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Home My WebLink AboutPZ - Narrative Rodney Evans+Partners,LLC 1450 W.Bannock St. Boise,Idaho 83702 p:208-514-3300 www.reandpartners.com R�F1f�14'IX3�*��'Skk�Fk� Landscape Architecture+Urban Planning+Land Use and Site Planning+Entitlements+Project Management October 15,2024 Community Development Planning Division City of Meridian 33 E. Broadway Ave.,Suite 102 Meridian, Idaho 83642 Re: Lennon Pointe Subdivision Preliminary Plat and Private Street Applications—Letter of Explanation 1515 W. Ustick Rd., Meridian, ID 83646 To Whom it May Concern, The application before you is for the Preliminary Plat of the Lennon Pointe Subdivision located on 8.8 acres at 1515 W. Ustick Rd., Meridian, ID 83646.This application also includes a Private Street application.This project was previously granted approvals with case H-2021-0071 for the Annexation-Zoning, 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.Additionally, pathway and public utility easements were recorded pursuant to the approvals and layout of the project. Due to a lapse of the previous approvals for the Preliminary Plat and Private Street, the developer is re-applying with the revised plans that were approved with a final plat application (FP-2023-0004).These plans reflect all agency comments and previous approvals,and conform with the current UDC for the proposed development. The proposed Preliminary Plat is in substantial conformance with the previous approvals and consists of 50 total lots,of which there are 41 single-family lots, 1 multi-family lot, 1 commercial lot, and 7 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 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(approximately 1.44 acres)and R-15 (approximately 7.36 acres)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 preliminary 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 preliminary 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. is being requested (and 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 formal alternative compliance application will be included with the final plat application submitted upon approval of the Preliminary Plat. During a follow-up pre-application with the City planning staff,the alignment of the regional pathway was discussed,and a re-alignment of that pathway has been requested.This revised alignment is reflected in the submitted plans and does not change the amenities or open space provided with the project.A revised pathway easement will be required and will be submitted with the follow-up final plat applications,to ensure the pathway is fully contained within that public easement. During the additional neighborhood meeting required for the resubmittal of the application, concerns of traffic, privacy, home/property values,and compatibility with the single-family subdivision to the east and south were discussed. Previous revisions to the plans had been made to address these concerns, and these changes are included in the submitted plans. Further coordination with adjacent neighbors will occur to ensure fencing, landscaping,grading,and privacy concerns are addressed during redevelopment of the site. Ultimately,the current proposed application fully complies with the previous approvals,as well as any conditions of approval contained within the previously-granted annexation and zoning approval (H-2021-0071),that had unfortunately lapsed prior to work commencing. No changes to the plan are proposed beyond those necessary to comply with previous staff review and conditions, as well as any updated sections of the UDC.Any revisions to the easements for pathways and public utilities will be addressed at final plat application and/or record drawing production after installation of improvements. 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 Ben Semple, PLA Principal,Senior Landscape Architect