PZ - Narrative ROCKWELL GREENS
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Narrative
Attached for your review and favorable consideration are the applications for the Rockwell Greens Residential
Community located North of McMillian and West of the New Highway 16 Corridor. We respectfully request
approval of our Annexation and Zoning, Alternative Compliance, 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, Fields Sub Area Plan and Zoning Code as the policy basis for
the design of the Rockwell Greens Community.We have thoughtfully designed 205 single-family residential
dwellings on 25.14 acres that will add to the surrounding neighborhood. Rockwell Greens will add to the mix of
Meridian's available housing opportunities. Homeowners will have access to on-site amenities such as a 1%-acre
park, playground, community pool, pickle ball courts, dog park and attractive landscaping. Off-site amenities
include access to shopping and stores such as Walmart and Costco near the McMillian and Tenmile Area.This
Project will provide homes that people can afford on a property that will utilize existing utilities and roads that
have been planned for developments in this area.
SUMMARY OF APPLICATIONS ZONING INFORMATION
• Annexation/Zoning • Current Zone- RUT
• Preliminary Plat • Comp. Plan Designation—MDR
• Development Agreement • Proposed Zone—R-15
• Alternative Compliance
Table of Contents
Exhibit A— Vicinity/ Feilds Area Specific Plan 2
Exhibit B— Site Plan 3
Exhibit C— Community Amenities 4
Exhibit D— Open Space 5 -7
Exhibit E— Home Design 8
Exhibit F— Preliminary Plat/Alternative Compliance 9
Exhibit G - Schools/ Emergency Response/ Utilities 10
Exhibit H - Parking 11
Exhibit I — Required Findings/Comprehensive Plan Findings 12 -15
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Exhibit A — Vicinity Map/Feilds Specific Area Plan
Rockwell Greens is a residential community located in the Fields Area Specific Area Plan portion of the
City of Meridians Comprehensive Plan. This property is designated Medium Density Residential (MHDR)
on the future land use map. In the MDR is designed for a density of 3-8 units per acre. With Rockwell
Greens' mix of single family detached, single family attached units and alley homes the project will
achieve slightly more than 8 units per acre. This will help to create the mix of densities for this area that
the comprehensive plan envisions, that will transition between the Highway 16 Corridor on the east and
the New Private School to the west. Residence of Rockwell Greens will enjoy a walkable community that
is close to shopping, employment opportunities and regional transportation arteries.
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Exhibit B - Site Plan
Rockwell Greens is a residential community located south of Franklin Road on Blackcat Road and will
consist of 205 single-family residential homes in an R-15 Zone. Rockwell Greens will provide much
needed housing options that people can afford in this quickly developing area of Meridian that will help
support the commercial and retail uses. Pathways and sidewalks within the development will encourage
walkability to the neighboring schools, businesses, and retail in the area. A centrally located park will
welcome residence home and create a sense of place and feeling of community. We have purposefully
designed single level homes along the new collector road frontage to provide a more aesthetically
pleasing view from the roadway.
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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 per every 5 acres of development acres. We are providing 21.5
points worth of amenities when only 5 would be required.
Proposed Amenities:
o Large Central Park -The one and a half-acre park will contain the following recreation facilities:
- Community Pool and Changing Rooms
- Fenced Play Structure
- Swing Set
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- Seating Benches
- Climbing Dome
- Climbing Rocks
- Attractive Landscaping
- Pickle Ball Sports Court
o Pathways—The Rockwell
Greens Neighborhood will
include the following F
pedestrian pathways:
• 10' Wide Regional
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Pedestrian Pathway
on the west side of
the project running
North and South for _
approximately 1,500 L.F.
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o Dog Park—The Rockwell Greens Dog Parke
will include:
- Fencing4 .
- Benches for Seating wf M
- Attractive Landscaping
- Pet waste station
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Exhibit D — Open Space
Open Space—The Rockwell Greens Neighborhood will provide nearly 4 acres of landscaped common
area, including a large neighborhood park (1.5 Ac), 1,500 L.F. of pathway that will connect to the City of
Meridian Regional Pathway System, landscaped interior pathways, landscaped end caps on each block,
and landscaped arterial and collector street frontages. The total area of landscaped common area equals
4 AC. (15.87%), which exceeds the City Code requirement of 15%.
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Qualified Open Space Calculations
Project: Rockwell Neighborhood Date: 12.26.2023
Block Lot Sqft Open Space Dimensions Description Code Section
1 1 2,371 Arterial/Collector Frontage C,D
2 1 I 920 End Cap E
2 18 1,276 End Cap E
2 31 12,921 Park A
2 57 28,416 Highway Frontage E
3 1 21,499 Collector Frontage C
3 38 2,512 End Cap E
4 1 17,018 Collector Frontage C
5 1 4,748 End Cap E
5 15 4,756 End Cap E
6 1 60,781 Main Park A
7 1 3,430 End Cap E
7 13 3,391 End Cap E
8 1 3,779 End Cap E
8 17 3,740 End Cap E
Subtotals Acres Percent of Total
Total Sqft 171,558 3.938429752
Qualified Open Space Ac. 3.94
Total Project Acres 25.14
Non-Qualifying Open Space
Percent of Qualified Open
Space 15.67%
Arterial and Collector 66,933 1.54 39.01%
Frontage
Buffers&Endcaps 30,923 0.71 18.02%
Hillside 0.00 0.00%
"Useable" 73,702 1.69 42.96%
171,558
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Code Section Description
A 11-3G-3A-2B Open grassy area of at least 5,000'in area.
B 11-3G-3B-1E Linear open space area that is at least twenty feet(20')and up to fifty feet(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 may count
C 11 3G 3B 3 toward the required common open space.
Percentage of Buffer: Fifty percent(50%)of the landscape buffer along arterial streets may
D 11 3G 3B 3 count toward the required common open space.
Parkways Along Collector and Local Residential Streets:Parkways along local residential streets
E 11-3G-3B-4 that meet all of the following standards may count toward the common open space
requirement:
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Exhibit E — Home Design
Homes in the Rockwell Greens Neighborhood will include 264 homes with two different product types,
52 attached and 153 detached single-family homes. This mix of home types will meet the requirements
of the Fields Area Plan near recreation opportunities and commercial and retail developments in the
area. Photo Representations of the proposed home and apartment designs are included below.
1
Single-Family Attached
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Single-Family Detached
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Exhibit F - Preliminary Plat/ Alternative Compliance
PRELIMINARY PLAT APPLICATION
Rockwell Greens will provide homes that people can afford in a very desirable part of Northwest
Meridian. The Rockwell Greens Neighborhood has a proposed single-family residential density of 8.15
DU/AC. The TMASP calls for a mix of residential uses in this area. This proposed density is on the lower
end of the density range allowed within the comprehensive plan.
The intersection of McMillian and
McDermott will be relocated due
to the Construction of the new
Highway 16 Project. McMillian
Road will now go under the new
highway and access to the highway
will happen at Chinden and Ustick.
The Fields have had a large
•� :;:: amount of public and private
investment over the last few years.
- - With the large amount of
infrastructure investment in this
i
area, the proximity to schools,
parks and services, the Rockwell
Greens Neighborhood will be a
perfect addition to the City of
Meridian.
-' ALTERBNATIVE COMPLIANCE
.w �. Due to the size and height of the
new Highway 16 Roadway we are
- - W asking for Alternative Compliance
from the requirement for the
sound wall/ Berm height to be 10'
above the centerline elevation of
the Highway. The height of the
overpass over McMillian Road will
be 20' -25' above the existing ground in the area. We are proposing a berm and wall combination that
will be approximately 12' 1 height.
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Exhibit G — Schools / Emergency Response Times / Utilities
WEST ADA SCHOOL DISTRICT
The Rockwell Greens Neighborhood school age children will attend the following schools in the West
Ada School District. It is our understanding that they have adequate capacity and that the district has a
plan to mitigate any impacts.
School
Pleasant View Elementary
Star Middle School
Owyhee High School
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 Rockwell Greens 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.
UTILITIES
Municipal water and sewer mains are available and of adequate size to serve the Rockwell Greens
Neighborhood just East of the proposed project. Water and sewer mains will be extended to and
through the Rockwell Greens Neighborhood at the cost of the developer. Dry utilities such as electrical
power, natural gas, telecom, and cable are also available.
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Exhibit H — Parking Plan
PARKING
The Rockwell Greens Neighborhood will have an additional 159 on-street parking spaces, above the 4
per home off-street parking requirement. That will equal nearly one additional parking space per lot.
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Exhibit I — Comprehensive Plan Goals
The following table describes how the Rockwell Greens Neighborhood design and meets the City of Meridian's
Comprehensive Goals:
Section Goal and Response
Rockwell
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2.01.00 Support a balance and integration of diverse housing and neighborhood types.
• The Rockwell Greens Neighborhood will incorporate three distinct housing types that will
provide for sale housing.
2.01.01 Encourage diverse housing options suitable for various income levels, household sizes, and
lifestyle preferences.
• The Rockwell Greens Neighborhood will provide housing at a price that Meridian residence
can afford. By providing housing for various income levels, household sizes and lifestyle
preferences will be accommodated.
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 just under 8 units per acre the Rockwell Greens Neighborhood
will provide much needed roof tops and housing density near the future employment and
commercial center in the Fields Area.
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 Rockwell Greens Neighborhood will provide over 15%
qualified open space, 16.5 additional amenities beyond the 5
that are required by the UDC, and a+/-1,000'long pathway
that will connect to the region pathway system. 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 Rockwell Greens Neighborhood will provide a+/-1,000'long pathway that will
connect to the region pathway system. This pathway will provide a safe way for residents
to walk or bike to the commercial and employment areas of the Fields Area.
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 Rockwell Greens Neighborhood will provide housing density
and roof tops near employment, large shopping areas, and
along major transportation corridors.
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 Rockwell Greens Neighborhood is contiguous to the City of
Meridian on its west and east sides. Construction of the
Rockwell Greens 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.
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3.02.01A Provide City utilities in high priority growth areas and discourage in low
priority growth areas.
• The Feilds Area Specific Plan is in a priority growth area for the
City of Meridian, by providing much needed residential density
in a location that has been planned by the City of Meridian for
over a decade will help to spur retail, commercial and
employment growth in the Ten Mile area.
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 Rockwell Greens Neighborhood will provide much needed
housing density and diversity within the Fields Area. This
property has been planned Medium High Residential
Development on the Comprehensive plan since 2007.
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 Rockwell Greens Neighborhood layout, we have
taken special care to provide transitions to differing uses.
3.08.01 Plan and expand public utility facilities and services as part of the
development process.
• Construction of the Rockwell Greens 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 Rockwell Greens Neighborhood will incorporate pathways
along the Collector Roadways. 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 Rockwell Greens Neighborhood will incorporate pathways
along the Collector Roadways. 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 Rockwell Greens
Development will provide for recreational opportunities such as
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ROCKWELL GREENS
jogging, walking, and bicycling. The Rockwell Greens
Neighborhood will also provide passive recreational activities
such as nature and wildlife viewing within attractively
landscaped areas that will create a calming and relaxing sense
of place.
4.04.02C Continue partnerships with area irrigation districts to continue to
expand pathway system along existing waterways.
• The Rockwell Greens Neighborhood will incorporate pathways
along the Collector Roadways. These pathways will provide
connections to other pathways in the City of Meridian Master
Pathway Plan.
4.05.02F Promote the increase of permeable areas through sound site design
and use of materials that limit stormwater runoff.
• The Rockwell Greens 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 Rockwell Greens 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 Rockwell Greens 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.
• The Rockwell Greens 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 Rockwell Greens Neighborhood not only meets the City
Code requirement for qualified open space it exceeds it with
over 15%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
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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 Rockwell Greens Neighborhood will provide numerous
pedestrian connections to the major thorough fairs and will
construct a north/south pathway that will connect to the
regional pathway system when the property to the north
develops.
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.
• Rockwell Greens will include separated sidewalks and planter
strips on all arterials and collector Roadways.
6.01.02C Require new development to establish street connections to existing
local roads and collectors as well as to underdeveloped adjacent
properties.
• The Rockwell Greens Street network will provide transportation
connections to all adjacent properties and will provide the
western portion of the Vanguard Way Collector Roadway.
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 Rockwell Greens
Neighborhood, the ACHD Master Street Map and the Master
Plan for the Fields Area Plan were utilized to determine the
location of the new collector roadway(Vanguard Way).
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 Rockwell Greens
Neighborhood, the ACHD Master Street Map and the Master
Plan for the Fields Area Specific Plan were utilized to determine
the location of the new collector roadway.
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