HomeMy WebLinkAbout2024-11-07 Anna B Canning CENTURION ENGINEERS, INC.
2323 S. Vista Ave Suite 206 1 Boise, ID 83705 1 208.343.3381
Meridian Planning and Zoning Commission
33 E. Broadway Avenue
Meridian, Idaho 83642
208.888.4433
November 5, 2024
Dear Planning and Zoning Commissioners,
The purpose of this letter is to identify three concerns with the proposed Summerlin Subdivision and
how it impacts the neighboring property owned by our client,JackJack LLC. (Mr. Robert Bruno of
Meridian is a managing member.) JackJack LLC owns Lots 1 through 4 Rescue Ranch Subdivision
which includes the lot on which Cavalli Lane is constructed.These Rescue Ranch lots border the
north boundary of Summerlin Subdivision. In general,JackJack LLC is supportive of the annexation,
zoning, and layout of the proposal with a few exceptions.
First I will provide some history regarding the area, and then I will address the three concerns: 1)
treatment of Cavalli Lane, 2) phasing of stub streets and utilities, and 3) the sizing of the sewer line
in the project.
HISTORY
Rescue Ranch Subdivision was platted in 2014 in unincorporated Ada County.The subdivision
comprised four building lots taking access from Locust Grove Road via Cavalli Lane (a private road).
Because the property was within the Meridian Area of City Impact,the private road was required to
be designed and constructed with future development in mind. Specifically,the lot for Cavalli Lane
was required to be 50 feet in width.The Ada County Code requires the extra width to address the
concerns of the cities that the private roads needed to be able to become public roads in the future.
In 2023,JackJack LLC hired Rock Solid Civil I David Evans Associates to prepare a preliminary plat.
At the pre-application meeting,the engineering team was told that they could not use Cavalli Lane
for access and that they needed to make it a pathway.This seemed illogical to our client; using
Cavalli Lane was appropriate and reasonable,especially given that when it was approved by the
County and by ACHD, it was designed to be a future roadway. After the pre-application meeting the
project was put on hold.
Subsequently in 2024,JackJack LLC engaged Centurion Engineers to schedule another pre-
application meeting to specifically discuss the Cavalli Lane access and utilities. At the pre-
application meeting on August 27, 2024,we were told that any further subdivision of the JackJack
LLC properties should use Cavalli Lane for access.We were also informed that development of the
properties was contingent on services coming from the north through the Apex Southeast
Subdivision rather than down Locust Grove Road (as proposed by Summerlin Subdivision).
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CENTURION ENGINEERS, INC.
2323 S. Vista Ave Suite 206 1 Boise, ID 83705 1 208.343.3381
TREATMENT OF CAVALLI LANE
When the ACHD staff report for Summerlin Subdivision became available last month,we were
surprised that ACHD had ignored Cavalli Lane adjoining the property and was allowing the developer
to"Construct Summerlin Drive to intersect Locust Grove Road located 700 feet south of Via Roberto
Lane and 2,000 feet north of Columbia Road, as proposed."(Site Specific Conditions of Approval
#17.) We were even more surprised to see the ACHD finding that the Summerlin Drive location
"meets District Local Street Intersection Spacing on Minor Arterials which requires a minimum offset
of 660 feet from all other roadways."
There does not appear to be any offset between the entrance to Summerlin Drive and the entrance to
Cavalli Lane.The design does not meet ACHD roadway offset policies.
In the ACHD analysis of the stub street from Hadler Subdivision (on the north side of Cavalli Lane),
staff included this unwarranted and unacceptable statement:
"There is an existing private road, Cavalli Lane, separating this site and Hadler
Subdivision that will be required to be closed at the intersection with Locust
Grove Road when the parcels to the east being served by this roadway develop. "
ACHD Staff Report Page 15
Imagine our client's surprise to Cavalli Lane—which was specifically designed to be a future public
street—was going to be taken away if the Summerlin Subdivision is approved.
In contrast,we were pleased to see that Meridian Planning Staff addressed the ACHD finding with
this comment:
"Staff has concerns regarding access management and potential impacts due to
the close proximity of the private road (E. Cavalli Lane) to the proposed public
road (Summerlin Drive). Staff feels the applicant and the adjacent property
owner should coordinate to develop a shared access solution."
Department Report last paragraph of E.1.
Our client is currently prepared to work with the Summerlin Subdivision developers on a shared
access.
PHASING OF STUB STREETS AND UTILITIES
The ACHD report recommended changes to two stub streets from Summerlin into the JackJack LLC
properties (Site Specific Conditions of Approval #15 and #24). Our client supports these conditions
of approval and appreciates that ACHD staff recognized that the relocated stub streets provide for
much more efficient development of the JackJack LLC properties.
However,the phasing plan proposed for Summerlin Subdivision is of concern.The properties
abutting the northern boundary are unnecessarily included in the fifth and final phase of
development, presumably to delay providing access and utilities to our client's property.
Approving the current proposal and development phasing plan would landlock the JackJack G �•
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CENTURION ENGINEERS, INC.
2323 S. Vista Ave Suite 206 1 Boise, ID 83705 1 208.343.3381
LLC properties from further development for an estimated three to five years. Future development of
our client's property is in the best interest of the City of Meridian to 1) extend the water main along
Via Roberto Lane to the east, 2) provide a secondary access to the area, and 3) minimize the conflict
of having an agricultural property in the middle of suburban homes.
We ask that the phasing plan be modified to provide stub streets and utility access to our client's
property in the first or second phase of development.A shared access as noted earlier could provide
that opportunity.
SIZING OF SEWER LINE
Our last concern is regarding the seemingly arbitrary adherence to sewer plans. Our understanding is
that the Summerlin and JackJack LLC properties are all in the same sewer drainage area.As
discussed in the pre-application meetings,the sewer pipeline to serve the area is coming from the
north through Apex Southeast and Hadler subdivisions. Inconsistent with that plan,the Summerlin
project is being allowed to connect to sewer in Locust Grove Road. Our client has no concerns with
this allowance, provided our client is afforded the same opportunity.
We request that the sewer lines be sized to accommodate the additional flows that would come from
the development of the JackJack LLC properties at suburban densities similar to the Summerlin
Subdivision (5.3 units per acre). Our client is willing to pay the increased pipe costs (if any) to
accommodate the increased flows from up to 112 additional units (5.3 x 20.93 = 111).This seems
like an equitable and fair request.
SUMMARY
In summary,we support the Summerlin Subdivision with the following changes:
1. We ask that the applicant be required to work with us on a shared access.
2. We ask that the phasing plan be modified to provide stub streets and utility access to our
client's properties in the first or second phase of development.
3. We request that the sewer lines be sized to accommodate an additional 111 homes.
Thank you for taking time to consider these important concerns.We appreciate the effort it takes to
deliberate on what developments are best for the City of Meridian and what is fair, equitable, and
right for other property owners impacted by such development.
Sincerely,
Anna B. Canning, AICP
Planning Manager
Centurion Engineers, Inc.
abcanning@centengr.com
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