Loading...
CC - Applicant Presentation for 3-12 AVANI NEIGHBORHOOD 1Planning and Zoning3/12/2024 BY DEVCO SOME CONTEXT the South, West, and EastSignificant development applications to •developed in this areaOne of few remaining parcels to be •Collector currently being constructed•Black Cat widening•with infrastructure improvementsArea seeing significant development •Ten Mile Interchange Specific Area Plan •2PRESENTATION TITLE3/12/2024 SURROUNDING 3PRESENTATION TITLE3/12/2024 DEVELOPMENT ABOUT THE 4PRESENTATION TITLE3/12/2024-MidTransportation Network With Provides for Completion of •City Services Available•Priority Growth Area•Proposed Density: 7.6 DU/Ac •(per Ten Mile Plan)15 Units Per Acre -Residential 8High Density -Medium•PROPERTY SITE PLAN Plan transportation planslocation identified on Ten Mile Mile Collector in -Completes Mid3.Slightly less than 8 units per Acre2.Variety of Housing Options1.Meets Ten Mile Plan Goals:•15 Standards-Consistent with R•Sale Product-For•-256 Single•33.71 Acres•5PRESENTATION TITLE3/12/2024 TRANSPORTATION Completion in late 2024•currently under constructionCollector Roadway is •DevCo•CBH•BVA•Local Developers:Partnership between Three •Much needed Collector•Vanguard Way Includes Completion of •6PRESENTATION TITLE3/12/2024 OPEN SPACE Attractive Landscaping•Numerous Amenities•Pathways3,532 L.F. of Internal and Regional •acres)Large Neighborhood Park (1.41 •19.8% Open Space 7PRESENTATION TITLE3/12/2024 3/12/2024 AMENITIES Regional and internal pathways•Seating Benches (Ten Mile Plan)•Fenced Play Structure•Fenced Dog Park•2 Pickleball Courts•Community Pool and Changing Rooms•(Only 7 Required)24.5 Amenity Points 8PRESENTATION TITLE PEDESTRIAN ProposedPedestrian Pathways 9PRESENTATION TITLE3/12/2024 HOUSING Single Story 10PRESENTATION TITLE3/12/2024 HOUSING Detached Two Story 11PRESENTATION TITLE3/12/2024 HOUSING Attached 12PRESENTATION TITLE3/12/2024 HOUSING Load-Alley 13PRESENTATION TITLE3/12/2024 STAFF DISCUSSIONS Addition of porches to a portion of the homes•at entryloaded product -Addition of alley•Removed entry on Black Cat per City direction•Modifications made include:•application meetings with staff-preFour•revisions of applicationThree•Current proposal comes after 18 months of work•14PRESENTATION TITLE3/12/2024 STAFF RECOMMENDATION Block length3.“Target” density2.Alleys and porches1.Ten Mile Plan:Staff claims inconsistent with •(emergency, utility, etc.)City services available All •)UDC15 standards (i.e., -Complies with R•: Staff Conclusion•15PRESENTATION TITLE3/12/2024 TEN MILE PLAN MHDR ZONE loaded-alleyfamily detached and attached product, including -singleProject provides a variety of housing types, including •Variety of Housing Types•15 units per acre -Between 8•Recommended Density•16PRESENTATION TITLE3/12/2024 TEN MILE PLAN MHDR ZONE Alleys•Porches •elements:designStaff concern is with •“Recommendations”design elements as Ten Mile Plan identifies •17PRESENTATION TITLE3/12/2024 TEN MILE PLAN: TWENTY YEARS LATER one can’t achieve required density with a big porch on the front of each homethey aren’t used by residents and –In MHDR, porches are a square peg in a round hole •Space at lower densities makes porches usable and visually pleasing•Porches = Nice country home with a porch, chairs, and a swing••Reduces density in project that is already at the bottom edge of MHDR requirements•loaded home in Meridian in 15 years-We have not voluntarily built a single alley•Today’s buyer wants a traditional home with a backyard•no longer–loaded homes were in vogue at the time -Alley•18PRESENTATION TITLE3/12/2024 HOW WE SATISFIED THE TEN MILE PLAN Debate is only as to quantityAll elements of Ten Mile Plan incorporatedDensity is still satisfied•across the Ten Mile PlanIncluded a variety of housing types that contribute to the overall mix •Code requirement: 750’; No proposed block length longer than 521’•Block lengths well below what is permitted by code•Included a porch in two of our four designs•Creates “feel” advocated for in the Ten Mile Plan in most prominent lots/area•loaded product at the entry of the project-Placed alley•19PRESENTATION TITLE3/12/2024 PORCHES 20PRESENTATION TITLE3/12/2024 LOADED LOTS-ALLEYAND BLOCK LENGTH 250’Many are less than •’521is Our longest block length •750’less than City code requirement: •21PRESENTATION TITLE3/12/2024 SUMMARY required density and usability for the end userof the Ten Mile Plan while still maintaining We have incorporated each of these elements Target density3.Block length2.Alleys and porches1.Three Staff Report Items:22PRESENTATION TITLE3/12/2024 THANK YOU SUMMARY accommodate all agency requirementsWe have worked for the last 18 months to We have incorporated the Ten Mile Plan itemsthey want back yards–homes loaded -Meridian buyers do not want alley 24PRESENTATION TITLE3/12/2024 REQUEST consistent with this plat and Council directionat next available meeting with conditions of approval With motion providing direction to staff to come back •Approve submitted preliminary plat application,•We ask for approval of our project: incorporates and satisfies the Ten Mile PlanAvani 25PRESENTATION TITLE3/12/2024 THANK YOU ALLEY VS. homesIncreases the cost of new •eyes on the alley)Creates less safe areas (no •Concrete and Utility Lines)Use more resources (Asphalt, •Requires more real estate.•Space)No backyard (Private Open •Alley Loaded Homes 27PRESENTATION TITLE3/12/2024 TRADITIONAL HOMES TEN MILE PLAN MHDR ZONE(“When possible”)loaded garages -Alley•“recommended”)sides -façade, higher percentage and two(at least 30% of front “Useable porches” •in Ten Mile Plan include:Some design elements discussed •28PRESENTATION TITLE3/12/2024 PARKING PLAN required above the 4 per unit Street Parking Stalls -Additional On150 29PRESENTATION TITLE3/12/2024 ATTACHED UNIT EXHIBIT 30PRESENTATION TITLE3/12/2024 EMERGENCY 31PRESENTATION TITLE3/12/2024 RESPONSE TEN MILE PLAN MHDR Close to 12 unit per acre target •per acre. 11 Units -average density is +/in the MHDR Designation the Over the 11 approved projects •15 Units Per Acre-Residential 8High Density -Medium•32PRESENTATION TITLE3/12/2024 DENSITY 3/12/2024 UTILITY AND PUBLIC SERVICES ACHDTIS Approved by •Transportation:CapacityDistrict Has Current •DistrictWest Ada School •Schools:be reduced. response times to of Vanguard Way With the Extension •Emergency Services:Capacity availableSewer and Water •Public Utilities:33 WASD STUDENT POPULATION TRENDS 324-11,87411,55012)-High (96398,6119,2508)-Middle (65,56216,36321,9255)-Elementary (KSeats Available23-22Capacity District Wide School Capacity Vs. Actual Students Fewer School Age ChildrenBuyers = Aging Population Demographic + Older Homeowner Demographics: 34PRESENTATION TITLE3/12/2024 NEIGHBORHOOD finishes/yardsHigh Quality, but low maintenance Smaller, more manageable lotsNeighborhood Character schoolkeep kids in the same Divorced parent, wants to Empty NestersYoung ProfessionalsHome Buyer Profile 63 Homes–NewKirk92 Homes–Edington 212 Homes–Stapleton 102 Homes (Boise)–Moxie Ridge 220 Homes–Verado 189 Homes–Movado 77 Homes–Solterra Similar Developments 35PRESENTATION TITLE3/12/2024 HOUSING 36PRESENTATION TITLE3/12/2024 TEN MILE PLAN MHDR ZONE 37PRESENTATION TITLE3/12/2024 TEN MILE PLAN Mile Interchange AreaDesign guidelines be developed for Ten •The UDC be amended, and •Required:Ten Mile Plan “Action Plan” •38PRESENTATION TITLE3/12/2024 BACKGROUND