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Revised:August 22,2024
May 17, 2024
Linda Ritter& Bill Parsons
City of Meridian, Development Services
33 E. Main Street
Meridian, Idaho 83642
RE: Baratza Subdivision (formerly James Ranch Subdivision)
Dear Development Services:
We are pleased to present applications for annexation, rezoning,and preliminary plat associated with the
Baratza Subdivision.The Land Group, Inc. is pleased to represent Lennar Homes for this application.
Protect Description
The Baratza Subdivision reflects a commitment to preserving the rich history of Meridian and the
Treasure Valley while providing a high-quality community for its residents and the neighboring
developments.The Basque word "Baratza"translates to "orchard" in English. It is a term that reflects
the agricultural heritage of the Treasure Valley with a special recognition of the current and historic
Basque population of the area. Through an unmatched investment in community amenities and public
infrastructure,the Baratza Subdivision will be an example of how to truly achieve the City of Meridian's
five community vision themes: Premier, Evolving, Livable,Vibrant, and Connected.
The Baratza Community leans into a modern interpretation of agricultural character to create a strong
and unique identity in the primary amenity space of the centrally located park with a plethora of
community minded features. Modeled after a Treasure Valley homestead,the community amenity is
anchored with a barn style open air gathering space including restrooms, pool, irrigation pond,
playground, shade shelter, picnic area, orchard, and playfield. All these incredible features are
connected by paved walks so all residents can spend time as a community.The "Homestead" hosts
these exceptional features:
• Gathering Barn and Pool:The barn will feature a rustic modern design character and include a
large open air gathering space, restrooms, and pool access.The Pool is sized to accommodate
the multitude of families that will enjoy cooling off on a hot day and includes an oversized deck
with shade for the comfort of mom and dad relaxing as the kids play.
• Irrigation Pond:The one-acre pond will function as a reservoir for irrigation water to the
community pressurized irrigation system. It will also act as an amenity visually, adding beauty,
wildlife opportunities, and a cooling effect near other site features.The pond will feature
aeration to maintain cleanliness along with edge conditions that include turf grass and
naturalized planting. Fencing will be used to create a separation from the playground and the
pond bank will feature all modern safety features.
462 East Shore Drive, Suite 100, Eagle, Idaho 83616 - 208.939.4041 lhelandgroupino,com
Baratza Subdivision (formerly James Ranch Subdivision) I PN:123200
Page 2 of 10
• Play!:The playground, shade shelter, orchard, and playfield combine to provide multi-
generational activity and excitement.The Playground features tower themed structures with
agricultural material character and are designed to accommodate children from age 2 to 12.A
natural area adjacent to the playground includes tree logs &stumps (reclaimed from the site) in
unmown grass allowing children to explore their environment. The orchard will feature fruit
bearing apple trees to promote community events and healthy snacking! The playfield is sized to
host multiple community activities such as gatherings, informal athletic fun and practice for the
littlest community residents.The shade shelter is located to provide a clear view of all the
amenities that the kids will be enjoying while mom and dad keep an eye on everything.
The Baratza Community also provides an extensive network of internal sidewalks, pathways, and 10'
Multi-Use Pathways on the adjacent collector and arterial streets. Baratza Subdivision provides
unmatched pedestrian access in the area.This not only allows for community members to exercise,
walk, and enjoy themselves, but also to provide for pedestrian access within the greater neighborhood
context inside and outside of this development.This investment in pathways fills the long-standing
access gap at Black Cat and McMillan and ensures that neighbors of all ages can access residential,
commercial, and school areas in the community on bike and on foot to help relieve some of the
congested local streets.This extensive network of pathways is further supported with a Bicycle Repair
Station to support bicycle commuters and community residents.
The Baratza Subdivision is a premier project that embraces the comprehensive plan goals of the City of
Meridian. This development provides diverse housing sizes and types, with well-designed buildings and
amenities.This community promotes safety using specific design features providing visibility and
community engagement. Most importantly,this project and associated development is the solution to
many infrastructure needs in this area.The Baratza Subdivision is an enhancement to Northwest
Merdian.
Background & Project Summary
The Project site is generally located on the south side of W McMillan Road, and the east side of N Black
Cat Road in Meridian, Idaho. The project consists of ten parcels (SO434212917, SO434212920,
SO434212922,SO434212957, SO434212965, SO434212971, SO434212975, SO434212976, SO434223150,
SO434212923) comprised of approximately 80 acres.This property is currently zoned RUT in Ada County
and is in the City of Meridian Area of Impact. The existing land use is Agricultural Land and the Future
Land Use Map designation is Medium Density Residential. Refer to PP-01 for additional project data.
Community Metrics
The project is within the City of Meridian's area of impact with a path of annexation available from the
North, East, South, and West.The project is essentially an infill opportunity.The project fills a
development gap within the existing infrastructure of the City of Meridian.The project is an investment
in additional infrastructure of roadways and pedestrian pathways that will benefit the entire City of
Meridian and, most importantly,the directly adjacent neighborhoods.The project is strategically located
for excellent public safety services, public K-12 and higher education opportunities, as well as retail and
entertainment.The following details describe the public safety and infrastructure available to the
project.
• Roadways-Ada County Highway District:
o Five points of access are proposed (4 points in phase 1)from existing public arterials,
collectors, and local streets. Primary access is from W McMillan Road on the north with
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LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com
r E GROUP
Baratza Subdivision (formerly James Ranch Subdivision) I PN:123200
Page 3 of 10
the proposed N Grand Lake Way collector and from N Black Cat Road with the proposed
W Quintale Street.
o Minimum widening requirements will occur on adjacent arterials as required by ACHD
and will include 10'width Multi-Use Pathways. This will also satisfy the requirements by
City of Meridian for a 10' wide multi-use pathway on W McMillan Rd.
o The N Grand Lake Way collector will be extended from the existing development to the
south to a new intersection at W McMillan Road. N Grand Lake Way will include 10'
wide concrete sidewalks on both sides of the roadway per ACHD policy.
o An extensive and thoughtful local street system is planned to allow for efficient
movement of residents and safe access for pedestrians.Traffic calming is achieved
through the use of intersection Bulb Outs and enhanced concrete treatment and
markings at key intersections.
o Request for Waiver of Block Length Standard:The PP roadway network includes six
street segments that exceed the code maximum 750' block length. While the excess
length is minor, we are proposing additional measures and enhancements be
implemented to mitigate the length as noted below. If required,we are requesting a
waiver of this standard be made part of this application.
■ Street I, Block 3 (776'): Added a mid-block pedestrian pathway with bulb out to
the park area (Block 4), increasing the allowable block face to 1,000'.
■ Street I, Block 1 (776'): Requesting a waiver of dimensional standards as we are 26'
above the maximum block length. We have increased pedestrian connectivity and
traffic calming along this segment by adding a mid-block bulb out and pedestrian
crossing to connect with the pathway created for Street I, Block 3.
■ Street M, Block 14(778'): Requesting a waiver of dimensional standards as we are
28' above the maximum block length. We have four pedestrian crossings at
intersections and two traffic calming elements along this segment to improve the
flow of pedestrian and car traffic.
■ Quintale St, Block 3 (776): Added a mid-block pedestrian pathway with bulb out to
the park area, increasing the allowable block face to 1,000'.
■ Quintale St, Block 4 (776): Added a mid-block pedestrian pathway with bulb out to
the park area, increasing the allowable block face to 1,000'.
■ Street F, Block 4(776): Added two pedestrian pathway connections and four
pedestrian crossings to this segment, increasing the allowable block face to 1,000'.
• Fire Service-City of Meridian Fire Department:The project is centrally located between MFD
Station#2 (2 miles), Station#5 (2.75 miles), and Station#8 (1.75 miles).
• Police Service—City of Meridian Police Department:The project is located between the City
Police Department Administration (7 miles) and the new North Station (1.75 miles).
• K-12 Schools—West Ada School District: the project is located in the attendance zones of
Pleasant View Elementary School, Star Middle School, and Owyhee High School. West Ada
currently provides bussing from the project area to all schools for this project. It is located
outside of the currently published walk zone.
• Higher Ed Schools—This project is located within easy travel distance of multiple higher
education opportunities, some of which are noted below:
o Idaho State University (Meridian): 7.5 Miles
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LOLAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 - 208.939.4041 thelandgroupinc.com
GROUP
Baratza Subdivision (formerly James Ranch Subdivision) I PN:123200
Page 4 of 10
o Idaho College of Osteopathic Medicine (ICOM Meridian): 7.5 Miles
o College of Western Idaho (Nampa): 5.75 Miles
o Boise State University: 17.5 Miles
o Northwest Nazarene University: 10.5 Miles
o College of Idaho: 13.3 Miles
• Wastewater—City of Meridian: Existing sewer services are directly adjacent to the project in N
Black Cat Road to the west and in W Viso Street to the east.This project is consistent with the
City wastewater mater plan and facilities plan.
• Water—City of Meridian: Existing water services are directly adjacent to the project in W
McMillan Road to the north, N Black Cat Road to the West, stub streets to the south and W Viso
Street to the east.This project is consistent with the City of Meridian water master plan.
Proiect Area Maps:
The Baratza Subdivision is a premier residential community that embraces the comprehensive plan goals
of the City of Meridian.The project is essentially an infill opportunity that bridges a development gap
within the existing and robust infrastructure of the City of Meridian.The maps below are intended to
demonstrate the unique characteristics of this project location and how this project is a benefit to the
City of Meridian and the directly adjacent neighborhoods.
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Baratza Subdivision (formerly James Ranch Subdivision) PN:123200
Page 6 of 10
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Baratza Subdivision (formerly James Ranch Subdivision) PN:123200
Page 7 of 10
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FIGURE 5:Parking Exhibit
The parking exhibit above depicts how the preliminary plat complies with the subdivision design and
improvement standards listed in UDC 11-3C with total parking counts complying with UDC 11-3C-6.
Garages and parking pads in driveways are proposed to satisfy this UDC requirement.
Parking Calculations:
• 3 to 4 Bedroom Residential Lot (347 lots @ 4/DU)
o Required: 1,388
o Provided: 1,388 (covered garage and driveway)
• Gathering Barn Parking: (up to 5,000 SF @ 1 per 500 SF)
o Required: up to 10
o Provided: 10
• Residential Use Overflow Street Parking (ORANGE):
o Required: 0
o Provided: 290 (assume 1 space per lot/ no cul-de-sac or shared drive parking counted):
• Visitor Overflow Street Parking (YELLOW):
o Required: 0
o Provided: 256 (assume 1 space per 20 linear feet of curb/partial counts rounded down)
The proposed street sections accommodate on-street parking on both sides of the local streets for guests
in addition to driveway parking spaces on each lot. Total on street parking provided is approximately 546.
Off-street parking is also required for the Gathering Barn and Pool at Block 04, Lot 01.The size of the
building will be between 1,000 SF and 5,000 SF.The occupancy type is unknown currently.As many as ten
(10)spaces may be required for a 5,000 SF building; a total of 10 spaces are proposed.This feature will be
submitted in the future under a unique CZC/DR process.
Q-= THE
LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 - 208.939.4041 lhelandgroupinc.corn
��! GROUP
Baratza Subdivision (formerly James Ranch Subdivision) I PN:123200
Page 8 of 10
Comprehensive Plan Alignment
The Future Land Use Map designates this area as Medium Density Residential.The Baratza Subdivision
exceeds the goals of this zoning designation through thoughtful design and community focused planning.
The layout of the community is compatible and sensitive to surrounding uses while providing a diverse
range of housing types.The perimeter arterial roadway buffers act to beautify the area while making a
major investment in multi-use pathways to provide connectivity and access for surrounding neighbors. The
development plan for Baratza Subdivision is aligned with and consistent with the vision of the
comprehensive plan and will be a benefit to the area residents and the community.
Unified Development Code Alignment
The proposed annexation area consists of 80 acres of land with both R-8 and R-15 zoning districts.The
zoning districts and uses proposed in this development are consistent with the Medium Density Residential
FLUM designation.
The proposed development complies with the dimensional standards listed in the UDC. It is anticipated and
acknowledged that the City will require a development agreement.
Preliminary Plat
The proposed preliminary plat consists of a total of:
• R-8 Zoning District: 103 buildable lots on 26.98 acres of land.
• R-15 Zoning District: 245 buildable lots on 53.32 acres of land.
• Total Project: 377 lots consisting of 348 buildable lots (347 residential and 1 common lot) and 29
common open space lots and 1 right of way lot on approximately 80 acres of land.
The subdivision is proposed to develop in five (5) phases as depicted on the preliminary plat drawings and
Figure 3.The first phase will include all perimeter, arterial roadway frontages with multi-use pathways,the
N Grand Lake Way collector, four(4) public street connections, and the primary common area amenity lot.
Existing Structures/Site Improvements:
The current use of the property is agricultural with two (2) residential properties existing adjacent to W
McMillan Rd.The 4375 W McMillan Rd property consists of one home,three outbuildings, one silo, and
two grain storage bins.The 4023 W McMillan Rd property consists of one home and one outbuilding. All
structures at both 4023 and 4375 will be removed and existing wells and septic systems will be abandoned
as required.
Pathways&Sidewalks:
The preliminary plat is submitted in compliance with the subdivision design and improvement standards
listed in UDC 11-3A-8 and 11-3A-17.A 10'wide multi-use pathways will be provided at W McMillan Rd and
will include required 14-foot-wide public use easements. 10' wide concrete sidewalks will be provided on
the east side of N Black Cat Rd and on both sides of N Grand Lake Way.All local streets will have minimum
5'wide detached concrete sidewalks. Micro-paths are included within common lots for access within the
community and to adjacent pathway opportunities to the north, south, and east. Connectivity to the south
will promote access to the Five Mile Pathway.
Landscaping &Qualified Open Space:
The preliminary plat is submitted in compliance with the subdivision design and improvement standards
listed in UDC 11-313. Arterial and Collector roadway buffers are provided as depicted on the drawings.
Please refer to PP-24 calculations for specific calculations related to buffers and common lots.
THE
LAND 462 East Shore drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com
L E GROUP
Baratza Subdivision (formerly James Ranch Subdivision) I PN:123200
Page 9 of 10
All common open space acreage and landscape is in accordance with the standards listed in UDC 11-3G-3.
Refer to Preliminary Plat sheets PP-24 through PP-29 and Open Space Exhibit, EX-07.
Qualified Site Amenities:
The preliminary plat is submitted in compliance with the subdivision design and improvement standards
listed in UDC 11-3G-4. Site amenity points are calculated as one (1) amenity point required per five (5)
acres of gross land area.The minimum amenity points required for Baratza Sub is sixteen (16)while also
complying with the separate category table 11-3G-4.The Baratza Sub boasts an impressive site amenity
score of 21 points demonstrating a commitment to the City of Meridian and this community.Amenity
locations and types are depicted in the Preliminary Plat drawings, PP-24 through PP-29.
The Baratza Subdivision Homeowner's Association will own and maintain the common areas of the project,
which will provide open space amenities to the residents. The primary amenity space is centrally located on
Lot 1, Block 4 and is approximately 6.3 acres. A barn style, open air gathering space with restrooms, open
grassy play areas, natural play areas, picnic areas, open space commons shelter, playground, sports field,
pedestrian and bicycle circulation, large pond water feature, and meandering pathways are planned within
the centralized amenity area.
Open space design throughout the development encourages exploration and creates a multi-faceted
landscape with aesthetic, recreational, and functional value. Water-wise vegetation offers habitat value, a
unique aesthetic, and minimizes maintenance and water use in Arterial Roadway buffers. Additionally
natural, creative play is proposed for the site, creating a unique experience that encourages exploration
and engagement with the environment.
Storm Drain:
An adequate storm drainage system will be provided in compliance with the City's adopted standards,
specifications and ordinances.
Public Utilities:
Sanitary Sewer, Potable Water& Fire Hydrants, Street Lights, and dry utilities (power, phone, data)will be
provided in compliance with UDC 11-3A-21.
Waterways:
The preliminary plat is submitted in compliance with the design standards listed in UDC 11-3A-6.
• The Lemp Canal adjacent to W McMillan Rd will be piped and an easement granted.All work on the
Lemp Canal has been coordinated with the Settlers Irrigation District. Required irrigation district
easements will be granted within a common lot.
• Irrigation district easements exist for the Lemp Canal and the Creason Lateral adjacent to N Black
Cat Rd.These easements exist within a common lot.
The pressurized irrigation system for this development will be privately owned and operated by the HOA.
The system will utilize a pond as a reservoir with surface water delivery from Settlers Irrigation District.The
secondary source for landscape irrigation will be a potable connection with the City of Meridian municipal
water system.
Fencing:
The preliminary plat is submitted in compliance with the design standards listed in UDC 11-3A-6 &7.A
fencing exhibit is included in the application.
THE
LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 - 208.939.4041 thelandgroupinc.com
�'! GROUP
Baratza Subdivision (formerly James Ranch Subdivision) I PN:123200
Page 10 of 10
Building Elevations:
The preliminary plat is submitted in compliance with the design standards, and where appropriate,the City
of Meridian's Architectural Standards Manual. Please note, single-family detached dwellings are exempt
from the manual's design standards. Five (5) conceptual building elevations are included in this application.
Housing products throughout the development are single-family detached units featuring a variety of
regionally appropriate designs.The project site's unique history of agriculture is captured within the site
design and building design.The homes are planned as one-and two-story, single-family detached homes.
The homes will be designed in a traditional modern farm and ranch theme and will be constructed using a
variety of high-quality materials. Buildings shall be designed with elevations that create interest through
the use of broken planes, windows, and fenestrations that produce a rhythm of materials and patterns. See
uploaded renderings for more information.
Conclusion:
The annexation and preliminary plat of this property provides for the orderly development of the City, in
accord with the City of Meridian Comprehensive Plan and the Meridian Development Code. However, this
development plan goes far above and beyond the minimum requirements. With a thoughtful nod to the
settlement history of the past and a dedicated connection to the existing neighbors,the Baratza
Subdivision stands out as a premier residential community.This community provides diverse housing
sizes and types with well-designed buildings and amenities.This community is safe using specific design
features to provide visibility and community engagement. Most importantly,this community and this
development is the solution to many infrastructure needs in this area.The Baratza Subdivision is an
enhancement to Northwest Merdian and project neighbors.
We appreciate the opportunity to formally present this application to the City of Meridian Planning and
Zoning Commission and City Council.As you complete your review, please let me know if we can provide
any additional information to clarify the project's vision.
Sincerely,
Matth w/TAdams, Principal & Landscape Architect
The Land Group, Inc.
�=M, THE
LAND 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com
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