HomeMy WebLinkAboutCC - Narrative updated Rodney Evans+Partners,LLC
1450 W.Bannock St.
Boise,Idaho 83702 R_4T
p:208-514-3300
www.reandpartners.com
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Landscape Architecture+Urban Planning+Land Use and Site Planning+Entitlements+Project Management
April 21, 2023
Community Development
Planning Division
City of Meridian
33 E. Broadway Ave.,Suite 102
Meridian, Idaho 83642
Re: Lennon Pointe Subdivision Final Plat and Alternative Compliance—Letter of Explanation
1515 W. Ustick Rd., Meridian, ID 83646
To Whom it May Concern,
The application before you is for the Final Plat of the Lennon Pointe Subdivision located on 8.8 acres at 1515 W. Ustick Rd.,
Meridian, ID 83646.This application also includes a formal Alternative Compliance request based on the staff report and
previous approvals granted with case H-2021-0071 for the Annexation, Preliminary Plat,and Conditional Use Permit.The
annexation ordinance was approved and finalized through City of Meridian Ordinance No. 22-1977 and recorded with Ada
County as instrument number 2022-041097.
The proposed Final Plat is in substantial conformance with the previous approvals and consists of 48 total lots,of which
there are 42 single-family lots, 1 multi-family lot, 1 commercial lot, and 4 common lots.An extension of W. Pebblestone Dr.
(public)will be completed and connected at the south boundary of the project,which provides 2 points of access from
public right-of-way to and through the site.The Meridian Fire Department has approved the access and circulation that is
proposed to fulfill emergency access requirements.The preliminary and final plat, as well as the site development plans
fulfill the requirement for the Emergency Access Exhibit, as those plans clearly indicate the ability for emergency services to
effectively access all parts of the development through the public and private streets proposed.The private streets,a
shared driveway,and service drives on the multi-family and commercial lots,will provide full site circulation for vehicular
travel,with sidewalks and pathways throughout the development providing safe pedestrian circulation. Private streets will
be built to public roadway standards,as is required by the City of Meridian and Ada County Highway District policies.The
development has a private street maintenance agreement executed to ensure long-term maintenance is completed to keep
the private street up to public street standards.This agreement outlines all aspects of the mixed-use development for
ingress,egress,and internal circulation,as well as to establish cost sharing for all maintenance-related issues.A copy of this
agreement is included with the application.
The zoning of the various lots established with the annexation is C-C on the commercial lot and R-15 for the residential area
(both single and multi-family areas). No variances or waivers are requested with the applications,and all future
construction will comply with the density, lot size,setbacks,and other applicable provisions within the City of Meridian's
UDC.The proposed final plat and overall project is in full compliance with the requirements and provisions of the City of
Meridian UDC as well as with acceptable engineering, architectural, and surveying practices and local standards.The final
plat is also compatible with the land uses adjacent to the site and with the overall comprehensive plan for this area of
Meridian.
Open space and landscaping will be provided within the project with walking paths connected from the internal sidewalks
to the proposed sidewalk improvements along N. Linder Rd. and W. Ustick Rd., a large open space area at the SW of the
site,and various plazas, and a play space for resident's use.As there is a substantial encumbrance on the site due to
multiple canal/irrigation facilities,alternative compliance with the landscape buffers along N. Linder Rd.was granted with
the previous approvals, but a formal request for that compliance is required.The request for alternative compliance is
supported by the City of Meridian staff report from case H-2021-0071, in which staff stated, "Because of the extensive
impediment these two irrigation facilities create in this area of the site,Staff does not find it feasible to comply with this
code requirement in its fullest extent as it would require half of the site to shift to the east reducing the width of the mew
in the center of the development.Staff finds the trees that are allowed outside of the easement area,the placement of the
access point to Linder,and the separation of the townhome units from Linder offer appropriate and adequate landscaping
and buffering. However,to formalize this finding and comply with code,the Applicant should apply for Alternative
Compliance with the first final plat application."Additionally, UDC 11-313-12C.2 requires one tree per 100 linear feet of
pathway, but due to the pathway being contained within the irrigation easement,trees are not allowed to be planted. In
areas where the pathway is adjacent to property outside of the easement,trees are provided. Due to this condition,
alternative compliance is also requested for the pathway tree requirement.The means of alternative compliance with the
applicable code sections, both for the road frontage and pathway trees,would be though the planting of the total required
number of trees for the project throughout the site and outside of the irrigation easements.The alternative compliance
application is included with this final plat application.
We believe that this proposed project will create high-quality housing and commercial development,while enhancing the
surrounding existing neighborhood, by providing for the infill redevelopment of this parcel.The project meets multiple
goals of the comprehensive plan and will conform with all applicable sections of the City of Meridian UDC.
Please contact me directly with any questions regarding the project at 208-514-3300 or ben@reandpartners.com
Sincerely,
Rodney Evans+Partners, LLC
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Ben Semple, PLA
Principal,Senior Landscape Architect