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Home My WebLink AboutCC - Narrative THE LAND --`'�- GROUP June 12, 2025 Bill Parsons City of Meridian, Development Services 33 E. Main Street Meridian, Idaho 83642 RE: Pickleball Court Subdivision—Annexation, Rezone, Preliminary Plat Applications Dear Bill: We are pleased to submit the enclosed final plat application for the Pickleball Court Subdivision. The project site is located on the northeast corner of N.Joy St. and W. McMillan Road, at 4050 W. McMillan Road in Meridian, Idaho.The Land Group, Inc. is pleased to represent the applicant/developer, Gardner Homes Idaho, LLC,for these applications. The final plat, as submitted, is in conformance with and meets all requirements or conditions of the preliminary plat as approved on August 9, 2022 (H-2022-0025). The proposed development is in conformance with all requirements and provisions of the UDC. The Pickleball Court Subdivision includes approximately 4.58-ac with 15 total lots, including 13 single-family residential lots and 2 common open space lots. CITY/AGENCY COMMENTS&CONDITIONS A. PLANNING DIVISION 1. A Development Agreement (DA) is required as a provision of annexation of this property. Priorto approval of the annexation ordinance,a DA shall be entered into between the City of Meridian and the property owner(s)/developer at the time of annexation ordinance adoption, and the developer.A final plat will not be accepted until the DA is executed and the Annexation and Zoning ordinance is approved by City Council. TLG Response: DA was executed on October, 4, 2022 Currently,a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA.The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall,at minimum, incorporate the following provisions: a. Future development of this site shall be substantially consistent with the approved plat, landscape plan (including proposed open space and p+ct+leball sports court amenity),and conceptual building elevations included in Section VII and the provisions contained herein. TLG Response: Noted b. The rear and/or sides of homes visible from W. McMillan Road (Lots 1-4)shall incorporate articulation through changes in two or more of the following: modulation (e.g. projections, recesses,step-backs, pop-outs), bays, banding, porches, balconies, material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street.Single-story structures ore exempt from this requirement. TLG Response: Noted Preliminary Plat Conditions: 2. The preliminary plat included in Section VILB,dated March 18,2022,shall be revised as follows prior to submitting for Final Plat approval: a. Ensure all lots meet the minimum lot size requirement for the requested R-4 zoning district of 8,000 square feet. TLG Response: Noted b. Any existing accesses to W. McMillan Road shall be closed upon development of the site. TLG Response: Noted, the access is at W Riva Capri Street for this subdivision c. Correct the plat to show Lot 7 to take access from the common drive, Lot 6 OR revise the plat to show Lot 4 with the minimum required street frontage of 30 feet when along a curve and remove the common drive altogether. TLG Response: Noted, the plat is revised, and each buildable lot meet minimum street frontage requirements d. Depict the required 5-foot wide detached sidewalk within the landscape buffer along W. McMillan Road and place it at least four(4)feet north of the ultimate right-of-way line to allow for landscaping on both sides of the sidewalk and ensure it is detached from the roadway and allow the 25-foot buffer to be measured from the ultimate right-of-way instead of the back of the sidewalk, per UDC 11-313-7C.1a OR place said sidewalk within ACHD right-of-way perthe ACHD condition of approval. TLG Response: Noted, sidewalk is place within ACHD ROW 3. The landscape plan included in Section VII.C,dated March 18,2022,shall be revised as follows prior to submitting for Final Plat approval: a. Depict the detached sidewalk along W. McMillan Road in accord with UDC 11-313- 7C.1a, as noted above. TLG Response: Noted b. Depict the location of the noted pickleball sports court amenity within Lot 12 and provide a detail of the amenity. TLG Response:The pickleball court is now open due to limited easement space in Lot 12. c. Depict the correct amount of vegetative ground cover per UDC 11-313-7 in the landscape buffers along N.Joy Street and W. McMillan Road. TLG Response: Noted d. Clarify in the landscape calculations table the class type of the trees proposed and ensure the Joy Street buffer complies with UDC 11-313-7C.3 that requires at least 25% of the required trees to be Class II. TLG Response: Noted 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 - 208.939.4041 • thelandgroupino.vom e. Include any and all tree mitigation information per UDC 11-313-10 standards. TLG Response: Noted f Add an exhibit and detail to the landscape plan that shows how the gravity irrigation holding pond(a portion of Lot 5)will be constructed and what it will look like,consistent with UDC 11-3G-3B.6 standards. TLG Response: Noted, please see C7.01 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-5 for the R-4 zoning district. TLG Response: Noted 5. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. TLG Response: Noted 6. The Applicant shall comply with all ACHD conditions of approval. TLG Response: Noted 7. Lots 13-17 shall take access from the proposed internal local street(W. Riva Capri Street) and not to N.Joy Street,consistent with UDC 11-6C-3A.1. TLG Response: Noted, all lots are taking access from W. Riva Capri Street 8. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-15, UDC 11-313-6 and MCC 9-1-28. TLG Response: Noted 9. An exhibit shall be submitted with the final plat application for the lots accessed bythe common driveway(Lot 6)that depicts the setbacks,fencing, building envelope and orientation of the lots and structures in accord with UDC 11-6C-3D. Driveways for abutting properties that are not taking access from the common driveway(s)shall be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5- foot wide landscaped buffer. TLG Response: The common driveway(Lot 6) is eliminated. 10. Upon completion of the landscape installation,a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-313-14. TLG Response: Noted 11. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer signature on a final plat within two years of the date of the approved findings; or 2)obtain approval of a time extension as set forth in UDC 11-613-7. TLG Response: Noted,time extension (TED-2024-001)was obtained.The expiration date is August 9, 2026. 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 - 208.939.4041 • thelandgroupino.com B. PUBLIC WORKS Site Specific Conditions of Approval 1. Water line in Joy Street in front of development is not existing and needs to be extended to W. McMillan Road. TLG Response: Noted, 8" water line connect to existing 8" water main at W. McMillan Road (C5.00). 2. Provide 20' easement in lot 12 and 20' easement along the north side of Lot 13 for potential future water loop back to Joy Street. TLG Response: Noted 3. Ensure no sewer services pass through infiltration trenches. TLG Response: Noted 4. The geotechnical investigative report prepared by Atlas Technical Consultants, LLC indicates some very specific construction considerations.The applicant shall be responsible for the adherence of these recommendations. TLG Response: Noted We appreciate the opportunity to formally present this application to the 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. I can be reached via email at tamara@thelandgroupinc.com. Sincerely, Tamara Thompson Director of Client Services The Land Group, Inc. Enclosures- Final Plat Application and specified supporting attachments 462 East Shore Drive, Suite 100, Eagle, Idaho 83616 - 208.939.4041 • thelandgroupino.com