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LAND
GROUP
September 13, 2021
Bill Parsons
City of Meridian, Development Services
33 E. Main Street
Meridian, Idaho 83642
RE: Aviator Springs Subdivision —Annexation, Rezone, Preliminary Plat Applications
Dear Bill:
We are pleased to present applications for annexation, rezoning, and preliminary plat associated with the
Aviator Springs Subdivision. The Land Group, Inc. is pleased to represent the applicant/developer, IAG
Sky Pilot LLC, for this application.
Background
The Project site is generally located on the west of McDermott Road, south of the McFadden Drain and
generally north of the Eightmile Lateral between Ustick Road and McMillan Roads in Meridian, Idaho. The
project consists of one parcel (Parcel No. SO432417350) comprised of approximately 40 acres. This
property is currently zoned RUT in Ada County and is in the City of Meridian Area of Impact. The
Comprehensive Plan Map Future Land Use Map designation is Mixed Use Neighborhood. The property
will take access from existing public roadways. Existing public utilities (water & sewer) constructed with
Chukar Ridge Subdivision to the north will be extended to serve Aviator Springs and continue through to
the south edge.
'*�
The development is located at 3235 N McDermott
Rd, north of W Ustick Road, west of N. McDermott
Rd and east of the new Owyhee High School.
The site is currently developed for agricultural use
and purposes.
A neighborhood meeting was held on site at the f
property on Wednesday, July 7, 2021 where there '� F
was opportunity for neighbors to connect with the
project team to learn about the proposed
development and proposed applications.A website ,� ""
was hosted with neighborhood meeting
information as well. A +
LIMV
Figure 1 - Vicinity Map, subject property highlighted
462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com
Aviator Springs Subdivision PN: 120194
Page 2 of 10
Annexation and Zoning
The property is within the City of Meridian's area of * r
impact. A path of annexation is available from both j I>
the north and west. The applicant proposes to McMlllanRd
annex and rezone the property consistent with the ; o
Future Land Use Map designation of Mixed Use €
Neighborhood (MU-N). The requested annexation
will fulfill the City's desire for orderly development. ,
Keeping with the goal of Mixed Use Neighborhood Future Land Uses
Citywide Fen Mile Specific 1
land use to incorporate a variety of uses, there are L..o..WA.„..
(3) land uses proposed to support this ""°""""'"°""
development.
The western 31.6 +/- acres are proposed to be
zoned to R-8 (Medium Density Residential)
including the residential parcels and the parcel Figure2—City of Meridian Future Land Use Map
planned for future Highway 16. ,
The(2)commercial parcels to the west,totaling+/-
1.64 acres, will be zoned L-0 (Limited Office). This
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is consistent and compatible with the Comp Plan �'_ T I ,� y�� .,_ ,��.y I ,•' f[
and the existing R-8 zoned properties to the r
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immediate north and west. The proposed uses for 0ze n�
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the (2) commercial lots in this area are civic �_- --'. i
organizations which are approved uses under the ; - = f
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L-O zoning designation.
The 6.77+ -acres to the east of the future Highway ` WE2°" ,
16 are proposed to be rezoned to Mixed I' {
Employment (M-E). The proposed use is research
and development facilities / light industrial and is
permitted under the WE zoning designation. As
the parcel is bisected by the future Highway 16 ' _
corridor, the eastern side of the parcel is Figure 3—Proposed Zoning Map
disconnected from the western side of the parcel.
Therefore, this use and zoning designation will create a transition between future Highway 16, the
adjacent residential to the east across McDermott Rd,the Mixed Use Regional (MU-R) designation to the
south and the Mixed Use Interchange (MU-1) designation to the southeast.
The proposed development was designed, in agreement with the purpose of the City of Meridian's Mixed
Use development principles which "offer functional and physical integration of land uses to create and
enhance neighborhood sense of place." The city's aforementioned goal is accomplished through the
following features of Aviator Springs:
- Provides 3 types of Land Uses, including: Residential, Office and Mixed-Employment.
- Integrates community-serving facilities on the L-0 parcels including an LDS seminary and Boys and
Girls Club facility.The result is a "functional and physical integration of land uses"consistent with
THE
LAND 462 East Shore Drive, Suite 140, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com
LE GROUP
Aviator Springs Subdivision I PN: 120194
Page 3 of 10
the city's Mixed Use designation. Additionally,the buildings are arranged with "common, usable
area" including a 30-foot internal roadway buffer, curvilinear pathway system, and shared
connection to Owyhee High School. More information on these parcels can be found in the
Preliminary Plat section.
- Offers an "innovative and flexible design" along a "transitioning area" that will need to balance
the existing development pattern, future transportation infrastructure, and projected
employment demands of the broader area.
- Extensive contiguous open space, paired with "interconnected vehicular and pedestrian
networks" allow for clear, safe circulation and encourages multiple means of transportation
including future "bus stops, shuttle stops and/or other innovative or alternative modes of
transportation." While a park-and-ride or other transit facility is not appropriate for this
development(as it does not have direct arterial or collector road access) it does have the potential
for micro-mobility or first-mile/last-mile pedestrian connections to nearby transit that could be
supported once the area reaches more conducive potential ridership figures.
- While the future Highway 16 corridor serves as a constraint, it also fulfills the intent to"transition
from dissimilar land uses."A significant, naturally-inspired landform borders the west edge of the
future ITD right-of-way, further buffering the development from existing parcels and the
projected highway.
- Particular attention to "well-designed quasi-public centers of activity" which can be seen
throughout the design. The L-O parcels are oriented adjacent to public users from Owyhee High
School with excellent local road access.Additionally,the north-south multi-use pathway is located
near passive open space, creating an aesthetic experience for those utilizing the future regional
non-motorized network.
The proposed development fulfills the intent of the Mixed-Use Neighborhood designation of the
Comprehensive Development Plan by integrating "primarily residential use with supporting non-
residential services."To illustrate its compliance with the vision, Aviator Springs:
- Complies with items listed for development in Mixed Use areas within the City of Meridian with
pedestrian and vehicular connectivity, extensive contiguous open space, and
- Residential uses comprise 76%of the developable area(including open space).The development's
gross density is 3.0 dwelling units/acre. While this does not meet the targeted density of 6-12
units per acre, the site includes several unique constraints and opportunities, and the density
figure requires additional context.
o For example,without direct access to collector streets, arterial streets,or state highways,
the traffic induced from high density development would burden adjoining
developments.
o Fire, police, and EMS would encounter service challenges should a higher density be
proposed.
o The existing residential development to the east of the subject property benefits from the
transitional density and vernacular building form of the design.
o The Future Fields Plan depicts the desired development pattern of the broader area. The
proposed development is overlayed on the map below (outlined in red) to show context
within this plan area. This plan identifies increased density, employment and an overall
mix of uses for the planning area.As such, it's important to consider the subject property
in the context of the overall development density and land use goals of the area. The
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5Q LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com
=r GROUP
Aviator Springs Subdivision I PN: 120194
Page 4 of 10
Fields plan features higher density housing centered near arterial roads. By providing
several employment and community centers and excellent transitional density, the
proposal supports the intent of the Future Fields plan and the MU-N planning designation.
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Figure 4—Fields Subarea Plan Map with Aviator Subdivision Overlayed(outlined in red)
Human-scale commercial buildings are adjacent to residential uses and all commercial buildings
will be under 20,000 square feet. Additionally, wider common areas along the subject property's
local street abutting the L-O parcels effectively increases the building setback,further right-sizing
the design.
- Includes 25.6%open space, well above the 10% minimum open space requirement.
Includes a curvilinear grid,where possible, in residential areas.The grid connects to the northern
development's grid system.
Preliminary Plat
In total,the Aviator Springs Subdivision includes 40 acres with 112 total lots. Of these lots, 106 are in the
R-8 zone, including 93 single-family residential lots and 13 common open-space lots.Two commercial lots
along the western edge of the subject property are in the L-O zone and one commercial lot along the
eastern edge of the subject property is in the M-E zone.The remaining 3 lots are right-of-way lots. Lot 17,
ZA THE
LAND 462 East Shore Drive, Suite 140, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com
LE GROUP
Aviator Springs Subdivision I PN: 120194
Page 5 of 10
Block 2 contains and the Eightmile Lateral and secondary emergency access; and Lot 1, Block 5 is
anticipated to be acquired by ITD for public right-of-way in the near future.The 13 common lots comprise
approximately 8 acres and includes amenities such as large open spaces and natural play areas, a
neighborhood park, and a pool and cabana. Community pathways provide pedestrian connections
throughout the neighborhood and integrate into the planned pathways to the north and south. A
pedestrian connection for student access to the Owyhee High School is also provided.
The overall gross residential density of Aviator Springs is 93 lots/31.2 acres or 3 dwelling units per acre.
However,this 31.2 acres of developable area includes several features and constraints that limit potential
density. For example, the 8-Mile lateral and secondary emergency access limit residential uses in the
subject property's southwest corner.Additionally,the M-E parcel's projected future use as a research and
development facility requires more land area for research than another commercial use.With all that said,
the residential density is more accurately reflected when removing the L-O, M-E parcels as well as the
constrained irrigation easement and emergency access easement parcel. When this is calculated, the
developable area in the R-8 zone is 22.9 acres (23.7 acres in R-8 zone minus .8 acres for the constrained
irrigation easement and emergency access parcel.) This amounts to a residential density of 4.1 dwelling
units per acre (93 lots/22.9 acres). As mentioned, common lots comprise 8 acres of the 31.2 developable
acres. This amounts to an outstanding 25.6% open space figure, which provides transitional density to
adjacent neighborhoods,sound buffering to the future transit corridor, improved livability through active
and passive recreational opportunities, and decreased urban heat island effect.
The Aviator Springs subdivision, as proposed, complies with the dimensional standards of the R-8 zoning
designation and the site plan responds to information provided by the Idaho Transportation Department
regarding future right-of-way dedication.
Lot Layout, Configuration & Home Design
Housing products throughout the development are single-family detached units featuring a variety of
regionally appropriate designs. The project site's unique adjacency to Owyhee High School is captured
within the site design. This west boundary includes a pedestrian pathway emphasizing safe, walkable
routes to school, and the civic uses proposed for this west edge will house organizations that should
complement the neighborhood and encourage a vibrant community. As previously noted, the proposed
residential lots within Aviator Springs Subdivision comply with the dimensional standards of the proposed
R-8 zoning designation.
The project site also has unique constraints including the future Hwy 16 ROW that bisects the parcel and
The Eight Mile Lateral, which runs through the southwest corner of the development. The Eight Mile
lateral is proposed to be tiled.
To address these constraints, the proposed design features extensive open space along the edge of the
future Hwy 16 corridor.This extensive area is reserved for sound attenuation and will create an aesthetic
amenity for those in the community and beyond.Within these dedicated common lots,an connected path
network encourages recreational use and non-vehicular movement. A path hierarchy encourages multi-
use mobility and micro-paths allow an equity of access to the community's amenities and development
to the north and south.
Amenities in the development include active recreation areas such as a pool and cabana and natural,
unprogrammed play areas. Additionally, climate-appropriate landscape areas provide opportunities for
sj<%.: THE
5Q LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com
=r GROUP
Aviator Springs Subdivision I PN: 120194
Page 6 of 10
excellent passive recreation throughout the site. The result is a connected development that engages a
range of potential residents and the broader community.
Common areas, including the open space pathways and pool, are designed to be easily accessible to the
Aviator Springs homeowners. Planned amenities include a pool and cabana, meandering pathways, open
grassy play areas.
Detached sidewalks are proposed throughout the project to promote walkability.
The homes are planned as one- and two-story, single-family, of similar size and finishes consistent with
the future Chukar Ridge Sub to the north. The homes will be designed in a traditional modern theme and
will be constructed using a variety of high-quality materials including cementitious siding and cultured
stone. Buildings shall be designed with elevations that create interest through the use of broken planes,
windows, and fenestrations that produce a rhythm of materials and patterns.
Figure 5—Conceptual Elevation 1 Figure 6—Conceptual Elevation 2
Street Connectivity and Transportation
For the area west of Future Hwy 16, public access will be via extensions of N. Keklik Ave and N. Alameda
Creek Ave in Chukar Ridge Subdivision to the north. N. Keklik Ave meets W.Achievement Street just north
of the northern boundary of Aviator Springs Subdivision. In addition, an emergency access drive will be
constructed with Phase 1 to connect through Owyhee High School at the southeast corner of the
subdivision. An easement agreement with West Ada School District for this emergency access is in
progress. The streets throughout the Subdivision will be dedicated to the public and shall be constructed
to Ada County Highway District(ACHD)standards with curb,gutter and detached sidewalks.A future stub
road is planned to provide connectivity the south.
Direct access to McDermott Road is planned for the Phase 2, for the eastern parcel only. Residential
subdivision traffic west of future Hwy 16 will not have direct access to McDermott Road.
Public street frontage improvements will be constructed with each development phase. Street
improvements along McDermott are planned once the adjacent parcel is developed in Phase 2.
A traffic impact study was completed by Kittleson &Associates, Inc and accepted by Ada County Highway
District on August 17, 2021.
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5Q LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com
=r GROUP
Aviator Springs Subdivision I PN: 120194
Page 7 of 10
Residential Street Section 33'/47'
The street section for residential roadways is narrow enough to encourage slower speeds, but wide
enough to permit on-street parking.The adjacent detached sidewalks are separated by an 8'wide planter
that will be planted with street trees per City of Meridian code. Streets are designed to conform to both
ACHD and City of Meridian standards in terms of travel lane, planter, and sidewalk widths, and modest
traffic speeds and volumes enable safe bicycle mobility on residential streets.
Circulation
g
The neighborhood system of streets is designed to a
FWTURE ELEUEN,aR _ 1
collect and distribute traffic through the ��oo LL
CKUKlIR RIME SIIB-
neighborhood and to provide effective, efficient
and convenient pathways to Ustick and McMillan {, R=KEIYE�N�l�STREET --
Road. �® --ITo
In compliance with 11-31-1-4-E33, the road network
provides connectivity and access to properties, I'
including those fronting the Hwy 16. The north-
south route through the neighborhood (shown in 2! Q
pink in map to the right)generally parallels Hwy 16
while meeting ACHD road standards and BY OMER$
responding to site constraints. The road is stubbed
with the intention to continue through the future Cg
subdivision to the south. @IGE,YOR 6REEf :
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BY OnERS
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Figure 7—Circulation Map
Parking
Each home will have 4 dedicated off-street parking spaces for a total of 372 covered garage and driveway
spaces. In addition, the roadways are designed to accommodate 146 overflow street parking spaces
adjacent to homes, as well as an additional 28 spaces for overflow street parking adjacent to common
open space. Parking will not be allowed (and signage will be posted) in cul-de-sacs to allow for required
emergency access and fire apparatus clearance. The community pool lot includes 10 spaces plus 1 ADA
space. In total, parking for Aviator Springs meets code plus 184 spaces. See parking exhibit for detail.
Pathways
A system of pedestrian pathways includes
• 5' detached sidewalks adjacent to roadways
• 5' pathways leading to homes from common space connecting with sidewalks
• 10' meandering north-south pathway in eastern common space
• 5' Pathway connecting neighborhood to Owyhee High School.
THE
LAND 462 East Shore Drive, Suite 140, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com
LE GROUP
Aviator Springs Subdivision I PN: 120194
Page 8 of 10
Open space design throughout the community emphasizes the pedestrian experience and takes
advantage of linear viewsheds and corridors. For example, cul-de-sacs are not fully enclosed with
residential lots, creating a visual connection from east-west streets and the large contiguous open space.
This design feature enables long-range views to the front range and encourages people to interact with
the large community open space.
Common Areas , Open Space &Amenities
The Aviator Springs Homeowner's Association will own and maintain the common areas throughout the
project, which will provide open space amenities to the residents.
A pool with cabana, open grassy play areas, natural play areas, and meandering pathways are planned
within the 8.0 acres of common areas. Of these 8 acres of common areas, the proposed development
includes 19.1% of qualified open space overall. This figure increases to 23.8%when removing the future
ITD Hwy 16 ROW. Qualified open space for R-8 zoned lots, minus the future ITD Hwy 16 ROW increases
this qualified open space number to an impressive 30.3% (note that this figure removes commercial lots.)
Open space design throughout the development encourages exploration and creates a multi-faceted
landscape with aesthetic, recreational, and functional value. Contiguous open space includes a berm and
6' sound attenuation wall. The sinuous alignment of the berm compliments the overall natural concept,
evoking the foothills landscape in the distance. Water-wise native vegetation offers habitat value, a
unique aesthetic, and minimizes maintenance.Additionally natural, creative play is proposed for the site,
creating a unique experience that encourages exploration and engagement with the environment.
Pathways meander through the community with pedestrian bridges and undulating grade changes that
create a sense-of-place.
More highly programmed areas include the pool and cabana to the west and adjacent commercial
properties that will serve as fixtures of community development and outreach.The northern commercial
lot will house a faith organization and the southern commercial lot will be donated to the Boys and Girls
club for future programming. From a site design perspective, these active uses are separated from the
quieter, more contemplative spaces to the east.Additionally,these commercial properties are consistent
with the active user group from the adjacent high school.
Mixed Use/Commercial Areas
Considering the relatively small nature of the development,this development plan has integrated a variety
of uses that support the residential neighborhood as well as the adjacent development. Partnerships for
the Commercial/ Office Areas have been confirmed and include 3 unique and location-specific
opportunities.
t?<O THE
5Q LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com
=r GROUP
Aviator Springs Subdivision PN: 120194
Page 9 of 10
LDS Seminary -----------------
The northern lot will house an LDS seminary which will i
service the neighborhood as well as benefit from the
access to the adjacent high school.
Figure 8—Conceptual Site Plan for LDS Seminary
Boys and Girls Club
The southern lot will be donated by the Developers to j
the Boys and Girls Clubs of Ada County for development
of a facility to support their mission to"enable all young
people, especially those who need us most, to reach
their full potential as productive, caring, responsible i
citizens". The organization anticipates developing a i
facility to support youth (5-12 years) and teen (13-19)
programming. The proximity and accessibility to the
I
school creates an exciting opportunity for the Club.
Figure 9—Conceptual Site Plan for Boys and Girls Club
Acclima Facility
The commercial area in the eastern portion _ -- _-__ i
of the parcel will be developed to support ,�v.E„„
irrigation systems research for Acclima. The --- '
main purpose of the facility is to test
irrigation systems, so landscaped areas will —
cover the majority the lot with an office
building to support staff. _-_ - -- — - .e --------------------------
Phasing Figure 10—Conceptual Site Plan for Acclima
The Project will develop in two phases as
delineated on the preliminary plat—the residential/commercial area to the west will develop separately
than the area to the east. Full buildout is anticipated in approximately 4 years. There are no existing
structures on the property.
r, = THE
4 LAND 462 East Shore Drive, Suite 140, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com
L E GROUP
Aviator Springs Subdivision I PN: 120194
Page 10 of 10
Availability of Services
Public services are available and sufficient to accommodate the proposed Development. As previously
noted, domestic water and sanitary sewer service is available via extension of the Chukar Ridge
Subdivision to the north.
Additionally, a new pressurized irrigation system will serve all lots throughout the Project and will be
owned and operated by the homeowner's association. A Flood Plain Development permit is not
anticipated, as the development area is not within the 100-year flood plain.
Storm water from the project will be collected, managed, and retained on site.
Conclusion
The platting of this property provides for the orderly development of the City, in accord with the Meridian
Development Code. The preliminary plat is in compliance with the R-8, L-O and M-E zoning code.
The plat is in conformance with the comprehensive plan and is consistent with this Unified Development
Code. Public services are available or can be made available and are adequate to accommodate the
proposed development. The plat is in conformance with scheduled public improvements in accord with
the city's capital improvement program. There is public financial capability of supporting services for the
proposed development. The development will not be detrimental to the public health, safety or general
welfare.The development preserves significant natural, scenic or historic features.
The applicant's requested Annexation, Zoning, and preliminary plat of this property provides for the
orderly development of the City, in accord with the City's Comprehensive Plan and Development Code.
The R-8 Zoning continues the zoning framework already established in the immediate area. The L-O and
M-E zones provide transitional uses that lend social value and employment opportunities to the proposed
development and the broader community.
We appreciate the opportunity to formally present these applications to the to the City of Meridian
Planning and Zoning Commission and City Council.As you complete your review, please let me know if we
can provide any additional information to clarify the project's vision. I can be reached via email at
kmcneill@thelandgroupinc.com or at 208-939-4041.
Sincerely,
I�WV'�IVv1
Kristen McNeill
Planning Project Coordinator
The Land Group, Inc.
Enclosures- Preliminary Plat and Annexation Application and specified supporting attachments
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5Q LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 . 208.939.4041 - thelandgroupinc.com
=r GROUP