HomeMy WebLinkAboutPZ - Narrative Rodney Evans+Partners,LLC
1450 W.Bannock St.
Boise,ID 83702 R_
p:208-514-3300
www.reandpartners.com
JtL 1JAFV J'WN\%+1'NFLIN k*
Landscape Architecture+Urban Planning+Land Use and Site Planning+Entitlements+Project Management
March 5, 2026
Community Development
Planning Division
City of Meridian
33 E. Broadway Ave.,Suite 102
Meridian, Idaho 83642
Re: Starling Ridge Subdivision—TBD Eagle Road,Meridian Idaho 83642;parcel#'s R8970710025&R8970710010
Annexation/Zoning/Preliminary Plat
To Whom it May Concern,
The applications before you include a request for Annexation and Zoning of a 60.43-acre site in south Meridian and for a
Preliminary Plat for the development of 237 total lots; approvals will allow the construction of 211 single-family homes,
along with associated roadway, utility,site,and landscape improvements.
Development Features:
• 60.43-acre site: 31.15 acres of buildable lots, 16.20 acres of common lots, 13.06 acres of right-of-way
• 211 single-family home lots, 26 common lots(16 of which are usable open space amenity lots,6 are for
common driveways)
• Split zoning is requested:All lots exceed the minimum lot sizes for the zones requested (R-4:8,000 sf; R-8:
4,000sf); R-4 avg. lot size of 9,440sf; R-8 avg. lot size of 5,478sf.
o Overall density of 3.49 units per acre(consistent with low density residential in comp plan)
o R-4 zone is for 24.62 acres with a proposed density of 2.15 units per acre; R-8 zone is for 34.81
acres with a proposed density of 4.48 units per acre as proposed.
0 55 buildable lots in R-4
0 156 buildable lots in R-8
• All homes will have a minimum of a 2-car garage and will include high-quality materials.
0 Lots are being developed for sale to future builders/owners.As there may be multiple builders of
homes in the subdivision,the example elevations of home models, material selections,and color
palette are not available at this time. Homes will be 1-and 2-story with materials that are typical
of the Treasure Valley area.
• Public streets are proposed with attached sidewalks(Eagle Rd.frontage will have detached sidewalks)
o Roadways will all be public(ACHD) roads,with a conversion of E.Vantage Pointe Ln.to a public
Road from S. Eagle Rd.to S.Gamely Ave. (northeast corner at connection to Skybreak Subdivision
No. 3 to the north)
o The private street will be protected to the east of that,with a rebuilt transition to the private
lane to ensure all public traffic remains on public roadways.
o Traffic Impact study is completed and was submitted to ACHD in December. We are proposing a
center turn lane on Eagle Road at the new primary entrance.
• Regional pedestrian pathway is extended along the south/west side of the Farr Lateral, including
amenities.
• Sewer and water will be extended to/through the site
• All storm water will be retained on the site,as required by law
• HOA and CC&Rs will protect architectural style and ensure long-term maintenance of the common areas.
Will work to adjust the Vantage Point HOA CC&Rs regarding maintenance of 3-acre open area (part of this
subdivision) and easement for access on E.Vantage Point Ln.
• Open space:Amenities and open space are cohesive and integrated throughout the site. Open space will
be programmed to provide passive and active recreation opportunities for residents, and a large, 3-acre
parcel is integrated into the development plans as passive walking paths, interpretive signage and
gardens, as open space buffering existing County residential subdivision to the east.
0 689,098 sq feet(15.82 acres) of open space/common lots-26.2%
0 569,244 sq feet(13.06 acres) of right-of-way dedication
The current zoning of the parcel is RUT in Ada County, and the property is proposed to be annexed into the City of
Meridian.The current property contains only various outbuildings that were associated with previous sod farm use.The
existing outbuildings will be removed from the site, along with some existing trees and shrubs along the existing private
road,Vantage Point Lane. A reduced cross section as shown on the plat is being requested from ACHD for the new public
portion of Vantage Point Lane at the north of the site(which will transition into the private road at the entry of the county
subdivision),to enable as many trees to be retained as possible.A full arborist report will be conducted to indicate the
health and condition of the existing trees,with additional recommendations for mitigation for the removal, if required.
This requested annexation,zoning,and preliminary plat are compatible with the land uses adjacent to the site and with the
overall comprehensive plan for this area of Meridian, no variances are requested with these 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 properties to the north are zoned R-8 and R-15,to the west is R-8 and R-15,to the south is Ada County RUT,with
sporadic home sites,and to the east is Ada County RUT,an existing county subdivision (Vantage Point).A split zoning of R-4
and R-8 is being requested to provide for the thoughtful transition from city to county scale development and provide for
additional single-family homes in a quickly growing area with imminent adjacent infrastructure improvements(utilities,
roads,etc.).Additionally,care was taken with the site design, lot sizes,and open space to ensure compatibility with the
adjacent subdivisions, inclusion of a three-acre open space lot heavily integrated into the design of the proposed
development and buffering the existing Vantage Point subdivision,specifically rear yards.All existing perimeter fencing will
be vinyl, and the developer will continue to coordinate with all affected neighbors.
Public roads are proposed for access to the homes,with a 33' back-to-back road section and 5'wide attached sidewalk
within a 47' right-of-way in conformance with ACHD standards.The site will primarily be accessed via a new road aligning
with the entrance to the approved Reveille Ridge entrance from Eagle Road.A secondary entrance will be from the
improved public local road,Vantage Point Lane,to the north of the site.Vantage Point Lane will be converted from a
private street to a public street from the intersection of S. Eagle Rd.to the intersection with S.Gamely Ave with a 27' back-
to-back road section and 5'wide attached sidewalk within a 41' right-of-way.This section is proposed to allow for the
retention of large, mature trees on the north and south sides of the existing Vantage Point Ln.The existing private street
accessing Vantage Point Subdivision will be protected and will remain a private street. Additional public streets will be
developed within the subdivision to provide circulation throughout the development for residents,emergency services,and
the general public. Public streets are stubbed to align with the approved Skybreak subdivision to the north, and two public
streets are stubbed at the development's southern property boundary for future extension should adjacent parcels be
redeveloped in the future. Eagle Road will be improved with additional pavement, a roadside drainage swale,and a 10'
wide sidewalk,as required.Additional right-of-way will be dedicated,and the improvements will be installed,to
accommodate any future widening of Eagle Road by ACHD in the future.The landscape buffer(measured from the back of
curb of future widening)will be 43'wide and include the sidewalk,Class I, and Class II trees,shrubs,and perennials,and be
designed using drought-tolerant plantings.
Open areas are to be included within the interior common spaces,which will provide for active and passive recreation. The
total qualified open space provided is 689,098 square feet,which equates to 26.2%of the site.With the property size of
60.43 acres,there would be 12 total points of site amenities required;the plan proposes 14 points of amenities. As shown
on the landscape plan,amenities proposed within the subdivision consist of a playground in the new main park area, a
bocce ball court, and 2 community outdoor fire rings. With the considerable integrated pathway system throughout the
development,the pedestrian and bicycle circulation system will be aligned with the canal in accordance with Meridian's
Pathway plan, linear parks(paseos)throughout the development and micro pathways. Four pet waste stations are
strategically located along the pathways,as well as a bike repair station adjacent to the pathway south of the canal.
Irrigation will be provided to the subdivision by utilizing the existing surface water rights from the Farr Lateral that runs
through the site.An irrigation pump station will be developed to ensure adequate and efficient delivery of irrigation water,
with a secondary connection to potable water to provide irrigation in the off-season.All irrigation facilities will be protected
during and after construction to ensure no interruption of irrigation water to downstream users, and all irrigation district
access and easements will be protected with no encroachments proposed.
A neighborhood meeting was held on December 1, 2025,with approximately 20 members of the public in attendance,the
majority being from the Vantage Point subdivision. A developer representative also met with the leadership of the County
Vantage Point subdivision prior to the public meeting to provide advance information and solicit questions and has had
numerous follow up phone conversations to facilitate accurate information and answer questions. The discussions at the
meetings included concerns about what would be built on the 3-acre parcel closest to the existing subdivision backing up
against the existing homes,traffic and speed on Eagle Road, HOA responsibilities and cost, proposed density of the new
development,and timing of construction. Lots have been oriented to place back yards against the canal easement on the
northeast portion of the site, incorporate a proposed open space buffer, and include landscaping and fencing.The 3-acre
site currently has an easement for the Vantage Point HOA;Vantage Point residents will maintain access to the 3-acre site in
question and there will not be any structures installed in that location. Residents of Vantage Point were appreciative to
hear that homes were not proposed to be constructed in that vicinity and provided positive feedback on the cohesion of
the open space with the development and landscaping plans. Overall, communication has been very positive and
productive.The developer will implement the required erosion control measures during construction to minimize the dust
or dirt being spread to the surrounding roads and homes.The developer intends to begin site development in late 2026
with home construction anticipated to commence in early 2027.
Ultimately,the developer and design team feel that the proposed single-family residential homes within this subdivision
will provide additional housing through thoughtful development of the site which will continue to enhance this area of
Meridian.
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