • The proposed open space of this parcel is part of a five-acre park connected to the amenities at the center of the neighborhood. "Density bonuses may be considered by providing additional public amenities such as a park, school, or land designated for public services." • The proposed development does not require any density bonuses. PRELIMINARY PLAT APPLICATION Summerlin will provide homes in very high demand in a desirable part of Meridian. The Meridian Comprehensive plan calls for 3 to 8 units per acre in the medium-density designation. The proposed density is allowed within the comprehensive plan and, therefore, meets the desired density planned for this property. INFRASTRUCTURE INVESTMENT The investment in the Southwest Meridian Area has been considerable. Public and private partnerships over the last decade have provided new recreational opportunities and municipal infrastructure. The large amount of infrastructure investment in this area and the proximity to schools, regional parks, and services, the Summerlin neighborhood will be a perfect addition to the City of Meridian. Summerlin West Neighborhood—Narrative 4.15.26 Page 13 Exhibit I — Transportation The Summerlin Neighborhood is located on the southeast corner of the intersection of E Cavalli Ln and S Locust Grove Rd. Per the traffic study: • The majority of traffic will travel north on S Locust Grove Road to access Interstate 84. • A small percentage will travel south on S Locust Grove Road to access Kuna. • ACHD is currently in the process of widening Lake Hazel to a five-lane roadway similar to Chinden Blvd. • A new roundabout was recently installed at the Locust Grove and Lake Hazel Roads intersection. • The Lake Hazel and Eagle Road intersection is currently under construction. • Traffic planning in this area has already considered the development of the Summerlin Property at the housing densities that have been proposed with this project. With the construction of the Summerlin Neighborhood, the porion of Via Roberto Ave dierectly south of Discovery Park will be completed and the southern portion of the mid-mile collector (Recreation Ave) will be completed. This roadway will provide additional access and travel corridors for the area. Summerlin West Neighborhood—Narrative 4.15.26 Page 14 Exhibit J — Schools / Emergency Response Times / Utilities SCHOOL DISTRICTS The students living in Summerlin Neighborhood will have many public, charter, and private school options. Students will be enrolled in the Kuna School District, and their schools will be Silver Trail Elementary, Freemont Middle School, and Kuna High School. Gem Prep: Meridian South Charter School (K-12) is approximately half a mile from Summerlin. Another public charter school, Falcon Ridge (K-8), is in Kuna. In addition, a third public charter school, Valor Academy, will open in 2025. Valor Academy will be located at Cloverdale Rd and E Reining Horse Dr in Kuna. It will open in 2025 as a K-6 and expand yearly until it becomes a K-12. In addition, a private school, Anchor Academy, is located at 7910 S Meridian Road, Meridian, approximately 1 % miles from the Summerlin Neighborhood. In the 2024 session, the Idaho Legislature allocated additional school funding for constructing new facilities, and the Kuna School District is projected to receive $22 million over the next ten years. EMERGENCY RESPONSE TIMES The Summerlin Neighborhood will be within the fire department's response time goals. Fire Station #7 opened last year and is less than a mile from the Summerlin Neighborhood. UTILITIES Municipal water and sewer mains are available and of adequate size to serve the Summerlin Neighborhood in Locust Grove adjacent to the proposed project. Water and sewer mains will be extended to and through the Summerlin neighborhood at the developer's cost. Dry utilities such as electrical power, natural gas, telecom, and cable are also available. Summerlin West Neighborhood—Narrative 4.15.26 Page 15 Exhibit K — Parking Plan The Summerlin Neighborhood will meet or exceed all City of Meridian's Code requirements for off-street parking. All homes within the neighborhood will have a minimum of a two (2) car garage and a driveway that will accommodate an additional two (2) parking spaces for a total of four (4) off-street parking spaces. As illustrated below, an additional 415 on-street parking spaces will be available for use by the residence. We have studied our past communities and fully understand that this parking plan will more than accommodate the residents' lifestyles. Discovery Park l �l Hadier s y .. J. - I• R i L 1 r l x •l --.• - 61 l- - _ ..Y.i k i. 1. .L _. 1.� .r. .1 L L _ 42 I 1 Summerlin West Neighborhood—Narrative 4.15.26 Page 16 Exhibit L — Comprehensive Plan Goals The following table describes how the Summerlin Neighborhood design meets the City of Meridian's Comprehensive Plan Goals: Section Goal and Response 2.01.00 Support a balance an integration of diverse housing and neighborhood types. • The Summerlin Neighborhood will incorporate several housing types that will provide for sale and rental housing in a variety of price ranges and sizes. 2.01.01 Encourage diverse housing options suitable for various income levels, household sizes, and lifestyle preferences. • The Summerlin Neighborhood will add a diverse range of housing sizes and price points. 2.01.011-1 Locate higher density housing near corridors with existing or planned transit, downtown, and in proximity to employment centers. • With an overall density of 5.79 units per acre the Summerlin Neighborhood will add residential density near the intersection of one of the Treasure Valley's major transportation corridors at Highway 69. Lake Hazel is planned to be a major Arterial with 5 lanes. Construction has already begun on the widening project. 2.02.00 Plan for safe, attractive, and well-maintained neighborhoods that have ample open space and generous amenities that provide varied lifestyle choices. • The Summerlin Neighborhood will provide over 21.81%qualified open space, 38.5 additional amenities beyond the 17 that are required by the UDC. The community park playground and dog parks will be fully fenced to keep children safe. 2.02.01A With new subdivision plats, requiring the design and construction of pathway connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. • The Summerlin Neighborhood will provide pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. 2.02.01E Encourage the development of high quality, dense residential and mixed-use areas. Located near and around downtown, employment, large shopping centers, public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map. • The Summerlin Neighborhood will provide housing density and roof tops along major transportation corridors. The Summerlin Neighborhood will be near the planned mixed-use area at the HWY 69 and Lake Hazel Road intersection. 3.02.00 Maintain, improve, and expand the city's infrastructure to meet existing and growing demands in a timely, orderly, and logical manner. • The Summerlin Neighborhood is contiguous to the City of Meridian and is the next in line to develop. Construction of the Summerlin Neighborhood will provide for orderly extensions of the City's Municipal services such as sewer and water mains to neighboring properties in the area allowing for orderly and cost-effective development. 3.02.01A Provide City utilities in high priority growth areas and discourage in low priority growth areas. Summerlin West Neighborhood—Narrative 4.15.26 Page 17 • The Summerlin Neighborhood is in a priority growth area of the City of Meridian. 3.06.02B Encourage and support mixed-use areas that provide the benefits of being able to live,shop, dine, play, and work in close proximity, thereby reducing vehicle trips, and enhancing overall livability and sustainability. • The Summerlin Neighborhood will provide much needed housing density and diversity near the Lake Hazel Road and Highway 69 Corridors, as well as near the mixed-use comprehensive plan designated properties near the intersection. 3.07.01A Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices. • In designing the Summerlin Neighborhood layout, we have taken special care to provide transitions to existing neighboring uses and future proposed uses. 3.08.01 Plan and expand public utility facilities and services as part of the development process. • Construction of the Summerlin Neighborhood will provide for orderly use of the City's Municipal services such as sewer and water mains to neighboring properties in the area allowing for orderly and cost-effective development. 3.08.02B Coordinate with developers, irrigation districts, and drainage entities to implement the proposed pathway network along canals, ditches, creeks, laterals, and sloughs. • The Summerlin Neighborhood will incorporate pathways along the proposed transportation corridors and irrigation easements. 4.04.01A Ensure that new development and subdivisions connect to the pathway system. • The Summerlin Neighborhood will incorporate pathways along the proposed transportation corridors and irrigation easements. 4.04.01B Provide options for passive recreational opportunities not typically supplied by parks and facilities, such as jogging,walking, and bicycling. • The extensive pathway system within the Summerlin Development will provide for recreational opportunities such as jogging, walking, and bicycling. The Summerlin Neighborhood will also provide for passive recreational activities such as nature and wildlife viewing within attractively landscaped areas that will create a calming and relaxing place. 4.05.02F Promote the increase of permeable areas through sound site design and use of materials that limit stormwater runoff. • The Summerlin Neighborhood utility and stormwater drainage design will utilize the latest in storm water pollution prevention technology and engineering best practices to limit storm water run-off. 4.11.03 Work with public and private development and management groups to promote and implement Crime Prevention through Environmental Design (CPTED) strategies. • The Summerlin Neighborhood Design Team has used best design practices and coordinated with local police and first responders to implement Crime Prevention through Environmental Design (CPTED)strategies into the neighborhood design. 5.01.01 Encourage the safety, health, and well-being of the community. • In the Summerlin Neighborhood, walking paths, large open play areas with perimeter fencing, and narrow streets with curbs, gutters, and sidewalks will promote a safe and healthy community. 5.01.01G Ensure developments employ proper water drainage techniques to eliminate the risks of water contamination, mold, and pests. • The Summerlin neighborhood storm drainage and site grading will meet all city, highway Summerlin West Neighborhood—Narrative 4.15.26 Page 18 district,state and federal requirements and best practices. 5.01.02G Require attractive landscaping and pedestrian friendly design within new developments. • The Summerlin Neighborhood not only meets the city code requirement for qualified open space, but exceeds it with 21.81%landscaped area. The landscaping along the neighborhood perimeter and all common areas will be both attractive and water-wise.All collector roadway frontages will be landscaped. Vegetated entries and endcaps will create a peaceful natural feel as one enters the neighborhood. 6.01.01H Require pedestrian access connectors in all new developments to link subdivisions together and to promote neighborhood connectivity as part of a community pathway system. • The Summerlin Neighborhood will provide numerous pedestrian connections to the major thoroughfares and neighboring communities and will construct east/west and south pathways that will connect to the neighboring developments. 6.01.02C Require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties. • The Summerlin Neighborhood Street network will provide transportation connections to all adjacent properties where connections are possible. 6.01.03B Require collectors consistent with the ACHD Master Street Map (MSM), generally at/near the mid- mile location within the Area of City Impact. • In developing the land plan for the Summerlin Neighborhood, the ACHD Master Street Map was consulted. 6.01.03D Consider ACHD's Master Street Map (MSM), Complete Streets Policy and the Transportation and Land Use Integration Plan in all land use decisions. • In developing the land plan for the Summerlin Neighborhood, the ACHD Master Street Map was consulted. 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