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Narrative V1June 22, 2022 City of Meridian Planning and Zoning Commission and City Council c/o City of Meridian Planning Department 33 E. Broadway Avenue Meridian, ID 83642 RE: Allure Subdivision Rezone, Preliminary Plat, and DA Modification Applications Dear Commissioners and City Council Members: On behalf of Schultz Development LLC and Percy Farms LLC, please accept these applications for rezone, preliminary plat, and development agreement modification for the Allure Subdivision located on the west side of Meridian Road between Amity and Lake Hazel. We are requesting a rezone from R-4 to TN-R on 39.39 acres and a preliminary plat for 226 building lots and 36 common lots on 37.34 acres. Existing Master Plan and Zonin The subject property was originally annexed and zoned R-4 with a Development Agreement and no site plan on December 15, 2015 by the City of Meridian as part of a joint application of 1,322 acres with 42 parcels and 22 landowners (H-2015-0019). The site is shown with a Medium - Density Residential designation on the Meridian Comprehensive Plan and Future Land Use Map. Adjacent properties are currently undeveloped and zoned County RUT to the north, Meridian R-4 to the west, Meridian R-8 to the east, and Meridian TN-R to the South. Meridian Road is a five -lane state highway adjacent to the property along the east boundary. Development Agreement Modification The property is subject to a Development Agreement (42016-007091) dated January 26, 2016. Sections 5.1.4 and 5.1.5 allow for a Development Agreement modification application and rezone application to be submitted at no cost to the Owner/Developer. We are requesting a modification to the initial Development Agreement to incorporate the preliminary plat and any special conditions required by the City Council approval for this development. Proposed Zoning To provide a variety of housing options and dimensional flexibility, the 39.39 -acre site is proposed to be rezoned to TN-R. The requested zoning conforms to the Master Plan designation of Medium Density Residential on the property. Preliminary Plat The preliminary plat has a mix of lot sizes that are approximately 55% R-8 and 45% R-15 according to dimensional standards. The minimum lot size is 2,300 SF and the average lot size is 4,343 SF. The site density of 6 units per acre is comparable to the Briar Ridge Subdivision to the south and mid -range for the 3-8 units per acre allowed within Medium Density Residential. The site design incorporates an efficient grid pattern design with shorter block lengths and pathway interconnection and detached sidewalks throughout. The qualified open space of 7 acres or 18.6% exceeds the 15% minimum requirement. Sewer Service The Allure Subdivision will be serviced by the existing 12" sewer line constructed by the City of Meridian to the northeast corner of the site in 2017 as part of Phase 1 of the South Meridian Sewer Trunk Line project. Water Service The Allure Subdivision will be serviced by an 12-inch water main in Quartz Creek Road along the south side of the property to be constructed by the Briar Ridge Subdivision. A secondary connection will be provided either in the NE corner of the site to the existing 12" water main on the east side of Meridian Road or constructed north to Amity Road, depending on adjacen subdivision timing. Pressure Irrigation Pressure irrigation will be provided by Boise Kuna Irrigation District (BKID ) via a pump station in the SW corner of the site. The irrigation overflow will be routed east along the south boundary and north along Meridian Road to the historic gravity discharge in the NE corner of the property. Roadways and Storm Drainage The site is adjacent to S. Meridian Road (State Highway 69) with its south boundary at the mid - mile location of Quartz Creek Street required for access by ITD and ACHD. The intersection has a median constructed with the Prevail Subdivision limiting site access to right -in and right -out only. In addition, we understand the Briar Ridge subdivision will be constructing the south bound deceleration lane for Quartz Creek access. Our approved traffic study demonstrates the intersection works for our subdivision under these conditions. Ultimately, we anticipate a traffic signal for site and regional traffic on both sides of the highway at this location, but ITD does not have a firm timeline on the construction of a traffic signal. All interior roadways will be 33' back to back of curb with detached 5' sidewalks and 8' tree -lined parkstrips. Storm drainage will be mitigated by an underground seepage beds in park areas and/or under sidewalks in accordance with ACHD design criteria located throughout the site. Open Space and Amenities The site has ample qualified open space (18.6%) and amenities including a 2.7-acre park with a pool, pool house, and playground. The park is centrally located with micro -path connections to adjacent blocks as well as detached sidewalks in front of all houses. Also, 1,275 feet of 10-foot- wide concrete sidewalk is proposed along S. Meridian Road as a Meridian Pathway. The landscape buffer along S. Meridian Road is 35-feet-wide including 15-feet behind the sidewalk elevated 4 feet above centerline with a 6-foot-high fence/wall at the common lot line to provide the 10-foot height required by City Code. The Meridian road frontage improvements will mirror the quality landscape buffer constructed by the Prevail Subdivision on the east side of Meridian Road. Lot Size Variation and Architecture We have attached a variety of proposed elevations showing the quality housing options to be offered in the Allure Subdivision. The product mix will include standard front garage housing, as well as attached front garage, alley garage detached, and alley garage attached products. Lot size and product type variation will allow several single -story and two-story options for homes ranging from 1,200 SF to 2,600 SF. Variances The site design for the Allure Subdivision exceeds the minimum requirements of the TN-R zoning ordinance and no variances are requested with this application. Summary The proposed rezone, preliminary plat application, and development agreement modification applications for the Allure Subdivision carefully considered all aspects of the Meridian Zoning Ordinance, the Meridian Comprehensive Plan, site location, surrounding neighborhoods, and the housing market in Meridian to develop a high -quality residential development that exceeds the minimum development standards and provides compatible design characteristics with the surrounding neighborhood. We respectfully request your approval of these applications. Schultz Development LLC