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PZ - Narrative March 26, 2020 City of Meridian Planning and Zoning Commission and City Council c/o City of Meridian Planning Department 33 E. Broadway Avenue Meridian, ID 83642 RE: Ascent Subdivision Annexation,Rezone, and Preliminary Plat 4.97 Acres on Franklin Road,West of Ten Mile Road Dear Commissioners and City Council Members: On behalf of Schultz Development LLC and T&M Holdings LLC,please accept these applications for annexation,rezone, and preliminary plat for the Ascent Subdivision located on the north side of Franklin Road approximately 1/2 mile west of Ten Mile Road. We are requesting annexation of 4.97 acres to R-15 zoning with a preliminary plat consisting of 43 building lots and 14 common lots. Surrounding Uses and Zoning The 4.97-acre Ascent Subdivision site is located approximately 1/2 mile west of Ten Mile Road on the north side of Franklin Road and is currently zoned RUT in Ada County. The site is contiguous to the City limits of Meridian at the centerline of Franklin Road with the Baraya Subdivision to the south. Several adjacent 1-acre residential parcels are located in Ada County and zoned R-1 and RUT with a 21-acre RUT parcel located north of the property. The current Meridian Comprehensive Plan and Future Land Use Map indicates Medium- High Density Residential for this 4.97 acres and the other adjacent properties on the north side of Franklin Road. The 94-acre Baraya Subdivision is located across the street on the south side of Franklin Road with a mix of R-8, R-15, and R-40 lots partially completed. Within the Baraya Subdivision, a 14-acre elementary school site is proposed with access to Black Cat Road. The 18-acre Entrata Farms Multi-Family Development is zoned R-15 and located approximately 150 feet east of the Ascent Apartments. The 25-acre Avendale/Silver Oaks Multi-Family Development is zoned R-15 and located northeast of the Entrata Farms development on the north side of Franklin Road. Preliminary Plat The 4.97 acre site is proposed to be subdivided into 43 single-family attached building lots and 14 common lots. The gross density is 8.65 dwelling units per acre with building lot sizes ranging from 2,005 SF to 7,272 SF with an average building lot size of 2,572 SF. Open Space and Amenities The Ascent Subdivision has 1.1 acres of open space (22.3%)with 0.55 acres of "qualified"open space(11.2%). In addition, a playground has been provided with the subdivision even though the 4.97 acre site is not required to meet the requirement for amenities under 5 acres. Sewer Service The Ascent Subdivision will be serviced by an existing 8-inch sewer main in W. Franklin Road at the south entrance to the site with adequate depth to service the entire 4.97 acres. Water Service The Ascent Subdivision will be serviced by an existing 8-inch water main stub in W. Franklin Road. Fire Sprinklers will be provided for the homes due to limited access initially over the 30 lot max requirement of the Fire Department. Pressure Irrigation Primary pressure irrigation will be provided by Nampa-Meridian Irrigation District (NMID) via an existing regional pump station for the Baraya Subdivision directly south of the site across Franklin Road. Gravity Irrigation The Purdham Stub Drain is a NMID facility located along the north property line. NMID has indicated approval of our proposal to tile the drain with an 18-24"diameter pipe with exact sizing to be determined in final design. The facility will be buried in a common lot with an exclusive NMID access easement and the Ascent Sub Owners Association will be responsible for weed maintenance in this common lot. Roadways and Storm Drainage The site has one access to W. Franklin Road which is a fully widened 5-lane arterial with curb/gutter/detached sidewalk on both sides of the road. The existing driveway entrance provided with the Franklin Road widening project in 2016 will be replaced with a full- width entrance. The site provides 4 public stub streets to the west, east, and northeast properties for future vehicular and pedestrian interconnectivity. The interior roads and alleys are proposed to be public, owned and maintained by ACHD. With the exception of the site entrance road, all interior roads (not alleys) are designed with adequate width to allow on-street parking where not precluded by driveway locations. The attached on-street parking exhibit indicates an additional 31 parking spaces (20' long) in excess of the 2-car garages and 2-car driveways providing off-street parking for each lot. The site entrance road does not meet the 1320-feet spacing required by ACHD for a major arterial, such as Franklin Road. We do have approximately 660 feet spacing to the Entrata Sub entrance to the east on the same side of the road and 640 feet spacing to the Baraya Sub entrance to the west on the opposite side of the road. We are requesting a waiver of ACHD policy to allow a temporary public access road,with no parking and sidewalks on both sides, across this common lot onto Franklin Road. Once development occurs on the property to the north, Perugia Street will connect with San Marko Way to the east, and potentially Aviator Road to the west, and the site entrance will be converted to pedestrian and emergency access only. As such, we are proposing a development agreement with ACHD to provide the plans and trust funding for future retrofit of this "temporary access" area with fire bollards and rebuilding of the site entrance concrete connection to preclude public vehicular access and limit the access to emergency vehicles and pedestrians only. Storm drainage will be mitigated by underground seepage beds and/or shallow landscaped retention areas according to ACHD requirements and final engineering documents. Architecture The proposed Ascent Subdivision will consist of 43 single-family attached homes in 2-, 3-, and 4-plex buildings with zero lot lines between units and standard R-15 setbacks between buildings. The homes sizes will vary between 1,400 and 1,600 SF. The building design will emphasize usable front porches for the majority of the units and encourage pedestrian activity with detached sidewalk/parkstrips on N. Carisbrooke Avenue and with sidewalk connections to all surrounding properties in the future. In addition, the homes along Franklin Road will have articulated rear elevations. In this way, the Ascent Subdivision will be well integrated with the Ten Mile Specific Area Plan and other properties approved previously in the vicinity. Variances The site design for the Ascent Subdivision exceeds the minimum requirements of the R- 15 zoning ordinance requested with this application. However, we are requesting an ACED waiver of the 1320 feet spacing rule for the site entrance, subject to a development agreement outlining the"temporary"nature of the connection with appropriate financial guarantees for the future conversion of the access to emergency and vehicular access only. We anticipate the waiver will require a public hearing at the Ada County Highway District Commission for approval. Summary The proposed annexation, zoning, and preliminary plat applications for the Ascent Subdivision carefully considered all aspects of the Meridian Zoning Ordinance,the Meridian Comprehensive Plan, Ten Mile Specific Area Plan, site location, surrounding neighborhoods, and the housing market in Meridian to develop a high-quality residential development that exceeds the minimum development standards and provides excellent design characteristics. We respectfully request your approval of these applications. Sincerely, Matt Schultz Schultz Development LLC attachments i i i - - - - - - ' ASCENT SUBDIVISION ON— STREET PARKING I � G 31 SPACES 'p6,, G� a i 115' i i W N - - --- - - - - 95 N N OPEN ! (o SPACE ! 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