HomeMy WebLinkAboutKeep Subdivision No 2 Narrative March 25, 2024
Planning & Zoning Department
City of Meridian
33 E Broadway Ave Ste 102,
Meridian ID 83642
RE: Keep Subdivsion No 2, Re-Zone and Preliminary Plat Request; Narrative
We are submitting the Keep Phase 2 (Keep 2) Annexation, Re-Zone and
preliminary plat request for review and approval.
The subject property is located at 6519 S Raap Ranch Ln and 2625 E Lake Hazel Rd
Meridian and consist of 15.76 acres. Existing on site are two single family homes
and several outbuildings. The site to the west is zoned Medium Density and the
project West is Low Density Residential.
We are seeking R-2 Zoning for this project. The low-density zoning allows for 2-4
residential units per acre and the proposed subdivision consists of 21 buildable
and 8 non-buildable lots. The minimum lot size will be 12,008 square feet and the
average lot size will be 19,129 square feet. The residential gross density will be
less than 1 dwelling units per acre which is below the allowed density of Medium
Density. The common lots will house an irrigation easement, an emergency
access, and also include two community open spaces, one of which will have a
sports court and pavilion. The two open ditch canals to the east and west of the
property create a nice perimeter around the site. The Farr Lateral on the west will
remain an open ditch canal. The portion of the Farr Lateral irrigation easement on
the project will be housed in a common lot (non-qualifying). As part of this
project, we are proposing to portion of the Grimmett Lateral south of E. Wickham
Street and back-filling the existing canal ditching. The Grimmett Lateral north of E.
Wickham Street will remain an open canal. We will create common lots to house
the Grimmett Lateral easement. The common lot for the piped lateral will be 25-ft
wide, which when combined with the 15-ft easement in Keep Phase 1, will
provide the necessary 40-ft easement for the Grimmett Lateral piping, on center.
The common lot for the open canal will be 35-ft wide, which when combined with
the 15-ft easement in Keep Phase 1, will provide the necessary 50-ft easement
for the Grimmett Lateral, on center.
The project will be serviced by City sewer and potable water. Maintenance of the
common lots, landscaping and private drives will be included in the adopted
CC&Rs.
The project will be completed with one phase. Access will be limited to one
vehicular and pedestrian access via E Wickham St and one Emergency Access onto
Lake Hazel with a future vehicular and pedestrian connections to Pinnacle sub to
the west. An internal public road network (47' wide right of way with sidewalk
easements for a total 59' road section) will service the development. The access
points as proposed will mitigate adverse impacts by consolidating access internal
to the development where possible. Curb, gutter, sidewalks will be provided along
all public roads to remain within compliance with Ada County Highway District
requirements. A traffic impact study is not required for this project as there are
less than 100 lots.
The proposal is consistent with the several comprehensive plan policies, including
policies which encourages the development of housing that meets the demand
for household sizes, lifestyles and settings. In addition, Policies which calls for
working with developers to direct the expansion of sidewalks and pathways
throughout Meridian, sidewalks are included within the project providing future
neighborhood connectivity. The included connection to City water and sewer is
supported by policies where the property is to be annexed into City limits.
The primary entrance for the project is a connection to the E. Wickham St. stub
from The Keep 1 Subdivision. Within the Keep 2, Wickham quickly ends in a tee
intersection with Netherfield Way running north and south from the intersection.
Heading north, Netherfield travels north for approximately 536-LF where there is
a knuckle and then the road takes an 800 turn to the west. The road name
changes to La Fortuna Ct. and continues for another 214-LF where it terminates in
a full-sized cul-de-sac (compliant for a fire apparatus turn-around). From the tee
at Wickham, turning south, Netherfield runs 480-LF where it will cross over the
open Farr Lateral and connect to the Apex Subdivision, which is under
construction. See Figure 1, below.
W 565TE 63.3Y LAKE HAZEL RD
u.
�w.>6• I I I j i I '
.J KEEP PHASE 1
6
E.LA FO TUNA CT. � I
FF
\ I ,
L -.JI II I
\\ i -E.WIC HAM ST. 1 --
I I
KEEP PHASE 1
\\ - L _ -JI
� I
APEX SUBDIVISION
\ \ III
\ \ II
\ I
I
\. II
\\ I
\ I�
FIGURE 1
We are seeking an exception to Meridian's Ordinance 11-6C-3 as relates to
streets/block length.
This project site is particularly challenged and limited with respect to possible
road network. The site is constrained on the west by the existing Keep 1
Subdivision where E. Wickham has already been stubbed to our project. Lake
Hazel, an arterial roadway, runs across the site's entire northern boundary. Due
to its roadway classification, we are not allowed to create a direct access to Lake
Hazel. Ada County Highway District has given preliminary approval to provide an
emergency-only access. The project's entire western boundary is constrained by
the proposed (and approved) Apex Subdivision. Apex has only provided a
roadway connection to our site, as shown in Figure 1. The western boundary is
also constrained by the large Farr Lateral. Finally, a large high-end single family
home occupies the central portion of the site. While any one or two of these
constraints would make a better circulating roadway system impractical, all of
these constraints make it unworkable. The proposed roadway length is mitigated
by the emergency access route and the proposed pedestrian connection along the
roadway, to the open spaces in Common Lot 30 as well as to the emergency
access which is also a qualified open space and will be designed with pedestrian
friendly components.
Per Meridian's Ordinance 11-6C-F.3, we are seeking exception to the block length
limitations by virtue of the mentioned pedestrian access (F.3.a). We believe the
exception is further supported by the existing conditions stated above and
available through the code (F.3.b).
Agency requirements will be fully met and submitted for your review and
comment as the project continues. Initial meetings indicate that agencies are in
alignment and agreement for the proposed project; however, as additional needs
arise, they will be mitigated and incorporated in the project design. The best
engineering, architectural, and constructions practices will be employed and
implemented by the ownership and consultant team. We greatly appreciate your
time and review of our application submittal. In accordance with the submittal
checklists, we are submitting electronically all required information. Please
contact me at (208)724-6239 or jarronlangston@gmail.com should you have any
questions.
Sincerely,
�1L
Jarron Langston
Developer
208-724-6239