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Narrative 8.3.2022 V1Hadler Neighborhood Narrative Attached for your review and favorable consideration are the applications for the Hadler Neighborhood located south of Lake Hazel on the east side of Locust Grove Road. We respectfully request approval of our Annexation and Zoning, Development Agreement and Preliminary Plat applications. For design and planning purposes, our design team used the Meridian City Pre -Application Meetings, Neighborhood Meetings, the Comprehensive Plan, and Zoning Code as the policy basis for the design of the Hadler Community. We have thoughtfully designed a single-family residential community on 20 acres that will add to the housing mix within the surrounding neighborhoods and will add diversity to Meridian's available housing opportunities. Homeowners will have access to on -site amenities such as well-appointed parks, walking pathways and attractive landscaping. Off -site amenities include access to Eagle and Lake Hazel Roads, retail, and commercial businesses along the Highway 69 Corridor. Proximity to the 80 Acre Discovery Regional Park will allow many recreational opportunities for residents of the Hadler Community. SUMMARY OF APPLICATIONS ZONING INFORMATION • Annexation/Zoning • Current Zone - RUT • Preliminary Plat • Comp. Plan Designation —MDR • Development Agreement • Proposed Zone — R-15 Table of Contents Exhibit A — Vicinity Map / Comprehensive Plan Map 2 Exhibit B — Site Plan 3 Exhibit C — Community Amenities 4-5 Exhibit D— Pedestrian Connectivity 6 Exhibit E — Open Space 7-8 Exhibit F — Home Design 9 - 11 Exhibit G — Preliminary Plat / Comprehensive Plan Density 12 Exhibit H - Schools / Fire Response / Utilities and Infrastructure 13 Exhibit I - Comprehensive Plan Goals 14 Hadler Neighborhood — Narrative 8.3.2022 Page 1 Exhibit A — Vicinity Map/Comprehensive Plan Map Hadler is a residential community located south of Lake Hazel Road and east of Locust Grove Road and will consist of 145 single-family residential homes in an R-15 zone. The R-15 Zone is an approved zone in the City of Meridian Comprehensive Plan for the Medium Density Residential Designation. Hadler will provide much needed homes that people can afford in this area of Meridian that will help support the commercial and retail uses of the city. Pathways and sidewalks within the development will encourage walkability to the neighboring schools and the Discovery Regional Park. We have purposefully designed for single level homes along the Locust Grove and Via Roberto Road frontages in order to provide a more aesthetically pleasing view from the roadway. In our pre -application meetings, it was determined that the Hadler Neighborhood is within the Mayor's Priority Growth Area and that City Services are available to serve the project. Park Bark Park© M ` Apex The Keep Discovery Apex Park MUM Hadler Hadler Neighborhood — Narrative 8.3.2022 Page 2 Exhibit B - Site Plan The Hadler Neighborhood will consist of 145 single-family residential homes. Hadler will provide much needed housing options for future residents. Additional roof tops in this quickly developing area of Meridian will help support the future commercial and retail uses along Eagle Road, Lake Hazel and Meridian Road (HWY 69) and the newly approved Pinnacle Neighborhood Center. Pathways and sidewalks within the development will encourage walkability through the community as well as along regional pathways that connect to the neighborhood on the North and West sides. Parks and amenities will be distributed throughout the development, generously landscaped boulevards and endcaps will welcome residents' home and create a sense of place and feeling of community. Hadler Neighborhood — Narrative 8.3.2022 Page 3 Exhibit C — Community Amenities PROJECT AMENITIES As the developer we have researched and interviewed past homeowners and used the city ordinances as a guide to plan the most productive amenities for this neighborhood. As typical of our developments, the amenity package exceeds the requirement of Meridian City Development Code, which requires that the application have one amenity point for projects up to 5 acres, and an additional amenity point for each 5 acres thereafter. We are proposing to provide the 4 code required amenities plus are also providing 7 additional amenities points for a total of 11 throughout the neighborhood including: a playground with several play structures, picnic shelter, and passive open spaces with a water feature at the entry, and seating areas. The Hadler Neighborhood will also include 2,446 LF of regional pathways that will provide numerous opportunities for the neighbors and regional pathway users to walk and bike to Discovery Park. Please find the written details of the amenity call outs on the map above listed on the following pages: Hadler Neighborhood — Narrative 8.3.2022 Page 4 JIMIFA -1 Proposed Amenities: A. Entry Park (Block 4, Lot 14) — The main Entry Roadway will terminate in an attractively landscaped open space that will provide for an aesthetically appealing entry statement that will convey a sense of arrival. The 93,905 Sqft Hadler Neighborhood Park will contain the following recreation facilities: • Entry water feature • Seating Benches • Large Grass play area • Play Structures • Shade Structure • Attractive Landscaping B. Pathways —The Hadler Neighborhood will include the following pedestrian pathways: • 10' Wide Regional Pathway Along Locust Grove Road —1,326 LF • 10' Wide Regional Pathway Along Via Roberto Ave —1,120 LF Pedestrian pathways within the Hadler Neighborhood will total nearly one half mile in length. C. Landscaped Passive Open Spaces — Located throughout the Neighborhood: • Attractive Landscaping • Buffering of side yards • Premier Signage and Entry Monuments Hadler Neighborhood — Narrative 8.3.2022 Page 5 JIMIFA 0 M\IL§ I Exhibit D — Pedestrian Connectivity The Hadler Neighborhood will include both regional and local pedestrian pathways as well as internal sidewalks that will form a very connected and pedestrian friendly environment for the homeowners and public. The following is a list of pathways that will be included in the Hadler development, these pathways total nearly 3/4 mile in length: 1,326 LF - 10' Wide Regional Pathway Along Locust Grove Road 1,120 LF - 10' Wide Regional Pathway Along Via. Roberto Ave Total 2,446 LF A total of +/-3,643 LF of pedestrian pathway that will be constructed within the Hadler Neighborhood. This pathway system will provide a variety of opportunities for the residents of the Hadler Neighborhood to walk, bike or connect to the Discovery Park. Regional Pathway 5' Sidewalks Internal Pathways Hadler Neighborhood — Narrative 8.3.2022 Page 6 Exhibit E — Open Space Open Space —The Hadler Neighborhood will provide 3.51 acres of landscaped common area, including a large neighborhood park (2+ AC.) and an amazing 2,446 L.F. of regional pathway that will extend and connect the City of Meridian Regional Pathway System, landscaped interior pathways, landscaped end caps on each block, and landscaped arterial and collector street frontages. The area of Qualifying open space equals 3.51 AC. (17.6%), which far exceeds the City Code requirement of 15%. I E W MO L1.. I t Ii _. r... _. _. S 7 • I .� .� �• I v. I i. Y� ,� u� • ir- iw . J. _. � _a . .5.` ::-fir,+ _ '.liner ^Y•�:,e�w "^. HATCH LEGEND BUILD -ABLE LOTS _ QUALIFIED OPEN SPACE 0 QUALIFIED OPEN SPACE (ARTERIAL BUFFER) QUALIFIED OPEN SPACE (COLLECTOR BUFFER) NON -QUALIFIED OPEN SPACE PUBLIC RIGHT-OF-WAY Please refer to the open space calculation chart on the next two pages for the detailed breakdown. Hadler Neighborhood — Narrative 8.3.2022 Page 7 Qualified Open Space Calculations Project: Hadler Neighborhood Date: 7.13.2022 Block Lot Sqft Open Space Dimensions Description Code Section 1 1 30,010 Arterial/Collector Frontage C,D 2 30 9,956 Park A 3 1 22,539 Arterial/Collector Frontage C 4 11 3,768 Landscaped Open Space B 4 14 93,905 Park A Subtotals Acres Percent of Total Total Sqft 160,178 3.6771809 Qualified Open Space Ac. 3.51 Total Project Acres 20 Percent of Qualified Open Space 17.55% Arterial and Collector Frontage 52,549 1.21 34.37% Buffers & Endcaps 0 0.00 0.00% Hillside 0.00 0.00% "Useable" 107,629 2.47 67.19% Page 1 Code Section Description A 11-3G-3A-2B Open grassy area of at least 5,000' in area. Linear open space area that is at least twenty feet (20') and up to fifty feet B 11-3G-3B-1E (50'), has an access at each end, and is improved and landscaped as set forth in subsection E of this section. Full Area of Buffer: The full area of the landscape buffer along collector streets C 11 3G 3B 3 may count toward the required common open space. Percentage of Buffer: Fifty percent (50%) of the landscape buffer along arterial D 11-3G-3B-3 streets may count toward the required common open space. Parkways Along Collector and Local Residential Streets: Parkways along local E 11-3G-3B-4 residential streets that meet all of the following standards may count toward the common open space requirement: Hadler Neighborhood — Narrative 8.3.2022 Page 8 Exhibit F — Home Design The Hadler Neighborhood will include 145 single-family homes. The Neighborhood will add to the diversity of housing types and style in the Southeast Meridian Area. Proximity to Discovery Park makes this the perfect location for our Urban Housing Product. Single Story Attached Homes Two Story Detached Homes 0 Hadler Neighborhood — Narrative 8.3.2022 Page 9 Roo=I��� ��iii��=�ns !I J� : � � � , R� �I4 I- � Ar rl 211,11,11,11,111 PF.F ulF,45,011 ICI I ="i10,81-m-za n h�.-II �i'- II soon M�wmmflm nr::I : W,/,lImo\\I//III\\II/AI ,.. - __ . i,\III/II \\\II/�I .. Exhibit G - Preliminary Plat/ Comprehensive Plan Density PRELIMINARY PLAT APPLICATION The Hadler Neighborhood will provide homes that people can afford in a very desirable part of southeast Meridian. The Hadler Neighborhood has a proposed residential density of 7.25 DU/AC, this is lower than the maximum allowed within this medium density comprehensive plan area. TRANSPORTATION The intersection of Locust Grove and Lake Hazel Roads was just improved with a new roundabout. The Lake Hazel and Eagle Road intersection is scheduled to be widened within the next year. Traffic planning in this area has already considered the development of the Hadler Property at the housing densities that have been proposed with this project. ZONING We are requesting the R-15 zone which fits well with the medium density comprehensive plan designation. INFRASTUCTURE INVESTMENT The Southeast Meridian Area has had a considerable amount of public and private investment over the last decade. With the large amount of infrastructure investment in this area, the proximity to schools, regional parks, and services the Hadler Neighborhood will be a perfect addition to the City of Meridian. Hadler Neighborhood — Narrative 8.3.2022 Page 12 Exhibit H — Emergency Response Times / Utilities EMERGENCY RESPONSE TIMES In discussions with Joe Bongiorno, the City of Meridian Fire Marshal and review of the City Priority Growth Area Map it has been determined that the Hadler Neighborhood is within the emergency response time goals for the fire department and other first responders and is also located within the priority growth area. When the planned fire station near Discovery Park is constructed, this neighborhood will be less than a mile from first responders. UTILITIES Municipal water and sewer mains are available and of adequate size to serve the Hadler Neighborhood in Locust Grove Road adjacent to the proposed project. Water and sewer mains will be extended to and through the Hadler Neighborhood at the cost of the developer. Dry Utilities such as electrical power, natural gas, telecom, and cable are also available. Hadler Neighborhood — Narrative 8.3.2022 Page 13 Exhibit I — Comprehensive Plan Goals The following table describes how the Hadler Neighborhood design and meets the City of Meridian's Comprehensive Plan Goals: Section Goal and Response 2.01.00 Support a balance and integration of diverse housing and neighborhood types. • The Hadler Neighborhood will incorporate two distinct housing types that will provide for sale housing in a variety of price ranges and sizes. 2.01.01 Encourage diverse housing options suitable for various income levels, household sizes, and lifestyle preferences. • The Hadler Neighborhood will add to a diverse range of housing sizes and price points within the surrounding area. 2.01.01H Locate higher density housing near corridors with existing or planned transit, Downtown, and in proximity to employment centers. • With an overall density of 7.25 units per acre the Hadler Neighborhood will add residential density near the intersection of two of the Treasure Valley's major transportation corridors at Lake Hazel and Eagle Road. This intersection is planned to be seven lanes in each direction at full buildout. 2.02.00 Plan for safe, attractive, and well -maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. • The Hadler Neighborhood will provide nearly 18% qualified open space, 7 additional amenities beyond the 4 that are required by the UDC, and a +/- 2,446 ft. long pathway that will connect to the region pathway system and Discovery Park. The community park will be fully fenced to keep children safe. 2.02.01A With new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities. • The Hadler Neighborhood will provide a +/- 2,446 ft. of 10' wide regional pathway and internal pathways that will connect to regional pathways. For a total of nearly a 1/2 mile of interconnected pathway system. 2.02.01E Encourage the development of high quality, dense residential and mixed -use areas near in and around Downtown, near employment, large shopping centers, public open spaces and parks, and along major transportation corridors, as shown on the Future Land Use Map. • The Nadler Neighborhood will provide housing density and roof tops along major transportation corridors, near the Regional Park and future neighborhood centers and shopping on State Highway 69. 3.02.00 Maintain, improve, and expand the City's infrastructure to meet existing and growing demands in a timely, orderly, and logical manner. • The Hadler Neighborhood is contiguous to the City of Meridian on its northern boundary. Construction of the Hadler Neighborhood will provide for orderly extensions of the City's Municipal services such as sewer and water mains to neighboring properties in the area allowing for orderly and cost-effective development. 3.02.01A Provide City utilities in high priority growth areas and discourage in low priority growth areas. • The Hadler Neighborhood is in a priority growth area for the City of Meridian. Hadler Neighborhood — Narrative 8.3.2022 Page 14 3.06.02B Encourage and support mixed -use areas that provide the benefits of being able to live, shop, dine, play, and work in close proximity, thereby reducing vehicle trips, and enhancing overall livability and sustainability. • The Hadler Neighborhood will provide much needed housing density and diversity near the Lake Hazel and Eagle Road Corridors, and near the Mixed -Use Regional Comprehensive Plan designated properties along Lake Hazel and Highway 69 (Meridian Road). 3.07.01A Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices. • In designing the Hadler Neighborhood layout we have taken special care to provide transitions to existing neighboring uses and future proposed uses. 3.08.01 Plan and expand public utility facilities and services as part of the development process. • Construction of the Hadler Neighborhood will provide for orderly extensions of the City's Municipal services such as sewer and water mains to neighboring properties in the area allowing for orderly and cost-effective development. 3.08.02B Coordinate with developers, irrigation districts, and drainage entities to implement the proposed pathway network along canals, ditches, creeks, laterals, and sloughs. • The Nadler Neighborhood will incorporate pathways along the collector and arterial roadways on the north and west of the neighborhood. These pathways will provide connections to other pathways in the City of Meridian Master Pathway Plan. 4.04.01A Ensure that new development and subdivisions connect to the pathway system. • The Hadler Neighborhood will incorporate pathways along the collector and arterial roadways on the north and west of the neighborhood. These pathways will provide connections to other pathways in the City of Meridian Master Pathway Plan. 4.04.01B Provide options for passive recreational opportunities not typically supplied by parks and facilities, such as jogging, walking, and bicycling. • The extensive pathway system within the Hadler Development will provide for recreational opportunities such as jogging, walking, and bicycling. The Hadler Neighborhood will also provide for passive recreational activities such as nature and wildlife viewing within attractively landscaped areas that will create a calming and relaxing sense of place. 4.05.02F Promote the increase of permeable areas through sound site design and use of materials that limit stormwater runoff. • The Nadler Neighborhood utility and stormwater drainage design will utilize the latest in storm water pollution prevention technology and engineering best practices to limit storm water run-off. 4.11.03 Work with public and private development and management groups to promote and implement Crime Prevention through Environmental Design (CPTED) strategies. • The Hadler Neighborhood Design Team has used best design practices and coordinated with local police and first responders to implement Crime Prevention through Environmental Design (CPTED) strategies into the neighborhood design. 5.01.01 Encourage the safety, health, and well-being of the community. • In the Hadler Neighborhood walking paths, large open play areas with perimeter fencing, narrow streets with curb, gutter and sidewalks will promote a safe and healthy community. 5.01.01G Ensure developments employ proper water drainage techniques to eliminate the risks of water contamination, mold, and pests. Hadler Neighborhood — Narrative 8.3.2022 Page 15 • The Hadler neighborhood storm drainage and site grading will meet all City, Highway District, State and Federal requirements and best practices. 5.01.02G Require attractive landscaping and pedestrian friendly design within new developments. • The Hadler Neighborhood not only meets the City Code requirement for qualified open space it exceeds it with nearly 18% landscaped area. The landscaping along the neighborhood perimeter and all common areas will be both attractive and water wise. All arterial and collector roadway frontages will be landscaped. Vegetated entries and endcaps will create a peaceful natural feel as one enters the neighborhood. 6.01.01H Require pedestrian access connectors in all new development to link subdivisions together and to promote neighborhood connectivity as part of a community pathway system. • The Hadler Neighborhood will provide numerous pedestrian connections to the major thoroughfares and neighboring communities and will construct east/west pathway that will connect to the regional park. 6.01.01J Encourage new development to include buffered sidewalks, a sidewalk separated from the motor vehicle lane by a planter strip, especially on collector and arterial roadways. • Hadler will include separated sidewalks and planter strips on all arterials, collector roadways and landscaped endcaps of each block. 6.01.02C Require new development to establish street connections to existing local roads and collectors as well as to underdeveloped adjacent properties. • The Hadler Neighborhood Street network will provide transportation connections to all adjacent properties were connections are possible. 6.01.03B Require collectors consistent with the ACHD Master Street Map (MSM), generally at/near the mid - mile location within the Area of City Impact. • In developing the land plan for the Hadler Neighborhood the ACHD Master Street Map was consulted. 6.01.03D Consider ACHD's Master Street Map (MSM), Complete Streets Policy and the Transportation and Land Use Integration Plan in all land use decisions. • In developing the land plan for the Nadler Neighborhood the ACHD Master Street Map was consulted. 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