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Home My WebLink AboutPZ - Narrative Breckon Land Design Inc. Post Office Box 44465 Boise, Idaho 83711 p:208-376-5153 f:208-376-6528 oil k www.breckonlanddesign.com Landscape Architecture•Waterscape Design•Graphic Communication•Civil Engineering• Irrigation Design •Land Planning October 21, 2025 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 Shafer View Ridge Subdivision Parcel #R7824220180, E. Shafer View Drive Annexation & Rezone, and Preliminary Plat Dear Ms. Ritter: We are pleased to submit the above referenced applications for the proposed Shafer View Ridge Subdivision (hereinafter the "Project' or"Development')on behalf of our client, Riverwood Homes, Inc. Included with this submittal you will find the required applications and documents for annexing the subject property into the City of Meridian, rezoning the property to an R-4 zoning designation, and subdividing the property into 29 residential lots and 9 common lots. The total project site is 13.44 acres and is located on the east side of S. Meridian Road and south of E. Shafer View Drive. Annexation The subject property is currently zoned Rural Urban Transition (RUT) in Ada County and is within the City of Meridian Impact Area. The property abuts the city limits of Meridian on the northwest, west and south property lines. Many properties in the area are being annexed and developed within the City of Meridian leaving only a small island of Ada County property. 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 are in E. Shafer View Drive along the north boundary of the property and are readily accessible. An additional sewer and water connection is anticipated on the southeast side of the property via the proposed Mondt Meadows development. Rezone The Meridian Future Land Use Map (FLUM) designation for Parcel #R7824220180 is "Low Density Residential'which, according to Meridian Low Density Residential cut sheet, is suitable for"the development of single-family homes on large and estate lots at gross densities of three dwelling units or less per acre". The proposed Shafer View Ridge Subdivision will be zoned R-4 and will have a gross density of 2.2 units per acre. This proposed zoning designation meets the requirements of the FLUM and will provide a transition between the existing one-acre Ada County residential subdivision (Shafer View Estates)to the northeast and the higher density zoning in the recently approved Sky Ranch Subdivision to the south. The surrounding properties within the Meridian city limits are zoned R-4 to the north, R-15 to the south, with TN- R (Traditional Neighborhood-Residential)designation across Meridian Road to the west and Ada County Rural-Urban Transition (RUT)to the northeast. The proposed zoning for this property is consistent with the surrounding property. Preliminary Plat Assuming approval of the annexation and rezone, the applicant proposes to subdivide the existing 13.44-acre parcel into 29 single-family residential lots and 9 common lots. The common lots will provide large open spaces, landscape buffers, stormwater drainage facilities, a playground, and pathways throughout for connectivity. The proposed amenities meet the minimum requirement(3 points)of the City of Meridian. The noise abatement requirement along state highways calls for a berm/wall combination that extends a minimum of 10-feet above the centerline of the state highway. This requirement can be met using the existing cut bank along Meridian Road, which will act as a berm, in combination with a wall extending 10- S:\ projects\2025\25012 shafer view south\Admin\City of Meridian\Preliminary Plat\Narrative-Shafer View Ridge feet above the highway centerline. The fence will be designed to incorporate architectural elements and to break up monotonous wall planes as required by the Meridian Unified Development Code. A 10-foot-wide multi-use pathway will be constructed along S. Meridian Road. Conceptual building elevations represent high end custom homes that will be regulated by an Architectural Control Committee (ACC). The proposed subdivision is aligned with the Meridian Future Land Use Map, and it fits in with the surrounding communities. The project will be developed in one phase and will be provided with utilities as follows: • Sewer service will be provided by Meridian Sewer District through connections to existing sewer lines. The west portion of the subdivision will tie into an existing manhole located in E. Shafer View Drive to the north of the property. A second connection will serve the east portion of the subdivision by a connection to the southeast through the approved Mondt Meadows development and connecting to the existing trunk line in S SublimityAve. • Water service will be provided by Meridian Water through two points of connection consisting of an extension of the existing system located in E. Shafer View Drive and to the southeast with the proposed Mondt Meadows development. 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 detached sidewalks. We are proposing to install crosswalks on E. Shafer View Dr at the intersections with S. Snowden Way and S. Mondt Meadows Way to provide access for neighbors on the north to use the sidewalk proposed on the south side of E. Shafer View Dr. There will be two stub roads to the south providing future connections to the approved Sky Ranch and Mondt Meadows subdivisions, respectively. Each will have a temporary turnaround, built to ACHD requirements, installed as needed based on construction timing. • 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, consisting of a pump station and retention pond to be shared between Shafer View Ridge Subdivision, Mondt Meadows Subdivision and adjacent neighbors that currently take access from the Boise Project Board of Control Irrigation District via headgate 3.44, located on the north side of E. Shafer View Drive and accessing the McBirney Lateral. We are requesting a waiver for this project regarding block length. The subdivision utilizes the existing E. Shafer View Dr at the north boundary of the property. Due to the size and shape of the subject property, as well as the proposed size of the buildable lots, the design has two new connecting streets to E. Shafer View Dr to the south, and the distance between them creates a block face that exceeds seven hundred fifty(750)feet. Per UDC 11-6C-3.F3a the block face may be extended up to one thousand (1,000)feet in residential districts when a pedestrian connection is provided. A detached sidewalk is proposed on the south side of E Shafer View Dr that provides connection through the subdivision. 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 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(abbreckonld.com. Sincerely, Breckon Land Design, Inc. i / + 1 Gregg Davis, Project Manager Cc: File, Dan Johnson 2