PZ - Narrative BRIGHTON
October 7, 2021
C. Caleb Hood, Planning Division Manager
Community Development Services
Meridian City Hall
RE:Quartet South Subdivision—Annexation and Zoning, Preliminary Plat
Dear Mr. Hood:
Enclosed are applications for Quartet South Subdivision, a project consisting of 229 single-family
residential lots and 140 townhomes on 67.606 acres of land on the east side of Black Cat Road, midway
between McMillan and Ustick Roads as depicted below.
The overall Quartet Subdivision will develop as a single, integrated project, located along Black Cat Road
and north of the Black Cat and Ustick intersection.
The portion of the development we're calling "Quartet South," is depicted conceptually on the following
page with the detailed preliminary plat.
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BRIGHTON—Creating GREAT Places—2929 W. Navigator Drive,Ste.400, Meridian, ID 83642
www.brightoncorp.com 208-378-4000
The Applications in Brief
First Annexation with R-8 and R-15, Medium Density Residential, zoning, consistent with the
recently up-dated Comprehensive Plan FLUM designation for the quarter-mile depth parallel
to Black Cat Road.
Quartet South -
Subdivision ,� MDR
Five Mile creek
MU-NR
Meridian
MDR WWTP
WRRF
R-8 Zoning
c�
00 R-15 Zoning
MDR
Second Preliminary plat:The preliminary plat consists of 229 single-family residential lots; 140
townhome units on two (2) "Future Residential" lots; one (1)future common lot; and 41
common lots, including landscaped commons, collector and arterial street buffers, common
driveways and alley lots, and several activity-area greens.
The Applications in Detail
ANNEXATION &ZONING
The proposed area for annexation including public ROW is 67.607 acres.The Comprehensive Plan FLUM
designation for the property is Medium Density Residential.The proposed zoning designations for the
property are R-8 (48.83 acres), and R-15 (18.78 acres) and conform with the Comprehensive Plan.
2
PRELIMINARY PLAT
The proposed Quartet South Subdivision includes 229 Single-Family Residential Lots, 140 townhome
units on two (2) R-15 zoned lot, and 42 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 Quartet South
Single-Family Residential Lots 229
Future Residential R-15 Lots 2
Townhome Units (on parcel labeled "Future Residential R-15") 140
Total Common Lots 42
Total Site Area 67.607 acres
Acreage of Qualified Open Space 10.49 acres
Percentage of Qualified Open Space 15.5%
Gross Density" 4.69 du/acre
Net Density" 8.84 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 on page 5, the "qualified open space"for this
project is 15.5%,exceeding the UDC's 10% requirement. The qualified open space calculation is for the
entire 67.607-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 Quartet
development are as follows:
• Community pool and changing rooms—Lot 1, Block 10 (UDCSection 11-3G-3C.2a)[Conceptual,
subject to change of layout and location]
• Children's Play Structure—Lot 1, Block 10 (UDCSection 11-3G-3C.2b)[Conceptual, subject to
change of layout and location]
• Clubhouse—Lot 1, Block 10(UDCSection 11-3G-3C.1o)[Conceptual, subject to change of layout
and location]
• Additional qualified open space (UDC 11-3G-3C.1f)
o At 10%, a minimum of 6.76 acres is required; a total of 10.49 acres is provided
o The 3.73 acre "excess"(162,478 s.f.)qualifies as an additional amenity
3
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"The Future"
A little more than one-quarter of the area depicted conceptually in this application is "Future
Development," and will be subject to future neighborhood meetings and public hearings. For the
purposes of future applications, the 140 townhome units (with an approximate density of 7.45 du/acre)
have been included in the traffic study.
• The parcels labeled "Future R-15," (see exhibit below) will be subject to a future Conditional Use
Permit application.
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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 Quartet South Subdivision.
If you or your staff have questions, or require additional information, please let me know for expedited
response.
For Brighto et al
Josh Beach
Assistant Project Manager- Entitlement
6