Loading...
PZ - Application Narrative REV - 11/14THE LAND GROUP, INC. November 14, 2014 Planning & Development City of Meridian 33 E. Broadway, Suite 102 Meridian, ID 83642 Re: Application for Southridge Subdivision No. 2, 3, 4, 5 & 6 concerning Rezone and Preliminary Plat - REVISED Dear Planning Division: We are pleased to submit the enclosed applications for Rezone and Preliminary Plat of the next phases of the Southridge Subdivision. These phases are referred to as "Southridge Estates". The project is located south of W. Overland Rd. and west of S. Linder Rd. within the City of Meridian. The included applications request rezone of three areas within the preliminary plat, and approval of the preliminary plat itself. Background The entire property of the Southridge Subdivision has been in front of the City for entitlement review and approval several times in the past. Initially, the property was annexed to the City and various zoning designations applied consistent with an overall project Master Plan. This master plan reflected one vision for the buildout of the entire project, and was incorporated to the project's Development Agreement. At the same time as the initial annexation, zoning and development agreement, a preliminary plat was approved for a portion of the property. This preliminary plat was partially completed and a final plat recorded for the Southridge Subdivision No. 1, which lies north of the proposed applications near the intersection of Overland and Linder Rds. Over time, other various applications for the property have been considered by the City. These have included rezones of portions of the overall Southridge project as development direction for specific areas have been established, property boundary adjustments, and modifications to the development agreement. Recent Property Boundary Adjustment Application In recent weeks, a Property Boundary Adjustment was submitted to the City of Meridian for this property. We received approval from the Director on September 25, 2014. The property boundary adjustment modifies the existing parcels to align with the boundaries of the enclosed preliminary plat. We are working to complete the conditions of the PBA approval, and realize that this must be accomplished prior to final approval of the accompanying preliminary plat. Ir Site Planning Landscape Architecture • Civil Engineering • Golf Course Irrigation & Engineering - Graphic Design • Surveying 462 E. Shore Drive, Suite 100 - Eagie, Idaho 83616 • P 208.939.4041 • F 208.939.4445 - www.thelandgroupinc.com November 14, 2014 Page 2 of 3 Current Applications At this time, we are pleased to submit the enclosed application for Preliminary Plat approval of the next residential development phases of the project. The configuration of these proposed single-family lots is consistent with the underlying master plan for the project (as incorporated to the Development Agreement), and we have been advised by Staff that modification of the Development Agreement is not necessary. Due to minor adjustments in the location of roadways and lots an application to adjust zoning boundaries to match the proposed project layout is also enclosed. The project is bounded to the north by Southridge Subdivision Phase 1, to the east by S. Linder Rd., to the south by the Ridenbaugh Canal separating Southridge from Aspen Cove Subdivision and to the west by the Ridenbaugh Canal and unplatted future phases of Southridge Subdivision. The following table indicates the zones proposed with characteristics that reflect how the parcels will blend into the existing zones of adjacent properties and the Comprehensive Plan: Rezone Application The applicant proposes rezone of three areas within parcels 51223120934, 51223131220 and S1223142035. The rezones are proposed in order to align the various zoning designations of the property with the proposed lot and roadway layout of the preliminary plat. No new zoning designations are proposed —the proposed R-4, R-8 and TN -R designations already exist within the Southridge property. The project lies within an area of the City of Meridian Comprehensive Plan designated as Medium Density Residential. The layout of the project within these zoning designations will result in the following densities: Approximate Proposed Gross Zone Density :. R�8 174 Dnits/acre R-4 2.22 units/acre TN -R 5,91,units/acre Preliminary Plat The proposed preliminary plat of Southridge Subdivision Phases 2, 3, 4, 5 and 6 includes a total of 48.56 acres and proposes 66 R-8 unit lots with ten common lots, 49 R-4 unit lots with fifteen common lots and 52 TN -R unit lots with seven common lots, for a total of 167 buildable lots and 32 common lots. The area of the R-8 zone includes 17.66 acres, the area of the R-4 zone includes 22.10 acres and the TN -R includes 8.80 acres. Total open space is 5.31 -acres. The overall gross density of Southridge Estates is 3.43 dwelling units per acre. All utilities necessary to serve the proposed development are existing on site and sufficient to meet the project's needs. The City of Meridian can provide sanitary sewer service and domestic water for culinary and fire -protection purposes. Roadways within the proposed preliminary plat are intended to be public and will be dedicated to the Ada County Highway District. Storm water from the project area will be collected, managed and retained in systems acceptable to ACHD within the overall Southridge development. Pressurized irrigation for the project is available from the adjacent Ridenbaugh Canal A Site Planning • Landscape Architecture • Civil Engineering - Golf Course Irrigation & Engineering • Graphic Design • Surveying 462 E. Shore Drive, Suite 100 • Eagle, Idaho 83616 • P 208.939.4041 • F 208.939.4445 • www.thelandgroupinc.com November 14, 2014 Page 3 of 3 (Nampa -Meridian Irrigation District) and will be delivered through the existing pressure irrigation system owned and operated by the Southridge Homeowner's Association. The Homeowner's Association will also own and maintain the various common areas throughout the project, which will provide open space amenities to the future residents. In addition, a public multi -use pathway will be constructed through these phases of the project in accordance with the City's Master Pathway Plan. The pathway connects with multi -use pathways existing and proposed along the west side of Linder Rd., and routes through the project to the Ridenbaugh Canal — providing connectivity for future extensions along the south side of the Ridenbaugh Canal with future phases of the Southridge project. As future phases of Southridge develop, further common area open spaces and amenities will be developed as required by the project's Development Agreement. The proposed single-family homes in the project will be architecturally guided by approved specific and detailed architectural guidelines that address (at a minimum) variety in structures within a block, building mass, building materials, rooflines, colors and architectural styles. The specific requirements for residential architecture will be approved by the Council (or Design Review if so established) in accordance with the process outlined in the Development Agreement section 6.3.13. We appreciate the opportunity to present this application and look forward to providing any additional information required for City of Meridian application process. If you have any questions, please do not hesitate to contact our office, 208.939.4041 or email Jason@thelanderoupinc.com Sincerely, 9VAO%WO_ so Densmer ipal & Project Engineer The Land Group, Inc. AT Site Planning • Landscape Architecture • Civil Engineering - Golf Course Irrigation & Engineering • Graphic Design • Surveying 462 E. Shore Drive, Suite 100 • Eagle, Idaho 83616 • P 208.939.4041 • F 208.939.4445 • www.thelandgroupinc.com