HomeMy WebLinkAboutPZ - Narrative Breckon Land Design Inc.
Post Office Box 44465
Boise, Idaho 83711
p:208-376-5153
f:208-376-6528
www.breckonlanddesign.com
Landscape Architecture•Waterscape Design•Graphic Communication •Civil Engineering• Irrigation Design •Land Planning
December 12, 2024
Ms. Linda Ritter, Associate Planner
City of Meridian Community Planning Dept.
33 E. Broadway Ave., Suite 102
Meridian, Idaho 83642
P: 208-884-5533
RE: Entitlement Application for Mondt Meadows Subdivision—
Parcel S1131346605/6162 S Tarrega Ln and S1131346650/6101 S Tarrega Ln
Comprehensive Plan Amendment, Annexation and Rezone, and Preliminary Plat
Dear Ms. Ritter:
We are pleased to submit the above referenced applications for the proposed Mondt Meadows Subdivision (hereinafter the
"Project"or"Development") on behalf of our client, Mondt Properties, LLC. The total project site is 10.25 acres and is
located on the east of S. Meridian Road and in between E. Shafer View Drive and E. Lake Hazel Rd.
The intent of this entitlements process is a comprehensive plan map amendment along with the annex and rezone of both
parcels. In addition, we propose to subdivide parcel S1131346605 (5.25 acres) into 4 residential lots and 1 common lot,
and the east half of parcel S1131346650 (2.5 acres) into 6 residential lots and 3 common lots. The west half of parcel
S1131346650 contains an existing residence and will be shown as a "Future Phase" on the preliminary plat to be
developed by the property owner at a later date.
Annexation and Rezone
The property is currently zoned Rural Urban Transition (RUT) in Ada County. It is within the City of Meridian Impact Area
and is adjacent to the Meridian City limits on the east and west. The existing Shafer View Estates subdivision is located in
Ada County to the north of the subject property and consists of roughly 1-acre residential parcels. The proposed Mondt
Meadows Subdivision will have a gross density of 1.26 units per acre. The future development phase will also be designed
at a gross density of 3.2 units per acre.
The subject property is two relatively small parcels of Ada County land nearly surrounded by the City of Meridian.
Annexation into the City of Meridian will create continuity in jurisdiction and will support the orderly development of the City
of Meridian. Additionally, City water and sewer utilities exist in S. Sublimity Avenue along the east boundary of the property
and are readily accessible.
The applicants are proposing a rezone of the west half of S1131346650 to an R-4 designation and a rezone of the
remaining east half of S1131346650 and all of S1131346605 to an R-2 designation in conjunction with the annexation of
the property. The proposed gross density of the R-2 area will be 1.3 units per acre, with larger lots adjacent to the Shafer
View Estates lots to the north. The R-4 zoning on the western parcel, to be developed in the future, is projected to have
greater than 3 units per acre.
S:\_projects\2020\20021 Shafer View Drive Sub\Admin\Agency Correspondence\City of Meridian\Annex& Rezone\S ubm ittal Letter
Comprehensive Plan Amendment
The surrounding properties are zoned R-15 to the west, with R-8 and R-15 properties to the east and Ada County Rural-
Urban Transition (RUT)to the south. The Meridian Future Land Use Map designates both of these parcels as Medium
Density Residential which allows for"dwelling units at gross densities of three to eight dwelling units per acre". The
proposed density for the R-4 zone designation aligns with the Medium Density designation. However, the proposed density
for the R-2 zone designation aligns with a Low Density Residential designation and requires a Comprehensive Plan
Amendment. The Low Density Residential designation 'allows for the development of single-family homes on large and
estate lots at gross densities of three dwelling units or less per acre. These areas often transition between existing rural
residential and urban properties'. The proposed zoning for these properties provides a transition between the estate lots to
the north and the pending higher densities to the west, south and east.
Preliminary Plat
Assuming approval of the Annexation and Comprehensive Map Amendment, the applicant proposes to subdivide the 5.25-
acre parcel, S1131346605, into 4 residential lots. The eastern 2.5-acres of parcel S1131346650 would be subdivided into
6 residential lots while leaving the western 2.5-acres as a separate future phase. The common lots will provide open
space, large landscape buffers and stormwater drainage facilities in addition to the following amenities: 1) an outdoor fire
ring, and 2) pergola. The amenities being provided exceed the minimum requirement of two amenity points. A 6-foot vinyl
fence will be placed along the perimeter of the four lots accessed from the gated common driveway, as well as along the
roadside common areas, to provide visual separation and noise protection for the future subdivision residents. A 6-foot
open vision fence will be used where common areas separate two properties. Example building elevations are provided
with this application, representing high end custom homes of standard modern farmhouse or craftsman style that will be
regulated by an Architectural Control Committee (ACC).
Although separate projects, the intent is to entitle and construct Shafer View Estates South to the north of this project on
the same timeline and to leverage that for both water connection and road connectivity. Both projects are under the same
developer and engineering firm.
The project will be developed in two phases and will be provided with utilities as follows:
• Sewer service will be provided by Meridian Sewer District through connection to the existing sewer located in S
Sublimity Way to the east of the property.
• Water service will be provided by Meridian Water through a connection of the existing system located in S
Sublimity Way to and through to E Shafer View Drive in Shafer View Estates South. Water will be for domestic use
and for fire protection.
• Streets throughout the development will be built to Ada County Highway District(ACHD) standards and the right-
of-way dedicated to the public. Streets will include curb, gutter and attached or detached sidewalks and will take
access from S Sublimity Way to the east of the property. At the north boundary of the project, a temporary cul-de-
sac is shown as a turnaround option with the intent that through access will be obtained by simultaneous
construction of a connection to E Shafer View Dr through Shafer View Estates South.
• A pressurized irrigation system using existing surface and groundwater rights will serve all lots and open space
throughout the project. The homeowner's association will own and operate the irrigation system. Surface irrigation
water will come from the Boise Project Board of Control Irrigation district.
A traffic impact study is not required for this project. The project is not in a regulated flood plain. There are no known
adverse health, safety, or environmental issues.
The development will not negatively affect the continuity of the capital improvement program. The public is not expected to
financially support the services required for the development. The property taxes post-development will provide greater tax
revenue to the City than continuing the agricultural use.
In summary, the proposed Comprehensive Map Amendment, Annexation and Rezone, and Preliminary Plat for this
property will support the orderly development of the City in accordance with the City code and in a manner consistent with
the surrounding communities. We believe this project will be an asset to the City of Meridian. If you have any further
questions or comments, please contact me at 208-376-5153 or via email at gdavis(cD_breckonld.com.
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Sincerely,
Breckon Land Design, Inc.
i
V t
Gregg Davis, Project Manager
Cc: File, Trevor Lawhorn
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