HomeMy WebLinkAboutPZ - Narrative March 12, 2025
City of Meridian Planning and Zoning
33 E Broadway Avenue Suite 102
Meridian, ID 83642
RE: Solara Estates Subdivision—Ada County, ID
Application for Annexation and Preliminary Plat
On behalf of the development team, we are pleased to submit the attached applications for the
development of the Solara Estates Subdivision (Project), w h i c h i s located southeast of the
intersection of E Amity Road and South Locust Grove Road in Ada County, ID. This Project is
located within the NW1/4 quarter of Section 32, Township 3 North, Range 1 East, Boise
Meridian. The application includes two contiguous parcels identified as Parcel #S 1132223210
and 511322223320
Overview
Our applications include: 1) Annexation of approximately ±15 acre across three (3) parcels of
land from Ada County into the City of Meridian with requested zoning of R-2 from RUT
currently. The annexation includes the parcel numbers S 1132223130, S 1132223210,
51132223320. The most northly of the three lots is owned by the Church of Jesus Christ of
Latter-Day Saints, and the two (2) southern parcels are owned by Curtis and Codi Bills. The
Bills' have worked in conjunction with the Church of Jesus Christ of Latter-Day Saints so that a
path of annexation can be made for all three (3) of the parcels.
2) Preliminary Plat for a new residential subdivision consisting of 14 single-family
lots, including one existing home site to remain and five (5) additional common lots
for a total of 19 lots. The Preliminary Plat includes the parcel numbers S1132223210 and
S1132223320 and is owned by Curtis and Codi Bills. A pre-application meeting was held
with staff on January 14, 2025 to discuss viability and compliance of the proposed
plan. Amendments were made in support of the current application as encouraged by
staff.
Existing Use of the Property
The Church of Jesus Christ of Latter-Day Saints property currently has an existing building,
parking lot, and associated landscaping, the Bills' property currently has an existing home
and pasture activity associated with it. The existing buildings are proposed to be protected
and remain as is. The Church of Jesus Christ of Latter-Day Saints parcel has been used for
church related activities and the Bills parcel has historically been used for pastures and
agriculture. The land generally slopes from the south down to the topographically lower
north side of the property.
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Comprehensive Plan,Zoning and Surrounding Land Uses
The Solara Estates community totals 9.72 acres. All of which is proposed to be preliminarily
platted at this time. The City of Meridians Future Land Use Map designates the area as Low
Density Residential. The current zoning of the property is Rural Urban Transition (RUT,
County). The surrounding land uses within the immediate area are envisioned as follows:
North/South — Low Density Residential — currently a church site to the north
West — Low Density Residential
East — Medium Density Residential
Property Annexation
The Project is proposed to be annexed from Ada County into the City of Meridian.
Annexation of approximately±15 acre across three (3)parcels of land from Ada County into the
City of Meridian with requested zoning of R-2 from RUT currently. The annexation includes the
parcel numbers S 1132223130, S 1132223210, S 1132223320. The most northly of the three lots is
owned by the Church of Jesus Christ of Latter-Day Saints, and the two (2) southern parcels are
owned by Curtis and Codi Bills. This annexation follows the trend and desire to encourage
growth within the city impact area. The annexation will provide the city with an
opportunity to continue to grow sustainably and to collect taxes for improving existing
infrastructure and constructing new and beneficial city projects. This development will
allocate additional open space for the residents to enjoy.
Residential Lots and Density
The Project provides lots averaging 22,659 square feet (sf) or about a half-acre typical. The
proposed net density of the project is 1.44 dwelling units per acre [(14)/9.7=1.44 du/acre].
The development has varying lot widths and depths to accommodate different house plans
and residential lifestyles. The Project is intended to be developed in a single phase.
Open Space and Amenities
The open spaces for this Project exceed the city's code requirements. The city code for a
single-family residential development in this zoning district requires 8.0% open space, or
0.77 ± acres. We are currently providing 9.9% of total open space, or 0.965 acres.
According to the city of Meridian code, Lots 1, 6, 12, and the landscape buffer along lot 11
on the preliminary plat are qualified open spaces and 1/2 of the buffer area along Locust
Grove Road is considered qualified open space, as such, a total of 0.83 acres are qualified
open space which is 8.4% of the total site area dedicated to common open space.
A wide landscape buffer with 10' wide pathway along E Locust Grove is proposed in
accordance with city code requirements. This area reserves space for a large amount of
landscaping to buffer traffic noise and sight lines into the neighborhood. This provides a
beautiful common area for residents as well as neighbors. Quality landscaping will be
provided throughout the community. Pedestrian and bike connectivity in the area will also
benefit from the project.
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Buffered side yard type common lots are also proposed within the project to provide visual
amenities and potential stormwater management options. All common lots will be owned and
maintained by the HOA.
Streets and Utilities
The Project has been designed in general compliance with the ACHD and City of Meridian
standards. Frontage roads will be built as required by ACHD and the City of Meridian. The
applicant is requesting acceptance of the main subdivision transportation link at its location
which is slightly less than the desired typical minimum ACHD spacing from Amity Road
and its proposed future roundabout capital improvement project. The applicant recognizes
the unique limitations created by site distance separation from the hill located to the south
along E Locust Grove and believes the requested relaxation of the typical standard along
with the reduced speed limits on E Locust Grove Road entering into the roundabout
mitigates concerns for the access location as proposed.
Potable water and pressurized irrigation are all readily available to the property and will be
served by the City of Meridian. The sewer main and water main servicing the Project will need to be
extended from their existing locations within Amity Road. All utilities within the proposed
development will comply with the adopted master plans and regulations of the City of
Meridian.
Power lines along E Locust Grove will provide electrical power to all proposed lots. Special
modifications outside of normal development are not anticipated at this time.
All stormwater generated onsite will be handled and remain onsite. The current preliminary
design shows seepage beds. This preliminary design may be altered in the future based on
additional information acquired during the final design process.
As the project progresses, the applicant will continue to work with the public utilities and
associated agencies to ensure that adequate services are provided.
Neighborhood Meeting
The neighborhood meeting for this Project was held onsite at 6:00 pm on Thursday January 30th,
2025. Attendees of the meeting received a copy of the most current lot layout at the time and an
invitation to contact the project manager at any time with questions or concerns. The names of
attendees are listed on the neighborhood meeting attendance sheet.
Traffic Impact Study
A Traffic Impact Study has been provided for the project. The traffic study noted no large-scale
improvements were required for this Project to proceed.
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Landscape Plan
A landscape plan has been provided with this application.
Alternative Compliance Requests
The developer is requesting an alternative compliance for Lot 11 of Block 1 due to the impact of
ACHD's required right-of-way dedication and improvements along Locust Grove Road. ACHD
has specified that a total of 50 feet of right-of-way from the centerline is needed, along with
pavement widening extending 17 feet from the centerline, a 3-foot wide gravel shoulder, and a
10-foot wide multi-use pathway located 26.5 feet from the centerline adjacent to the site.
These requirements, in combination with the city's 25-foot landscape buffer, significantly reduce
the available space on proposed Lot 11. As a result, the existing home on this lot would be
approximately 4 feet from the landscape buffer property line, which encroaches into the required
setback for the R-2 zoning district. Additionally, the placement of the landscape buffer raises
concerns about accessibility to the home's existing garage, which faces northwest, as the buffer
further restricts usable driveway space.
To address these constraints, the developer seeks relief from the setback and landscape buffer
requirements in this specific area. The developer is proposing that the landscape buffer along the
west side of Lot 11 be reduced to % of the required size and (down to 12.5' instead of 25') and
the landscape buffer area be dedicated within an easement, not a common lot. The reduced
landscape buffer is proposed as having increased landscaping to meet the intent of the code. The
landscape architect has proposed adding an additional seven (7) trees in this area to help dampen
sound and provide a better buffer visually between the arterial roadway and the existing home.
By allowing for the alternative compliance, approval would enable the driveway to access the
existing home and remain functional. In addition, the approval of the easement would keep the
home outside of any required setbacks.
Jadon Schneider
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