Loading...
PZ - Narrative Gem State Planning, LLC May 5, 2021 Mr. Caleb Hood, Planning Division Manager Mr. Joe Dodson, Associate City Planner City of Meridian 33 E. Broadway Ave., Suite 102 Meridian, Idaho 83642 Subject: Briar Ridge Subdivision Applications for Rezone, Development Agreement Modification & Preliminary Plat Dear Mr. Hood and Mr. Dodson: On behalf of Challenger Development, please accept the attached applications for the development of the Briar Ridge Subdivision, located on the west side of Meridian Road/Hwy 69, between Amity Road to the north and Lake Hazel Road to the south (3N, 1W, Section 36). Briar Ridge Subdivision will include 123 detached single family homes and 104 attached townhomes (227 total dwelling units) on 38.86 acres, for a density of 5.8 du/acre. History The 2 parcels that comprise Briar Ridge were annexed into the City of Meridian in 2015, as part of the annexation of large number of properties in the area. The Briar Ridge parcels were annexed with a Development Agreement (DA) and a R-4 (Medium-Low Density Residential) zoning designation; and with an expectation that future development of the parcels would follow the Meridian ordinances and Comprehensive Plan at the time of development. Development would require the DA to be modified with an amendment. Rezone The current Meridian Comprehensive Plan designates the northern half of the property to be Medium Density Residential (3-8 du/acre) and the southern half to be Medium-High Residential (8-12 du/acre). After many discussions with City staff and with the recognition of our traditional gridded streets and mix of lot/housing types, we are requesting to rezone the property to TN-R or Traditional Neighborhood Residential district. This zoning designation provides "a variety of residential land uses including attached and detached single-family residential, duplex, townhouse, and multifamily". This zone promotes open space and pedestrian activity with attractive streetscapes. The UDC notes a minimum density of 6 du/acre. Our proposed density of 5.8 du/acre is very close and can be rounded up per the Comprehensive Plan allowance. The TN-R district is appropriate, not only because of the mix of housing types or the design, but also because of the location of the development adjacent to Hwy 69—a potential transit corridor, and due to the commercially zoned (C-G) property to the south. 9839 W. Cable Car Street, Suite 101, Boise, Idaho 83709 The time is right for this property to be developed. The Prevail Subdivision, located to the northeast, was approved by the City of Meridian in 2020 and is currently under construction. Shafer View Terrace,just across Hwy 69 from Briar Ridge is currently being considered for development by the Meridian City Council. Apex Subdivision, approved by the City of Meridian in 2020, clearly establishes this southeast area of Meridian to be appropriate for development. Preliminary Plat As noted previously, there are 123 single family detached home lots planned for the north and western portions of the development. Thirty two (32) of the 123 detached home lots are alley loaded (26%). The 104 attached townhome lots are in the southern portion of the property, next to the Hwy 69 and the neighboring commercially zoned property. The townhome lots are all served by alleys. The townhomes on Block 17 and Block 18 will face green space ("mews") instead of a street. We have also added additional parking spaces within the townhome blocks. The parking spaces are accessed via the alleys. The townhome blocks include mid-block pathways. All lots in Briar Ridge will meet the dimensional standards for the TN-R zone (UDC 11-2D-6). Landscaping, Open Space and Amenities Landscaping is an integral part of Briar Ridge. Over 20% of the development is common area and the useable open space is 4.52 acres or 11.8% of the site. We have included an open space exhibit with our application. Briar Ridge streets have detached sidewalks that allow an 8' wide planting strip for street trees. A 2-acre park will serve all residents and will include a playground and picnic shelter; plus, over an acre of lawn for open play. We have also included gazebos/pergolas on Blocks 17 and 18, as convenient gathering spaces for townhome residents. A tree lined buffer runs along W. Quartz Creek Street, a mid-mile collector street. And a 10' wide pathway and noise wall will be constructed along the Hwy 69 frontage. That 10' pathway will continue into Briar Ridge Subdivision and connect to the neighborhood park. This pathway follows the route of the McBirney Lateral that is being enclosed in pipe. Streets and Utilities Most internal streets will be constructed to meet ACHD standards and will be 33' wide b/c-b/c in a 47' right of way. Since W. Celestine Ave. has houses on only one side, the street will be constructed with 28' b/c-b/c in a 42' right of way. W. Quartz Creek Street will be constructed as of a collector, plus 12' of pavement. W. Howlite Street will be constructed along the south 9839 W. Cable Car Street, Suite 101, Boise, Idaho 83709 boundary, adjacent to the townhomes. Howlite Street and the Ametrine Way stub street will provide access to the commercial uses to the south when that property develops. We have extended a 26' wide portion of W. Howlite Street to connect to Hwy 69. This connection will provide emergency access to Briar Ridge until the surrounding properties develop. Potable water will be extended to the site from Amity Road (or picked up in E. Quartz Creek Street at S. Keara Ave. in the Prevail Subdivision). Over 1000' of offsite sewer will be constructed to serve Briar Ridge Subdivision. Pressure irrigation will be provided to all lots. As noted previously, the McBirney Lateral will be re-routed and enclosed in pipe. A Traffic Impact Study was prepared by Kittelson and Associates. The study has been accepted by ACHD and ITD. Neighborhood Meeting A virtual neighborhood meeting was held on December 8, 2020, at 6 pm. Mr. Jay Story was the only attendee. Mr. Story represented the owners of the property just south of Briar Ridge. That neighborhood meeting expired, and a second virtual neighborhood meeting was held on April 21, 2021, at 6 pm. No one attended the second neighborhood meeting. Summary The time is right to develop the Briar Ridge property. Properties in the vicinity are already approved for development or awaiting approval. Briar Ridge is planned as a Traditional Neighborhood Residential development, with a mix of housing types, substantial open space, and exceptional landscaping. We look forward to working with you and your staff through the approval process. Please contact me if you have questions about the proposed Briar Ridge subdivision or our applications. Sincerely, J e Suggs cc: Shawn Brownlee,Trilogy Development 9839 W. Cable Car Street, Suite 101, Boise, Idaho 83709