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
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