PZ - Project Narrative Kimley>>> Horn
March 02, 2020
Caleb Hood, Planning Division Manager
City of Meridian
33 E. Broadway Avenue, Suite 102
Meridian, ID 83642
Brody Square — Project Narrative
Dear Mr. Hood,
The project plans and development applications for the Brody Square Subdivision are
attached for your review. Brody Square is located on approximately fifteen (15) acres,
just north from the northeast corner of Black Cat Road and McMillan Road. After
receiving comments from planning staff and local neighbors and considering the City's
Comprehensive Plan and Zoning Code our planning and development team, on behalf
of Pinnacle Land Development LLC, has thoughtfully designed Brody Square to
include 65 buildable lots and 7 common lots. The proposed development preserves
nearly 17% of its total area as open space with the majority of that being located in a
central amenity area. This project will increase street connectivity by continuing and
connecting Daphne Street to Black Cat Road and providing stub streets to future
developments.
We ask for your approval on the items stated below:
• Annexation and Rezone of the project site from RUT to R-8.
• Preliminary Plat of the project site.
Please find the attached project narrative, legal descriptions, open space exhibit,
annexation and rezone application, preliminary plat application, and landscape plans.
Thank you for your time and consideration. We believe Brody Square will be a great
addition to the City of Meridian and will compliment existing neighborhoods in the area.
Please feel free to contact me if you have any questions or require additional
information.
Sincerely,
Keith Nichter
Kimley-Horn
Planning Manager
BRODY SQUARE
PROJECT OVERVIEW
The proposed Brody Square Subdivision is located on approximately 15 acres just
north of the northeast corner of Black Cat Road and McMillan Road ("Project Site") as
shown on Figure 1 below. The Project Site currently lies in unincorporated Ada County
and is within Meridian's area of city impact. Primary access to the Project Site is
provided directly from Black Cat Road. There are also secondary access points on the
north and south boundaries of the site to provide future connectivity to future
developments.
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Figure 1 - Vicinity Map
The Project Site is currently zoned as Rural-Urban Transition (RUT). The applicant
proposes annexation of the Project Site and a rezone to Medium-Density Residential
(R-8). The proposed rezone is in conformance with the Future Land Use Map, which
designates the Project Site as Medium Density Residential, as shown in Appendix A.
Brody Square will consist of 65 single-family detached dwelling units. The gross
density of the project is 4.33 dwelling units per acre.
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PROJECT AMENITIES AND OPEN SPACE
The Brody Square Subdivision is planned to incorporate an appealing amenity
package that will provide connectivity and recreation opportunities within the
community. The development will provide approximately 2.48 acres of open space,
which is approximately 17% of its project area. Appendix B details the open space
provided by the project. The amenities selected are customized to current homebuyer
preferences. The amenity package is also in compliance with and exceeds the
Uniform Development Code's common open space requirements and will include the
following:
1. One (1) shade structure/picnic area with picnic tables, a seat wall and benches.
2. Open grassy areas and trail connections for active recreation purposes.
3. A fifty (50) foot linear landscape / open space area with looped trail.
Figure 2 below depicts the central amenity area, which provides an active environment
for all ages. Appendix C further details the project's amenities.
Fescue(Typ.]Trail(Typ.] I
Lawn(Typ.) Tree(Typ.)
. .
Pond
. .
L % .
..........
• . . r �/ f / r a r V ... .
Seat Wall Bench(Typ.]
Shade Structure 1 Shrubs!Grasses1
/ Picnic Area Perennials(Typ.)
LEGEND
DESCRIPTION
Festuca rubrao- b'Solid Vinyl Fence Along Landscape Buffers,
Unmown Red Fescue Property Perimeter, and Side Lots,Typ.
Lawn o o- 5'Open Vision Lattice Tap Vinyl Fence Along
Common Areas,Typ.
Shrubs/Grasses/ Ramada by Classic Recreation Systems
Perennials 20'X 20'Charleston Model
Figure 2 - Amenity Area
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ARCHITECTURAL ELEMENTS & SINGLE-FAMILY HOUSING
The architecture style of the project will
largely be a mix of contemporary forms
and modern styles. An elegant and
plentiful blend of materials ranging from
stone to stucco and board-and-batten
siding materials are planned with stylish
natural colors. Home sizes will range from ' . ,,gym W
1,600 — 3,000 square feet. Similar to the
homes in the surrounding new ,
developments. Maximum building height
will be 35 feet. Representative architecture
elevations are shown in Appendix D.
JIILIIICJ
Water and sewer service for the project is provided by the existing City of Meridian
water and sewer facilities in Black Cat Road. Irrigation service is provided by Settlers
Irrigation District via the Beach Lateral. The Beach Lateral is not a constant delivery
system and the project will receive 36-hours of service per week, so a pond and pump
station will be constructed onsite for irrigation water storage and pressure irrigation
service. Excess irrigation water will be routed downstream to the existing outfall
location.
CONCLUcInKI
As shown, Brody Square is an attractive & well-designed community. The
development will provide a blend of appealing single-family homes and open space
areas. The proposed R-8 zoning classification aligns with the Comprehensive Plan's
Future Land Use Map designations. Open spaces and amenities will work together to
create an active and interconnected recreational community. Our design team has
carefully considered the input of existing neighbors and service providers. With these
positive characteristics, approval of Brody Square is in the best interests of the City.
The developer and design team respectfully request your approval of the Annexation
and Rezone and Preliminary Plat applications for the Brody Square.
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APPENDIX A - EXISTING/FUTURE LAND USE
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SUBDIVISION
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Future Land Uses
Citywide Ten Mile Specific
Low Density Residential Civic Low Density Employment
Medium Density Residential Old Town High Density rmploymen3
Med-High Density Residential Mixed Use Neighborhood Mixed Employment
High Density Residential Mixed Use Community Mixed Use Residential
Commercial Mixed Use Regional Mixed Use Commercial
- Office _ Mixed Use Non-Residential
r Industrial Mixed Use-Interchange _
r r
Adjacent Land Use Adjacent Zoning
North Medium-Density Residential RUT & R-4
South Medium-Density Residential RUT
East Medium-Density Residential RUT
West Medium-Density Residential R-8 & R-15
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APPENDIX B - OPEN SPACE ANALYSIS
Site Data Open Space Data
Gross Area: /-15.00 Acres Required Open Space: 1.39 Ac.(107.Min.)
Net Area:./-13.90 Acres Provided Open Space:
Existing Zoning:RUT(County) Total Open Space:.,-2.48 Ac.(*1-17.8%)
Proposed Zoning:R-8 Qualified Open Space: 1.79 Ac.
Proposed Lot Size:Min.50'x 110' Qualified Open Space(1/2 Area):0.27 Ac.
Proposed Units:65 Lots (0.54 Ac.)
Proposed Density:4.33 du/cc Total Qualified Open Space:2.06 Ac. (ter-14.8%)
F
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I 44 43 42 41 40 39 38 37 36 —
35
110,Min.
f
25'
4�8 Proposed ROW
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4 -- --
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a 5 47'Proposed R•W
50 — 58 30
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p . r.: 51 59 29 i
7
52 60 28
53 *�-5�' 61 27
9 26
Common OO pe-n
DD A p a N E S 7 a paces (Typ.) L
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65 64 1 63 62
11 24
12 23
I25' 5.0'nAin. 22
13 14 15 16 I 17 I 18 19 20
110,Min. P1
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PRELIMINARY PLAT DATA
TOTAL ACRES
TOTAL GROSS ACRES 15.00 AC.
TOTAL NET ACRES 13.90 AC.
TOTAL OPEN SPACE AREA 2.48 AC.
QUALIFIED OPEN SPACE 2.06 AC.
QUALIFIED OPEN SPACE PERCENTAGE 14.8%
TOTAL LOTS 72
SINGLE FAMILY LOTS 65
COMMON LOTS 7
ZONING
EXISTING: RUT
PROPOSED: R-8
MINIMUM LOT SIZE (SF)
SINGLE FAMILY 4,000 SF
AVERAGE LOT SIZE (SF)
SINGLE FAMILY 5,500 SF
DENSITY (DU/AC)
GROSS DENSITY -F4.33 DU/AC
NET DENSITY 4.68 DU/AC
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APPENDIX C - AMENITIES
Community Shade Structure/Picnic Area
ar d c t
Ramada:
• Manufacturer: Classic Recreation Systems
• Model: Charleston
• Size: 20' x 20'
• Material: Steel
• Color: "Cool Jade Green" (roof)and "Jet Black" (frame)
Community Pond (Example) Stucco Seat Wall (Example)
— A
i
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Site Furnishings
1 � � Bench:
• Manufacturer: FairWeather
• Model: PL-3
• Material: Steel
• Color: Black
Trash Receptacle:
• Manufacturer: FairWeather
• Model: TR-12
• Material: Steel
• Color: Black
W
� k 1
Picnic Table:
•Manufacturer: FairWeather
•Model: F-5P
•Materials: steel (table frame)and
—� recycled plastic (table top)
•Color: black (table frame) and
weathered wood (table top)
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