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PZ - Staff Report Response from Applicant for 11-19 SKYBREAK NEIGHBORHOOD COMMENTS ON STAFF REPORT 10-28-20 1. Site Location and Availability of Water and Sewer a. STAFF RPT: i. p.8: "The proposed project is on the fringe the City and will require extension of City services, which will not maximize existing public services as infill development would. " ii. p.14: "the property is located on the fringe of the City and existing public services would not be maximized by providing services to this development. " b. Sewer and water are available immediately adjacent to the property. The Keep constructed sewer and water mains in Eagle Road aligned with our main entry location. No "extension of City services" is required. See Exhibit 1. c. The Skybreak sewer and water plans are consistent with the City's sewer and water master plans. d. This is the last property mapped to be served by this sewer trunk line. We are maximizing it by getting as many homes and taxpayers into it as possible. South of us will eventually connect to the line that was extended to serve Pinnacle. e. The project is not on the fringe of the City. We are adjacent to City limits and surrounded on all four sides by existing and pending developed properties. ,Mee Exhibit 2. 2. Fire Service a. STAFF RPT: i. p.6: "The development cannot adequately be served by the Fire Department as most of the development is outside of response time goals, does not meet resource reliability goals, and has risk factors including a steep hill with a potential for wildfire if the hillside isn't maintained." ii. p.14: "most of the development is located outside of established response time goals of the Fire Dept., does not meet resource reliability goals, and has risk factors including a steep hill with a potential for wildfire if the hillside isn't maintained." b. The Fire Department comments considered all of these issues and concluded: "This project can be serviced by the Meridian Fire Department." See Exhibit 3. c. Planning staff recommended approval of the Pinnacle Project, which was further from the fire station than Skybreak is, only had a small portion within the 5 min response time, had a less than 80% station reliability, and had a risk identification of 4. See Exhibit 3A. d. Station#8, planned to open in 2023, will be 1/2 mile from Skybreak. e. Appropriate conditions of approval, as recommended by the Fire Dept, include: i. A fire safety plan must be submitted and approved prior to approval of the final plat; and ii. The submitted phasing plan shall be strictly adhered to; any deviation shall be approved by Meridian Fire Department. 1 3. Schools a. STAFF RPT: i. p.3: Enrollment/Capacity: Silver Sage 230 1425, Lake Hazel MS 928/ 1000, Mountain View HS 2302/2175. ii. p.14: `growth will negatively impact West Ada School District(the area high school is already over capacity and the middle school will be over ca aci " b. WASD has planned capacity for both HS and MS to accommodate growth. i. Owyhee HS will provide new capacity for 1800 students in 2021. ii. WASD has land at Amity for new MS,but says it does not need to build yet. iii. WASD does not add new schools until the capacity to fill an entire new school is available. If you slow down housing, the school capacities do not "catch-up'; they wait for the housing. c. We are the last property to the south in the WASD district; to our south is the Kuna School District Boundary. d. The active-adult (55+) demographic of Skybreak will have few students. 4. Housing Type and Lot Size Mix a. STAFF RPT: i. p.6: "Only one housing type, single-family detached homes, is proposed in this development.... .. ii. p.14: "lack of significant variety in housing types and lot sizes" b. We are agreeable to adding new attached product (30 attached units) in the northwest, next to a major arterial and the Medium High Density property to the north. See Exhibit 4. See ExAA for home elevations. c. Skybreak provides a variety of lot sizes and proposed housing types, including: i. 12 Large Rim Lots +/- '/2 acre = 3.4% ii. 15 Two Story Verado Style homes =4.25% iii. 17 Large lot homes 80' x 120'=4.8% iv. 30 Single-story attached homes = 8.5% v. 93 Gated single-story homes=27% vi. 186 40' —50' x 105' Single-story homes = 52% 5. Transition to 1-acre County lots and LDR-designated property in SW a. STAFF RPT: vii. p.6: "A total of 24 units are proposed within the 6.6+/-acre LDR designated area for a gross density of 3.6 units per acre in that area, which exceeds the density desired of 3 or fewer units per acre." viii. p.7: "Larger lots sizes should be provided as transition to 1-acre lots to the south." ix. p.14: "lack of transition in lot sizes and zoning to the 1-acre estate lots and LDR designated property to the south. " 2 b. We are actually 3.45 un/acre in the LDR portion of our site, which is consistent with the LDR target of 3 units/acre. The Comprehensive Plan at 3-9 provides that "Gross residential densities are rounded to the nearest whole number." c. We made an effort to master plan the entire 80-acre site and arrange densities in a way that met MDR goal that covers the vast majority of the property, transitioning densities North to South, and maximizing the high value, large lot rim area. i. We shifted some density toward Eagle Road and away from the Rim for "CEO Housing", because higher densities are appropriate along Eagle Road, and larger lots are needed to maximize rim values,provide transition to homes in Vantage Pointe to SE, and to provide consistency in design around the pre-existing estate style home on our rim. ii. We did increase lot sizes in SW of our site per prior staff comments but feel that current proposed density makes sense along Eagle Road and adjacent to SW properties that will likely redevelop and are adjacent to Eagle Road. d. Significant buffering and transition is provided to SE County lots. See Exhibit 5. i. County lots are only 1 acre. ii. On an MDR-designated property, 1/2 ac is a big lot, and provides appropriate transition to a 1-acre lot. iii. Staff has told us in the past, and specifically for this project, that 1/2 acre is appropriate transition to 1 acre. iv. Neighbors to SE preferred backyards over path so we removed path. v. To the west, we have significant landscape buffering and streetscape, plus open space area. e. We can agree to double the required rear setback of the three SE lots that directly abut County lots and to double the required side yard setback of the one SE lot that directly abuts County lots. See Exhibit 5A. 6. Open Space/Amenities a. STAFF RPT: i. p.13: "Although the open space proposed complies with the minimum UDC standards, much of the open space area consists of unusable arterial/collector buffers and end caps with parkways, the easement for the Farr alteral, slope/hillside areas and areas that aren't centrally located for easy access—Staff calculates the actual usable area at approximately 4.6 acres (or 6%of the development area) and much of that area is not centrally located for easy access) ii. p.14: "much of qualified open space area is unusable and/or not centrally located. a. We meet and exceed all Code requirements. b. We are required to provide 10% qualified open space and 4 qualified amenities. We provide 18.6% qualified open space and 14 qualified amenities. c. Usability is not a criteria; Code calls for active and passive amenity spaces and we provide both. d. Centrally located is also not a criteria and often is not a good idea. In a site this large, concentrating amenities in the middle would leave large segments of the 3 development too far from amenities. Our amenities are deliberately spaced throughout the development to provide access for all and create walking loops. e. We are building nearly a mile of pathways and a 1/2 mile of regional pathways. f. The hillside provides a natural walking path opportunity similar to a Foothills- type trail that is rarely found in Meridian. g. The significant end cap landscaping is by design to create an exceptional quality development; this provides attractive entries and screening as well as passive open spaces along active walking areas. 7. Private Streets—R8 Code Determination a. STAFF RPT: i. p.14: "the proposed private streets are not compatible with the R-8 district as street frontage is required. " a. Code Section 11.3F-2 refers to properties, not lots. b. The City has previously approved private streets in zones that have lot frontage requirements (e.g. Three Corners Ranch with R4, approved in 2019). 8. Gates a. STAFF RPT: i. p.11: "two (2)gates are proposed for 121 lots" b. Skybreak includes four gates, two for primary access and two for secondary access, to serve 121 lots. c. The City has historically interpreted the 50-lot requirement for gated communities to apply as a per gate standard. d. As needed, we request Alternative Compliance per UDC 11-3F-4(B)(3). The development is supported by public works and the fire department. The site is well suited for a gated development for several reasons: i. The site is adjacent to the Boise Ranch Golf Course; Skybreak will include golf cart path access to the golf course. ii. The site includes a steep slope on the eastern portion of the property, preventing public street connectivity to the east. iii. The eastern rim provides view properties that are perfect for high-end, CEO-type housing; buyers for these home sites prefer gated communities. iv. Our target demographic of active older adults prefer the security of gated communities. 9. Transportation a. STAFF RPT: i. p.2,11: "The existing roadways in this area are rural in nature. Eagle Rd. is currently improved with 2 travel lanes and no curb, butter, or sidewalk" b. The Keep improved their frontage on Eagle Rd. We will improve our frontage, construct a center turn lane, and widen the roadway. c. ACHD approved the traffic study and preliminary plat and found no issues. All levels of service are met with the project's trips. ACHD has significant road improvements planned in the area in the current Five Year Work Plan. See Exhibit 6. 4 I6 � e KEY NOTES: GENERAL NOTE: I L ].J SEE C09ER BREW MR LEGEND0SEE SHEET C-04 FOR ROM X-SECTIONS: REPLACE ASPHALT FROM CENMRLDI'E'7O E @ 057TNG EOGE OF PAVEMENT. I I e + I STA.]1+2359 12'%14'IRRIGATION E1 , w , ' PUMP BUILDING , , - i BO LF 5 6"PVC IRR. CASING CONTRACTOR TO REMOVE ��/ n0�/ FF ELsfi5.70 0 20 40 60 80 I i I T a I b I INV.2752.60(Nh5) ----------------- EXISTING WET WELL,WIERS, 7 i , _________.._� ___ _______ AND HEAD WALLS. r / o" i fiC.BL .]_=TSL------------------------------ STA. i `__--------------'---------------- ---------------------- / / O a+less INC 55.90 T3RC ss.90 raRc �nA FUTURE 8"WATER LINE KEEP SUBDIV1510N STA.11+assq 1 STA 11+35.44 TO PRESSURE IRRIGATION 5.s.Bu TBRE PUMP BUILDING. O LANDSCAPED COMMON LOT sse0 TBRc EN o CURB a DI n� 's END EURB a nI INV.52.10 12•IN l2' + .{> CONTRACTOR TO INSTALL 5'SIDEWALK 1NV.5260 DJ UT VALK TO EP PER FIB:STp'S RAN`P VA-LK TO EP PER NC STD'S " CL 1N 8-FUND FLANGE WESI�FLGXMJXFLC) 3.0' TE TRIANCfE RR BOX _ �I 178.67 LF LF 12'PVC GRAVITY IRR.LME ----®` - ( ,336 LF OF 12"PVC GRAViT7 IRR LINE_ �GH �GY -- - - TRM I TOP OF 6 S .IRON n'1RR.BOXp1 ~^ RlGH7-OF-WqY LINE f 40'SITE TRIANGLE / --- 1 66 LF OF 12'PVC BRAIN LINE PIN EL-27BO.b8 nA i GD d �/ m - _= FH 5 L. 5+58 1 CL OF DS7CH EG EG -EG -EGPle -BBCTTfG,1"- 7 �t"C - _ CONTRACTOR TO GRA`DE ITCH TO DRAINNEW PAVEMENT LINE CL OF\BITCH _ _ - i°, 7 E✓E+- �� G� E �EGI�- �E -S EG `_EG ? EG EG E + EG EG EG � SAW-CUT �"6 "B S l B B B"5 SAW-CUT AT CENTERLINE 17' TO NEW PAVEMENT LINE 4+GD S -�'S+Go © 6+ woo 1+0o CL. S.EAGLE ROAD s+OG 3+00 _ _ _ _ _ - ---- --- - - ------or -- - - - - - 46 LF OF 12"PVG T l2' 12' 12•W 12'W 2'W W W 1 IF' 2' 2' 12•W 12'W 2'W W V 1 2'V 1 2' ]2' 12'W 12'V ® 356 L{OF 12/" PVC WATERLINE E _� [P EP P -V-EP-EP EP -EP �� Ep -EP -EP EP EP E --- EP FP P EP EP P EP EP FP -'EP CP EP LLL���Err{�� P EP P EP EP E P L Qi INSTALL: 1-12"x12"x8"TEE(FLGXMJXFLG) ® INSTALL 1-FIRE HYDRANT PER CITY OF MER[DIAN STD. DWG,W8 1-SB" L: 12"x12"x8"TEE(FLGXMJ%FLG \ IxT c7 g' 1-12'BLIND FLANGE 1-6" U FLANGE t CONTRACTOR SHALL MAINTAIN 18 INCHES OF PUBLIC DRINKING BETWEEN SEWER MAIN DAP WATER MAIN P7N.02 1- ETE TRUST BLOCK ,a 1-CONCRETE TRUST BLOCK SECTION 542.07 OF THE IOAHG RULES FOR PUBIJC DRINKING WATER SYSTEMS (IDAPA58.01.06 AND 1-8 ATE VALVE \ 7 f 1-8 GATE VALVE OF WASTEWATER RULES (IOAPA 58.01.16). SEE SEWR NOTE#2 ON COVER SHEET 1-1 GATE VALVE(FLGXFLG) ! 2W0 3T8D 4+00 5+00 6tW i. 2a76.a m l,o a774 D �+ z7a2n . - 2768.0 xi dx . ..... .(SEE.- - .. . .. . - .. .. . .. N I- JVi W N�1 PVI 6+2 2u CDNTRACTOR TO INSTALL EXIST PAVEMENT @ CENTERLINE VIELEV. 6 29 2764.0 4'XV IRR. BOX WITH VIER m 200.00 _90.4 DETAIL SHT.L-4T o^ � G,0VC . _ . . . 216t.0 CD 2760A - TOP.+90.DX 2766.0.. .. ..... STA 11. n 50 tVI:'... - . .. . . . ........ . .336 LF 12'PVC%G7.. . - -. ... .. . . . :. - .~CONTRACTOR TD INSTALL._y~ -- .¢Z�, --- _ w ..NEW PAVEMENT @ CENTERLINE Y1 _ R. a @$-2,20/ 5'MIN. -2.77Y" [NV. 18'2761,90(IN S.) _ (Trp.) 4'X4'IRR. BOX : IN 12'2761.90(OQ1T NJ CSEE WATER NTITE (SEE DETAIL SHT.C-D41 W - IRRI BOX 01 - 3' COVER SHEET) - - - : -�97$ : - 27SU 2736.0 . ..: .. ...... .. MIN. l8' VERTICAL .. ....: .. 356.L. :.I . .:.-.. ...... .. ... ..... ... .. .. . -.--- _ --..- .. ..,. .. . . . . ....... .... ... . .. . ... -..-- -SEPARTATION OR -. . -_ 2•.P AT -..- . .. - VC W... ..I- . - SLEEVE SEWER LINE - - - V510 2752.0 : ...... .....:.. ........ .... .:.. .... ..... . . . ...... . . - ..:. .. . . -- . .:- .. . .:... ..:. .. -. VC✓6I"@ 5=307 - . .. ..:, .. .._. 178,87 LF]2':P STA 5+04 - . IRR.BOX #2 FUTURE 8' WATER (W) .STA. 4+30.79 TOP IRR.BOX 2760.0 I PVC 2748,0 27480 - . ... .. . .:.. .. . . ..... . . ..:.. ......:. ... .. -. ..:, .. . :.. . - - - :. . . . . .- - V 12 50 (DU <SEE WATER NOTE _ - . .... ...... ....... ... ... ... ....... .. --. - . ... . ..... . .. INV, 12'2754.50 (O .S.). IN 2754, T N.) 3' COVER SHEET) - MIN,IS' VERTICAL STA 5+56 SEPARTATION IRR - fi' WATER(W) SLEEVE SEWER:LINE 2740 . ... .. .. _ _ - - 2714,0 $0 PRO INE D 3911 LF 8' PVC SS @ Ss1A%. nw,u .- .. . . . . . . . d RIM 2756.70 4 DIA. MANF47LE ( YPE A).. �F OF 1�P�yh -SEWER SrA. 4+89,�4�SMH R 1 . - j�,1lC Gl' INV.2741.I9 IS' W.IN) - INV. 2741,D0(B'N. OUT) )AM. CNIL ENGINEER) CONTACT/DESIGNER: PROJECT NO, S'TAN McHUTCHISON SCALE: FICHOD L GRM KEEP SUBDIVISION OFF-SITE SOUTH EAGLE ROAD tr-oin tlORIZ.t za• VERT.1"=9' 2018 N. MULE DEER WAY 7663 W. SUNDMCE DR SEWER, WATER AND PLAN AND PROFILE SHEET MERIDIAN. ZDAIIO 83646 BOISE M. 837D9 GRAVITY IRRIGATION G01 of 7 (208) 484-9781 (208) 362-4022 STA. 0+00 to 6+00 - __ Sky Mom HighlandsUry ' NOVA III SOCCER: e1A.1 1 6. f 1 i _ I1�"pd Rldcie ACHD7� F *rr a ftn� Ma .. `7 A H �� •Y r Cit of =r} r Maverick Towers CUP The beep Svc E G t N Low a M C icou Par I r r i r 0, :� .� Boise Rand,h e' ".i Piroperly Golf Course P3 MENt'"M Skybreak COMMUnq' . �I r L u ti ark Has .. � � S T� �V4ntahe IP.oiint6_. _ If i 1',IllE hc',RniF rfMlyd [� MERIDIAN FIRE DEPARTMENT STAFF REPORT DATE: 9/15/2020 TO: Sonya Allen REVIEWER: Joseph Bongiorno, Deputy Chief of Prevention 208-888-1234 SUBJECT: H-2020-079 PROJECT NAME: Skybreak Sub Fire Department Summary of Report: Overview: This project can be serviced by the Meridian Fire Department. 1. Fire Response Time Travel time from nearest fire station(level of service expectation goal =5 minutes) Most of this development falls outside the 5 minute response time area as shown on the priority growth map (Green area).It is nearest to Fire Station 4. This fire station is approximately 2.9 miles from the project. I 5_ I I 1 I t ' I I r I f I f - I ►Qak I J .. F ■ t r ^n 306 PINNACLE (APEX) FIRE DEPARTMENT LETTER MERIDIAN FIRE DEPARTMENT MERIDIAN FIRE DEPARTMENT STAFF REPORT STAFF REPORT DATE: 6/4/2020 DATE: 6/92020 TO:Sonya Allen TO. Sonya Allen REVIEWER: Joseph Bongiorno, Deputy Chief of Prevention 208-888-1234 REVIEWER: Joseph Bongiorno.. Deputy Chief ofPrevention 208-888-1234 SUBJECT: H-2020-0056 SUBJECT. H-2020-0057 PROJECT NAME:Apex Southeast- PP PROJECT NAME: Apex Northwest - PP Fire Department Summary of Report- fire Department Summary of Report: Overview: This project can be serviced by the Meridian Fire Department. The pleasing plan shall be Overview:This project can be serviced by(lie Meridian Fire Department. The phasing plan shall be adheared to for lire department access. it has been included in this document. Any variation shall be adhca.red to for fire department access. It has been ii7cliided in this document.Any variation shall be approved by the fire department prior to change. approved by the fire:department prior to change. I. Fire Response Time Travel time from nearest fire station(level of service expectation goal=5 minutes) 1. Fire Response Time Travel time from nearest fire station(level of service expectation goal=S minutes) only small part of this development falls within the S minute °espouse tune ar awn a Part of this development falls within the S minute response time area a priority growth priority growth map. It is nearest to Fire Station 4.This fire station is upprom tely 3.1 miles fro map. It is nearest to Fire Station 4. This fire station is approxim it 3.3 miles from t project. the project. '.I i Pinnacle Pinnacle North South SKYBK,EAK 24 ' I - •_ - I - - '9- / F rl i ! '! ! �� �4 �7 F3' :� fp q�i, ,� .� ,� i I YS tft Single q Story, tip 1 2 • k € i Attached E 'k 1 ;.........�- 1 15i 1 - 0 _ I y �� Y f : is �..■■.r r Si aTwo y ,� f sr ��. R- Large StoJy � I , R 4 � I Rirn LotSingle R ti .......... Z-71 (T EO 40M Family {pp� '.� rM ! I �. - Nfi Et4 Sri "a:. '!w+ ,si '■:: tr# - / r to lieHousing") it -* _ -�.xen«e.u .�.xyw .er.r.■r.ww�..-- R— I - 1 I �► I r.._ 1Y '.tif _ 1i11 I I H_ 'IlkI .#7 �. �r TL �•"�--~'�.. 1 Single 1a:R � `5}"°®. "-.:.� r T Gated Th -ems YJ y I G a t + I S1 ___ , F � 9� I.. Single 1 e r�s f ngle Family - _ _ FamilyY 1� rx 9T 14. _..- ' R 1 M 76— I —. " e 7t1 � o f ! i F `�5 SLSL • IS, .,�, ` � 111 __ -- 1. I � Fur �,.• f _ OUR ryr � � � �.�ice.^'"-.�•�'T`-_ OL .P. �. IN ''4_c - r - jr i �- Ilk Nk Am }' } r _ 2LB i � I LF - v� _ _ Y I(y� j a oft -Ipf- g a. �. �. ..-- Acre New Pathway Location Ll Transition Y2 94 r ,m. M-. ,ram, ,. .�. _�--` j 1 /2 A fLAM�t Existing Lots. Original Pathwa Lots -� _ AWLt tion Loc•_ -�... ,....gyp, � � _ ��...F,� ,.» ..� -, -_�. �� _ �.�.. � ---------_--------- -- ■ Landscape 4. I�^ r +454 5F � 5661 SF � "� _ •jr� �G C3' -.. STREET 5(Fp11+ATq y kr- � ��Vi.G9' y r� SETBACKS �Y� ,4 '� ,easy st aioch s 9E S 82 OR[.E 6YT 1 5L' I Ta49 f0 K 79 78 _ i 7f19iR Y g 2D92O'_'F JJ! 77 91 40 � ._. •r s ,�!sY co f22.Lj S� E Van t a Cal el LA n AWL1 a, 75� ; r iAf` SKYRREAK y w' 18 TRANSPORTATION F ' Am I �� ■ _ • / / • / • • nes - 2023 l `ICI i- • . • ■ • . • ` • � i • � wary -SLhCJQ r-' 5 F l ! ' • , . • L �.> F 1l F J • � . � `. - unky M nkF, I ' f're a tRoi a� haMp I ' i LAKE HAZEL I= j` . ■ &EAGLE _ I : . • • • INTERSECTION f 1 Intersection - - k � hoc:k.lair•Fati.��i� . • � • • �,' ` ''"'`�"� .�2023 - � _ .. 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