PZ - Project Narrative r i k°tea�
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PLANNING SERVICES Boi,e,
September 2, 2020
Mr. Joseph Dodson
City of Meridian Planning Division
33 E. Broadway Avenue, Suite 102
Meridian, ID 83642
RE: HORSE MEADOWS SUBDIVISON
710 N. BLACK CAT ROAD
REZONE AND PRELIMINARY PLAT APPLICATIONS
UPDATED PROJECT LETTER FOR REVISED PRELIMINARY PLAT
Dear Mr. Dodson:
Please accept this updated project description for the applications submitted on behalf of Black Cat
30 LLC for the above reference parcel. In response to Meridian Staff comments and feedback
received from ACHD, the plat has been updated.
PROJECT OVERVIEW - Updated
Horse Meadows Subdivision now has 26 buildable lots with an enlarged common area at the
northeast corner. A public alley will provide access for the lots adjacent to Pine Avenue and a
public street willl connect the two north/south streets with block lengths less than 150-feet long to
better facilitate emergency access in the subdivision. Open space in the subdivision stands at just
short of 1 acre and the initially proposed gazebo has been replaced with a children's play area/tot
lot.
The originally submitted conceptual residential elevations carry forward with the revised plat. The
new layout provides an opportunity for three different configurations: alley loaded with front
elevations addressing the street;traditional residential configurations (garage facing the street); and
the opportunity for side loaded garages. This will enhance the attractiveness of the subdivision and
replace a homogenous feel with a more varied aesthetic.
Landscaping will remain the same with detached sidewalks and an interior pathway through the
common lot in the NE corner providing pedestrian connectivity to the detached sidewalk along Pine
Avenue.
The project remains an ideal location for easy access to a variety of services well within walking
and biking distance of schools, parks, and shopping and retail. Proximity to the Ten Mile Creek
Pathway included in the Meridian Master Pathway and other community amenities will support the
LAND USE PLANNING - DUE DILIGENCE - INDIVIDUAL ASSESSMENTS
Meridian lifestyle for the future residents. The gross and net density will be slightly less than the
originally proposed layout with the reduction in the buildable lot count.
ACCESS
The revised Horse Meadows preliminary plat carries forward the intent to retain,untouched, the
1990 Access Easement which provides access to three parcels to the east and southeast of the
subject site. The preliminary plat takes access exclusively from Pine Avenue. Two public street
connections are provided to the easement area but will be barricaded as required by ACHD
indicating a potential future public street connection to the south. This historic easement will
continue to function as it does currently. Horse Meadows Subdivision will generate 26 PM Peak
Hour vehicle trips.
Roads will be constructed to ACHD standards. A release of the previously approved subdivision
sidewalk easement for the benefit of ACHD is in process and nearing completion.
LANDSCAPE PLAN
As shown on the originally submitted landscape plan, a 20-foot wide buffer is proposed for Pine
Avenue and the Black Cat Road buffer will be 25-feet. Fencing abutting common lots and open
space will remain the same with open vision and closed vision in compliance with the Meridian
Unified Development Code. No changes are anticipated to the proposed tree counts and plant
materials.
The development team will work with NMID to dedicate the appropriate amount of water rights
needed to serve the site with pressurized irrigation and will connect to the existing PI Pump Station
near the site.
The applicant and project team appreciates the time staff provided to discuss the plat and their
comments related to layout.
Please do not hesitate to contact me if you have questions or need additional materials.
Best regards,
RILEY PLANNING SERVICES LLC
4,V57-,+N-FIUD
Penelope Constantikes
Principal
LAND USE PLANNING - DUE DILIGENCE • INDIVIDUAL ASSESSMENTS