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PZ - Narrative '` THE �� r _ LAND GROUP May 17, 2020 Bill Parsons City of Meridian, Development Services 33 E. Main Street Meridian, Idaho 83642 Re: Southridge South Subdivision—Rezone&Preliminary Plat Applications Dear Mr. Parsons: We are pleased to submit the enclosed applications associated with the next phase of the Southridge Subdivision.This phase is referred to as Southridge South Subdivision. The Land Group, Inc. is pleased to represent the applicant/developer, Endurance Holdings, LLC for this application. Background The property currently consists of three parcels: S1223131250, S1223131380, and S1223234050. The 85.27-acre project is located south of W. Overland Rd.and east of S Ten Mile Rd.This property is currently in the City of Meridian and zoned with three zoning designations of Medium Density Residential (R-8), Medium-Low Density Residential (R-4) and Low Density Residential (R-2). t•. f 7 now r•l - �`. I� try■] •WL , 1 _ 1M I Figure 1-Vicinity Map,property highlighted in blue 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com Southridge South Subdivision Rezone& Preliminary Plat Page 2 of 5 The project is bounded to the north and east by the Ridenbaugh Canal and other portions of the overall Southridge development. To the south and west are Ada County RUT-zoned parcels within the the Val Vista and Aspen Cove Subdivisions, and to the west by residential, RUT zoned parcels. The site is currently undeveloped except for one single family home, located in the eastern portion of the overall development parcel, which will become a part of the subdivision. The Northwest gas pipeline crosses the site within a 75' wide easement (proposed to remain entirely within common areas). The proposed development is subject to and conforms with the requirements of an existing Development Agreement(file MDA 12-009).Among other requirements,the configuration of the proposed single-family lots is consistent with the underlying Master Concept Plan in the Development Agreement. Applications The enclosed materials support applications for Rezone and Preliminary Plat of the Southridge South Subdivision. Rezone Application The applicant proposes rezone in order to align the various zoning designations of the property with the proposed lot and roadway layout of the preliminary plat. The existing zones are R-2, R-4, and R-8. The proposed zoned are R-2 (22.25-ac) and R-8 (63.02-ac). The project mostly lies within an area of the City of Meridian Comprehensive Plan designated as Medium Density Residential. The southern and western boundaries are designated Low Density Residential. The proposed rezone is consistent with the Meridian Comprehensive Plan and the project's Development Agreement. Preliminary Plat The proposed preliminary plat of Southridge South Subdivision includes a total of 85.27 acres and proposes 254 single family lots with 30 common lots, for a total of 284 lots. The existing single family home on the property is included and will be a lot in the subdivision. The overall gross density of Southridge South is 2.98 dwelling units per acre. Common lots comprise 22.3- acres or 26%of the overall property.The project design provides for 15.55-acres of qualified open space, or more than 18%of the overall property. The project is proposed to develop in four(4) phases as delineated on the preliminary plat(refer to sheet PP3). Lot Layout, Configuration & Home Design The proposed lots within Southridge South comply with the dimensional standards of the proposed R-2 and R-8 zoning designations, and the conceptual site plan attached to the development agreement. The arrangement of lots, streets and common areas in the project reflects the topography which is gently sloping from southwest to north east and the Ridenbaugh Canal. Along W. Overland Rd, an ample landscape buffer provides buffering between the residential properties and the arterial roadway. A sj CMx THE 5Q LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com =r GROUP Southridge South Subdivision Rezone& Preliminary Plat Page 3 of 5 traditional neighborhood design of regular lots and blocks arcs to follow the curvature of Overland Rd. The street curvature provides interest to the streetscape of these blocks and interrupts the appearance of long, straight streets. The south boundary of the project is buffered to the existing Ada County large-lot subdivision neighbors in Aspen Cove and Val Vista Subdivision. The arrangement of R-2 lots along the south boundary will provide transitional lot sizes to these neighbors.The design of these lots conforms to the requirements of the Development Agreement, specifically: • The number of building lots along the southern property boundary abutting the lots in Val Vista Subdivision is not more than fourteen (14) per DA section 6.3.9. • The lots along the southern border shared with Val Vista and Aspen Cove Subdivisions provide a minimum 50-ft rear setback per DA section 6.3.10. • The height of homes on the southern border shared with Val Vista and Aspen Cove Subdivisions shall be limited to a maximum height of 22-feet (measured either from the midpoint of the front of the lot at the top back of curb, or the midpoint of the rear of the lot (whichever is more restrictive), to the average height of the highest roof surface), unless this height is lower than the top of the existing 6-ft tall masonry fence along the south property boundary in which case the maximum height may be increased so that the height is equal to the top of the fence.This is as stipulated in DA section 6.3.8. Common areas are consolidated to large parklands along the Northwest gas pipeline and at the project's north-center where it is accessible to the homeowner's and proximate to the public multi-use pathways (discussed further below). Separated sidewalks are proposed throughout the project to provide tree-lined streets. Most blocks include common area "end caps" to provide additional common area landscape areas. The proposed single-family homes 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 per the process outlined in the Development Agreement section 6.3.13. Availability of Services All utilities necessary to serve the proposed development are existing, adjacent to the site and provide sufficient capacity to meet the project's needs. The City of Meridian will provide sanitary sewer service and domestic water for culinary and fire-protection purposes. Roadways within the project will be public and dedicated to the Ada County Highway District. Primary access will be from W. Overland Road at an existing intersection point. A proposed bridge and roadway connection over the Ridenbaugh Canal at the eastern portion of the project provides internal connectivity within the overall Southridge development and connects with streets stubbed with prior development in this area.Topography and the Ridenbaugh canal prevent street stubs to the north, but stub streets to the south (Val Vista Subdivision) and to the west (APN S1223233905) comply with ACHD policies and DA section 6.3.6.These stubs will promote neighborhood connections in the event these adjacent properties redevelop in the future. ., = THE 4 LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com L E GROUP Southridge South Subdivision Rezone& Preliminary Plat Page 4of5 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 (Nampa-Meridian Irrigation District) and will be delivered through the existing pressure irrigation system owned and operated by the Southridge Homeowner's Association. Common Areas &Amenities The Southridge Homeowner's Association will own and maintain the common areas throughout the project, which will provide open space amenities to the residents. A clubhouse, pool, and tot-lot are planned within a 3.8-acre common area park lot(Lot 42, Block 1).These amenities fulfill requirements of the Development Agreement (Section 6.3.3) and are sequenced within the project phasing to be completed prior to occupancy of the 3001"single-family residential dwelling(per DA section 6.3.4). Public multi-use pathways will be constructed through the project in accordance with the City's Master Pathway Plan and the Development Agreement(Section 6.3.1).These 10-ft wide pathways are proposed: • Along the south side of the Ridenbaugh canal, connecting from W. Overland Rd. to the pathways designed/constructed with prior phases of Southridge to the bridge at W. Rio de Plata Dr. • Along the south side of W. Overland Rd. for the project's frontage. • Along the south side of W. Timberwood Dr. following the Northwest gas pipeline easement and stubbing at the project's south boundary for future continuation. The Ridenbaugh Canal is located in a common lot along the north boundary of the project.A council waiver is requested to leave the Ridenbaugh Canal open and uncovered. Appropriate fencing for public safety along the multi-use pathway will be provided, in coordination with approval from Nampa-Meridian Irrigation District. Conclusion The platting of this property provides for the orderly development of the City, in accord with the City's Comprehensive Plan and Development Code. The proposed development is also consistent with underlying previous approvals encompassed in the Development Agreement. The proposed development will be harmonious with the surrounding uses. The proposed Development will not cause adverse health, safety or environmental problems. The proposed Development will not negatively impact the continuity of the capital improvement program. The public is not expected to financially support services for the proposed Development. Property tax revenue generated from the finished residential properties will provide the City greater tax revenue than the existing use and will defray the additional City expense of providing public services to these residents. We appreciate the opportunity to formally present these applications to the City Planning and Zoning Commission and City Council. As you complete your review, please don't hesitate to let me know if we THE LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com LE GROUP Southridge South Subdivision Rezone& Preliminary Plat Page 5 of 5 can provide any additional information to clarify the project's vision. I can be reached via email to iason@thelandgroupinc.com or at 208-939-4041. Sincerely, rA,44� Ja on ens mer, PE Pri ' al & Project Engineer Enclosures- Preliminary Plat and Rezone Application and with specified supporting attachments t?AM. THE 5Q LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com =r GROUP