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PZ - Narrative BRIGHTON October 7, 2021 C. Caleb Hood, Planning Division Manager Community Development Services Meridian City Hall RE:Apex West Subdivision—Preliminary Plat Dear Mr. Hood: Enclosed is the referenced application for Apex West Subdivision (because the project is to be known and marketed as "Pinnacle", that name may be found occasionally in application graphics and narrative). The overall Apex Subdivision will develop as a single, integrated project, centered at the intersection of Locust Grove and Lake Hazel Grove Roads within the area below. The portion of the development we're calling "Apex West," is depicted conceptually on the following page with the detailed preliminary plat. 1a'L9t11 +fed k in - t. AIZ ulU. � v s .al Apex West .`~�2 .aia7��► A,�� _ _ ��,�.�� Apex Northwest �r AI 41 • r s , -, Apex — , Discovery Southeast Park t "EX SUBDIVISION (the Krinacle of Smith Meridian) BRIGHTON—Creating GREAT Places—2929 W. Navigator Drive,Ste.400, Meridian, ID 83642 www.brightoncorp.com 208-378-4000 c um c 1 ! I ' I f ro.r.arca� 1 1 6 I 1 1 1 t 1 1 1 I f J mR.wcw 1133" -r•. 1 11 Y 1 a 1 1 r i -pINN A C _ 1r BRIG HTON �enlrt a^uA:,sue�tsr rr�tw+�vct i' r 2 The Application in Detail PRELIMINARY PLAT The proposed Apex West Subdivision includes 207 single-Family Residential Lots, 240 townhome units on one (1) R-15 Zoned lot, and 34 common lots, along with the associated amenities, and active open space areas. The following Site Data Table provides specific information for the Apex West preliminary plat depicted on the following page. SITE DATA TABLE APEX WEST Single-Family Residential Lots 207 Townhome Units (on parcel labeled "Future Residential R-15" 240 Total Common Lots 34 Total Site Area 96.082 acres Acreage of Qualified Open Space 16.17 acres Percentage of Qualified Open Space 16.61% Gross Density" 3.17 du/acre Net Density" 5.29 du/acre *The future residential lots have been removed from this calculation. Open Space &Amenities As noted in the Site Data Table (above), and depicted in the Qualified Open Space composite on page 5, the "qualified open space"for this project is 16.61%, exceeding the UDC's 10%requirement.The qualified open space calculation is for the entire 96.082-acre site, including the parcels labeled "Future Residential," which are subject to future development applications. In accordance with UDC Section 11-3G-3A, the amenities proposed with this phase of the Pinnacle development are as follows: • Community pool and changing rooms—Lot 1, Block 5 (UDCSection 11-3G-3C.2a)[Conceptual, subject to change of layout and location] ',,-.Conceptual,subject to change IN 3 • Additional qualified open space (UDC11-3G-3C.1f) o At 10%, a minimum of 9.60 acres is required; a total of 16.17 acres is provided o The 6.57 acre "excess"(286,189 s.f.)qualifies as an additional amenity • Multi-use pathway along the McBirney Lateral (UDC Section 11-3G-3C.3b) \, i < • ` ` F • � '`' DEV i LLIJ I I I I I - J, ILI U.I ► �. • Multi-use pathway along the Watkins Drain (UDCSection 11-3G-3C.3b) FUTURE R-8 1 4 Apex West Subdivision Open Space Composite _ +~0 w t 0 c� Q �0 ©(� ©0 �'�4 � , q M 1 0 00 0 ' { t --FUTURE bQ0cab QO 0 f Q00 ® o Q� O0090000 Goo 000 0 . (I QQ�QC:7Q009C CJf)000000QCJ 1 r 1 r O OO O0100 00 � 1 r — � - rO tlY ..Y.te..• I kY...O.IMI,t1' 3 � 40a.SSCAM L 11: pY�, 1 -------------- r s UDC Text Amendment We have been coordinating with city staff on a forthcoming UDC text amendment to modify street setback standards for homes that front on a collector road, and have garage access from an alley, common driveway,or local street (see exhibit on page 6). We anticipate that the UDC text amendment will be finalized prior to submittal of a final plat application, and ask that a condition of approval be added to the preliminary plat that allows us to get through the preliminary plat process prior to that UDC text amendment being approved. If the UDC Text amendment is not approved, we will modify the plat and submit a final plat that complies with city code. 5 1 • Impacted Lots are 13-2 2 Block 4 ALLEY 1 LOV STREET,=0,M A 0n DRNIE 'AY v,r—STR -I `r. cCi EFiI� • I I I I I • i i I 1 I 1 1 I I 1 I 1 I 1 • 1 I I I I 1 I J L. _J I 1 • v 1 _ Gal I I I 1 • � I �3 � Tril_':L i J 13.,'L,�\., 1 I r • I 1 1 I • 1 Iar;^EkT, --$ ------1- J•E ------ -- ----- I ----------- ' PA VINO, L\E h y�' TRA%EL L',E -----------------• L ----'—'--------'— TYPICAL SETBACK CONFIGURATION FOR ALLEY-OR REAR-LOADED LOTS FRONTING COLLECTOR STREETS WITH ON-STREET PARKING 6 "The Future" Nearly one-quarter of the area depicted conceptually in this application is "Future Development," and will be subject to future neighborhood meetings and public hearings. • The 240 Townhomes will be located on the parcel labeled "Future R-15," (see exhibit below) and we will submit a future Conditional Use Permit application if required by City staff. • The two parcels labeled "Future R-8," will be subject to future preliminary plat applications. FUTURE ., R 8 '', FUTURE R-8 Subject to Future - , FUTUR `` � DEVELOP Preliminary Plat \ Rear Loaded UDC ` Amendment) Subject to Future CUP (if required by city staff) i - ( 240 proposed I I Townhome units I! i FUTURE R-15 t' I 10 1 I E.LAKE HAZEL RD.C "s,....:� .x:'"r;. �... .� .. ,..:,...:.. ( MMEPMMMEMMEMENEW;VOW-1 I 7 Significant "future" project elements will be the continuation of the extensive pedestrian circulation system connecting the larger community with the City's Discovery Park.The Williams Pipeline corridor is the heart of that system with appendages along canals which intersect that corridor. The pipeline corridor is adjacent to the northeast edge of Apex West, within parcels not yet detailed for development. A formal Pedestrian Circulation Plan along the Williams Pipeline will be developed in concert with the City's Pathways Manager and submitted with a future development proposal. Traffic Study A traffic study has been completed by Kittelson &Associates as noted by the email from ACHD dated September 23, 2021. ACHD has received the traffic study, but has not yet reviewed it.To expedite the review, we have provided a copy of the preliminary plat. In Conclusion Based on the foregoing, as supported by the accompanying applications and documentation, we request approval of the preliminary plat for Apex West Subdivision. If you or your staff have questions, or require additional information, please let me know for expedited response. For Brighton et al < \ 4� Josh Beach Assistant Project Manager- Entitlement 8