HomeMy WebLinkAboutCC - Narrative Rodney Evans+Partners,LLC
1450 W.Bannock St.
Boise,Idaho 83702 R_+
p:208-514-3300
www.reandpartners.com IP
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Landscape Architecture+Urban Planning+Land Use and Site Planning+Entitlements+Project Management
May 26, 2026
Community Development
Planning Division
City of Meridian
33 E. Broadway Ave.,Suite 102
Meridian, Idaho 83642
Re: Lennon Pointe Subdivision Final Plat Application—Letter of Explanation
1515 W. Ustick Rd., Meridian, ID 83646
To Whom it May Concern,
The application before you is for the Final Plat of the Lennon Pointe Subdivision located on 8.8 acres at 1515 W. Ustick Rd.,
Meridian, ID 83646.Alternative Compliance is also requested for the open space and pathway tree requirements,as
outlined in the narrative and shown on the landscape plans.This project was previously granted approvals with case H-
2021-0071 for the Annexation-Zoning, Preliminary Plat,and Conditional Use Permit.The annexation ordinance was
approved and finalized through City of Meridian Ordinance No.22-1977 and recorded with Ada County as instrument
number 2022-041097.Additionally, pathway and public utility easements were recorded pursuant to the approvals and
layout of the project. Due to a lapse of the previous approvals for the Preliminary Plat and Private Street,the developer re-
applied and received approval of the subdivision under case H-2024-0060 with the revised plans that were approved with a
final plat application (FP-2023-0004).These plans reflect all agency comments and previous approvals, and conform with
the current UDC for the proposed development.
The proposed Final Plat is in substantial conformance with the approved Preliminary Plat and consists of 50 total lots,of
which there are 41 single-family lots, 1 multi-family lot, 1 commercial lot, and 7 common lots. No changes are requested to
the lot count,orientation,or any aspects of the project that were approved as part of the preliminary plat.An extension of
W. Pebblestone Dr. (public) has been completed and connected at the south boundary of the project,which provides 2
points of access from public right-of-way to and through the site.The Meridian Fire Department has approved the access
and circulation that is proposed to fulfill emergency access requirements.The private streets,a shared driveway,and
service drives on the multi-family and commercial lots,will provide full site circulation for vehicular travel,with sidewalks
and pathways throughout the development providing safe pedestrian circulation. Private streets will be built to public
roadway standards,as is required by the City of Meridian and Ada County Highway District policies.The development has a
private street maintenance agreement executed to ensure long-term maintenance is completed to keep the private street
up to public street standards.This agreement outlines all aspects of the mixed-use development for ingress,egress,and
internal circulation,as well as to establish cost sharing for all maintenance-related issues.A copy of this agreement is
included with the application.
No variances or waivers are requested with the application,and all future construction will comply with the density, lot size,
setbacks,and other applicable provisions within the City of Meridian's UDC.The proposed final plat and overall project is in
full compliance with the requirements and provisions of the City of Meridian UDC as well as with acceptable engineering,
architectural,and surveying practices and local standards.The final plat is also compatible with the land uses adjacent to
the site and with the overall comprehensive plan for this area of Meridian.
Open space and landscaping will be provided within the project with walking paths connected from the internal sidewalks
to the proposed sidewalk improvements along N. Linder Rd.and W. Ustick Rd.,a large open space area at the SW of the
site,and various plazas, and a play space for residents' use.As there is a substantial encumbrance on the site due to
multiple canal/irrigation facilities,alternative compliance with the landscape buffers along N. Linder Rd. is being requested.
The request for alternative compliance is supported by the City of Meridian staff reports from cases H-2021-0071 and H-
2024-0060, in which staff stated, "Because of the extensive impediment these two irrigation facilities create in this area of
the site,Staff does not find it feasible to comply with this code requirement in its fullest extent as it would require half of
the site to shift to the east reducing the width of the MEW in the center of the development.Staff finds the trees that are
allowed outside of the easement area,the placement of the access point to Linder,and the separation of the townhome
units from Linder offer appropriate and adequate landscaping and buffering. However,to formalize this finding and comply
with code,the Applicant should apply for Alternative Compliance with the first final plat application."Additionally, UDC 11-
3E-12C.2 requires one tree per 100 linear feet of pathway, but due to the pathway being contained within the irrigation
easement,trees are not allowed to be planted. In areas where the pathway is adjacent to property outside of the
easement,trees are provided. Due to this condition,alternative compliance was also requested for the pathway tree
requirement.The means of alternative compliance with the applicable code sections, both for the road frontage and
pathway trees, is through the planting of the total required number of trees for the project throughout the site and outside
of the irrigation easements.The formal alternative compliance application is included with this final plat application.
Ultimately,the current proposed application fully complies with the previous approvals,as well as any conditions of
approval. No changes to the plan are proposed beyond those necessary to comply with previous staff review and
conditions,as well as any updated sections of the UDC.Any revisions to the easements for pathways and public utilities will
be addressed with record drawing production after installation of improvements.
We believe that this proposed project will create high-quality housing and commercial development,while enhancing the
surrounding existing neighborhood, by providing for the infill redevelopment of this parcel.The project meets multiple
goals of the comprehensive plan and will conform with all applicable sections of the City of Meridian UDC.
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