January 27, 2015 Cody Riddle, Manager, Current Planning David Moser, Associate Planner City of Boise Planning & Development Services 150 N. Capitol Boulevard Boise ID 83701 Re: Belmar Estates Subdivision 6012 & 6050 N. Pierce Park Lane Annexation, Preliminary Plat, Planned Unit Development Dear Mr. Riddle and Mr. Moser: I am submitting to you applications for the Belmar Estates Subdivision, located at 6012 & 6050 N. Pierce Park Lane. These applications include: Annexation (we are assuming the existing annexation application with File No. CAR14-00015) Preliminary Plat Planned Unit Development We are requesting approval of a fifty-eight (58) residential lot subdivision and planned unit development on 16.2 acres located near Pierce Park Lane and Hill Road. Additional information and supporting documentation is provided in the following applications. Please contact me should you have any questions or require additional information regarding these applications. Sincerely, Jim D. Conger JDC:dj Page 1
Belmar Estates Narrative SUMMARY OF APPLICATIONS Belmar Estates Subdivision is a fifty-eight (58) residential lot subdivision and planned unit development on 16.2 acres located near Pierce Park Lane and Hill Road. The Applicant is requesting the following approvals: Annexation / Zoning: From Ada County RUT (R1 & R6) to Boise City R-1B Preliminary Plat Planned Unit Development Property Information Parcel Address Current Zone Proposed Zone S0619212640 6012 N. Pierce Park, Boise, Idaho RUT R-1B S0619212608 6050 N. Pierce Park, Boise, Idaho RUT R-1B Vicinity / Zoning Map Page 2
Adjacent Property Information Area Building Types and / or Uses: Zone North -Residential -Boundary limit created by the Farmers R-1B and Ada County R6 & RUT Union Canal and severe Grade difference (10 +/- higher than the submitted property) South -Residential R-1C East -Existing Golf Course -Residential: Castle Hills Subdivision -Residential: Ada County -Boundary limit created by the Farmers Union Canal and severe Grade difference (10 +/- higher than the submitted property) RUT R-1C RUT West -Residential R-1C Pre-Application Meeting & Neighborhood Meeting The pre-application meeting was held with the Boise City planning and development team on January 9, 2015. The annexation only neighborhood meeting was held by the original applicant on July 10, 2014 at 6:00pm. There were approximately six (6) people in attendance at this meeting. The second neighborhood meeting discussing actual development site plans was held by Conger Management Group on January 21, 2014 at 6:00pm. There were approximately twelve (12) people in attendance at the meeting. In addition, separate meetings were held with several homeowners that reside immediately adjacent to this project. ANNEXATION / ZONING The property is currently zoned RUT (County). The original applicant submitted these parcels for annexation on July 29, 2014. During our pre-application meetings we respectfully requested (with original applicant s approval) that take over the existing annexation application. The File Number is CAR14-00015 which was heard at Planning and Zoning with numerous founded concerns of processing an R-1B zoning with no site plan or subdivision application. We had the original applicant write a letter to the City of Boise on January 13, 2015 requesting deferral of the schedule February 2 nd P&Z Commission Hearing to allow for our Subdivision and PUD applications to accompany this existing Annexation and R-1B Zoning request. The comprehensive plan currently has this area designated Large Lot which does allow for the requested R-1B Zoning. The following Goals of the Boise City Comprehensive Plan are achieved with the annexation / rezone of Belmar Estates: Goal GDP-C.5: The Comprehensive Plan encourages higher residential densities along corridors with available transit service. Valley Ride Bus Transportation has existing Route 10 service this Piece Park Lane Corridor. Access from the transit service to Downtown and the Mall area is available every hour from 6am to 6pm. Goal PDP5: Require adequate public facilities and infrastructure for all development. (Boise City has existing facilities to provide sewer to this site, with very few parcels remaining this will assist Page 3
with City Budgets as there will be added taxpayers to contribute with funding to the operation of an existing system) Goal NAC3.1.a.: Infill Design Principles. Encourage residential infill that complements the scale and character of the surround neighborhood. Along Pierce Park there are very few larger infill parcels remaining. Goal NAC7: Facilitate an integrated mix of housing types and price ranges in neighborhoods. Goal NAC7.1: Mix of Housing. Encourage a mix of housing type and densities in residential neighborhoods, particularly for projects greater than two acres. The two goals above are being achieved by having 2 to 3 housing types with varying price ranges. SUBDIVISION APPLICATION Belmar Estates will be public right-of-way constructed as approved by the Ada County Highway District. Sanitary Sewer service is being provided by the City of Boise through interior to the project mains connecting to the existing trunk line in Pierce Park Lane. United Water will be providing domestic water service to these homeowners. Pressurized irrigation water will be from a developer built pump station to serve the common areas and the Belmar Estates homeowners from water provided by Boise Valley Water and Farmers Union Ditch Company. The neighborhood design complies with the requirements of the Boise City Comprehensive Plan, Boise City Subdivision Ordinance and as approved with the Planned Unit Development application. The site plan does accommodate a stub street for future connectivity to the existing Pierce Park Green Golf Course, should it ever redevelop. We are not able to provide stub streets for future connection to our North or East boundaries. The Farmers Union Canal and the subject property boundary have a 10- foot plus vertical bank that eliminates this opportunity. All adjacent land affected by these two locations have ample connectivity to Hill Road and will not be adversely impacted. PLANNED UNIT DEVELOPMENT We are proposing this Planned Use Development which consists of 58 residential lots on 16.2 acres of land. The comprehensive plan identifies this land as Large Lot which does allow for the requested R-1B Zoning. We understand that the comprehensive plan is a general guide, but we do feel it is in slight error as a majority of the surrounding area is identified as Suburban. The subject property is on a transit corridor and the public works facilities all exist and can be used with no additional burden. The Page 4
larger lot development (Clarendon Hill Subdivision) adjacent to this application is also zoned R-1C. With that being stated for the record, we are happy to move forward with R-1B zoning and the required Planned Unit Development. DENSITY: The R-1B zoning allows for 4.8 units, per acre per Chapter 11 of the zoning code, at 16.2 acres, the maximum density allowed to 78 lots. Belmar Estates has proposed to lock our density at 58 lots which puts us 20 lots or 26% less than maximum allowable by code. Again, this PUD will cap the density at 58 residential lots and that approval would run with the land. PRODUCT / LOT SIZES: teamed with Tahoe Homes to evaluate the area, market conditions, schools, services and nearby recreation to establish the housing product and associated site plan. To satisfy the comprehensive plan as well as adhere with our research results, we have provided a site plan that is single family residential with up to three types of housing product and price points. The most obvious result from our research is that we do believe this region is great; however, homes with children are on a decline. With that known, our lot sizes are required to be deeper as our future homeowners will be utilizing their backyards more than a small neighborhood park space. The perimeter lots in our neighborhood will remain fairly large to accommodate a seamless transition to existing neighbors and the golf course. The interior and entry way lots are proposed to be medium sized home sites that will have strong architecture and large back yards. The housing renderings are designed by Tahoe Homes and are representative of what we anticipate to be constructed in Belmar Estates. DIMENSIONAL STANDARDS: As part of the planned unit development, the applicant may request flexibility to the standard dimensional requirement for the underlying zone district. The following setbacks and standards are applicable to Belmar Estates: Setbacks / Lot Sizes / Density R-1B Proposed Standards Front 20 20 Rear 30 30 (Perimeter Lots) 15 (Entry Lot Nos. 2-18, Blk 1 & Interior Lots) Side Lot 10 5 ** Lot Size (min) 9,000sf Range of 6,500 to 14,300sf Building Height Maximum 35 35 Density (lots / acre) (4.8) 78 lots (3.6 +/-) 58 lots **Side lot setbacks note: We have discussed with the neighbors that upon a successful approval of 5 side yard setbacks, this PUD will restrict Lot Nos. 2-6 Block 4 (West boundary against the Clerendon Hill Subdivision Lot Nos. 3 & 4) to single level homes. Single level homes may have bonus rooms that do not have any windows visible to the rear of the house. AMENTIES: As the developer we have a large amount invested in this property and we have researched, interviewed focus groups and followed the city ordinance to plan the most productive amenities for this area and this development. The amenity package proposed is as follows: Page 5
Water Conservation Measures: This project will employ best water conservation management practices such as: Lawns o Use drought tolerant fescue blend turf. o Irrigate lawns with efficient MP pop-up spray rotors. o Pressure control all Hydro-zones Plant beds: o Use at least 75% drought tolerant plants (trees, shrubs and ground covers). o Mulch all planting beds. o Drip irrigate all plants in planting beds..4 mile fitness / dog walking circuit o Fitness circuit will have incorporated into it two workout stations at two locations. Deep Back Yards: As noted earlier in this application, the market studies have identified that useful deep backyards for these homeowners will be important to how these homes are lived in. We have achieved this goal with lot depths that range from 120 to 154. Pierce Park Greens Golf Course: This golf course is adjacent to the property and will be a walkable amenity for our homeowners. Boise Foothills: This community will be a near north end development and our residents will take advantage of the close proximity of the Boise Foothills and all of the trails and amenities that it has to offer while walking, hiking, mountain biking or just enjoying the gorgeous views. Boise City Parks: This community is fortunate to have Castle Hills Park in a very close proximity to the South. Castle Hills is a 7 acre park that features playgrounds, tennis courts, softball diamonds as well as soccer and football fields. This park is also touted as one of eight dog off leash areas. Page 6
City of Boise Future Park that was just announced as a great land purchase. This park will be located at Hill Road and Pierce Park and will be a walkable park from this community. Plantation Country Club: This country club is an incredible option for numerous ranges of economic status that will fit our three product types in Belmar Estates. This facility is such a place that our homeowners will be able to socialize, dine, swim, while also being able play tennis & golf just minutes from their homes. We are reviewing our options with Plantation County Club to offer membership opportunities when buying into our Community. CONCLUSION Belmar Estates is respectfully requesting approval of the annexation, subdivision and planned unit development for 58 residential home sites located on Pierce Park Lane near Hill Road. This project will provide quality, desirable and a minimum of two housing price points and densities while maintaining compatibility with the surround properties. Thank you. Page 7