PZ - Narrative October 8, 2020
City of Meridian
Planning and Zoning Commission and City Council
c/o City of Meridian Planning Department
33 E. Broadway Avenue
Meridian, ID 83642
RE: Cache Creek Subdivision
Annexation,Rezone,and Preliminary Plat Applications
Dear Commissioners and City Council Members:
On behalf of Schultz Development, LLC and Challenger Development, Inc, please accept these
applications for annexation, rezone, and preliminary plat for the Cache Creek Subdivision located at
1560 E. Victory Road and 2955 S. Locust Grove Road. We are requesting annexation and rezone from
County RUT to R-4 and a preliminary plat for 41 building lots and 4 common lots on 13.99 acres.
Existiny,Master Plan and Zoning
The property is currently Ada County RUT and shown as Low Density Residential on the Meridian
Comprehensive Plan and Future Land Use Map. The property is adjacent to the following subdivisions:
West- Cabella Creek(R-4)
North- Salmon Rapids (R-4)
Northeast—Sherbrooke Hollows (R.-4)—across Locust Grove
East— Sageland(R-8)—across Locust Grove
Southeast—Tradewinds (R-8)—across Locust Grove/Victory
South—Undeveloped RUT—across Victory
Southwest—Tuscany Village (R-8) across Victory
Proposed Zoning
In accordance with the Meridian Comprehensive Plan and to be compatible with the adjacent Cabella
Creek and Salmon Rapids Subdivisions,the site is proposed to be zoned R-4.
Site Statistics
The proposed site statistics are as follows:
Qualified
Zoning Building Lots Gross Densfty Open S ace
R-4 41 2.93 15.9%
Sewer Service
The Cache Creek Subdivision will be serviced by 8-inch sewer mains located in the stub streets from
Cabella Creek Subdivision to the west and have adequate depth for service.
Water Service
The Cache Creek Subdivision will be serviced by 8-inch water mains located in the stub streets from
Cabella Creek Subdivision to the west.
Pressure Irrigation
Pressure irrigation will be provided by Nampa& Meridian Irrigation District(NMID)via pressure
irrigation mains adjacent to the site from the Cabella Creek Subdivision. The existing NMID pump
station in Cabella Creek will be upgraded to increase the service capacity.
Gravity Irrigation
The site has a private irrigation delivery lateral running from Locust Grove Road to the northwest into
Sahnon Rapids Subdivision at the rear of the Carrington Lot(Lot 18, Block 2). The lateral will be piped
and connected to the existing delivery points to maintain the irrigation delivery.
The Ten Mile Creek is proposed to remain open due to the large size of the facility.
Flood Zone
The current FEMA map for the site indicates a Zone"AE"located in the southwest corner of the site
along the Ten Mile Creek. The flood zone appears to be limited to the Ten:Mile Creek easement and a
small portion of the proposed ACHD retention pond area with no impact to the Cache Creek building
lots.
Roadways and Stormy Drainage
The site is immediately accessible to 2 stub streets provided by the Cabella Creek Subdivision to the
west with connections to both Victory Road through Cabella Creek and Locust Grove Road through
Salmon Rapids. No new roadways connections will be made to either Victory Road or Locust Grove
Road by this property. In addition, the existing Carrington house to remain on Lot 18,Block 2 will no
longer access Locust Grove Road. The existing driveway connections will be replaced with a landscape
buffer and new driveways will be constructed for the 1.23-acre lot to take access through the Cache
Creek Subdivision_
All interior roadways will be 33' back to back of curb with detached 5' sidewalks and 8' tree-lined
parkstrips.
Storm drainage for the interior roadways will be mitigated by an underground seepage bed in the large
park area in accordance with ACHD design criteria located in the center of the site.
Storm drainage for the exterior roadways has been coordinated with an ACHD storm drain retention
pond area designated in the southwest corner of the site for the Victory/Locust Grove Widening and
Roundabout project to be constructed in 2022 by ACHD. The lot is approximately 25,000 square feet
with ample room for storm drainage and a pathway connection to Victory Road. At that size and with
roadways on two sides,the common lot/retention pond area will qualify for extra qualified open space
when landscaped to Meridian standards for retention ponds.
Amenities
The site has a 3/4-acre centrally located park area with a playground, connecting sidewalk, and benches.
In addition, a connecting pathway is proposed in the southeast corner of the site for a connection to
Victory Road near the Ten Mile Creek. The Cabella Creek Subdivision has previously constructed a
regional pathway on the south side of the Ten Mile Creek adjacent to the site.
With the central open space, 8-foot-wide parkstrips, and I/2 of the 25' wide landscape buffers adjacent to
Victory and Locust Grove, and the 25,000 square foot ACHD retention area,the site has 2.23 acres or
15.9% of qualified open space. Without the landscaped ACHD retention area,the site has 1.66 acres or
11.9% of qualified open space.
Lot Size and Architecture
The site has been designed in accordance with R-4 dimensional standards with lot sizes ranging from
8,003 SF to 13,281 SF and the existing Carrington house will remain on a 53,668 SF/1.23 acre lot
converted to City services (Lot 18, Block 2).
The average lot size, without the Carrington lot, is 8,959 SF.
This ample R-4 lot size allows a variety of single and two-story products with 3-gar garages and homes
ranging from 1,800 SF to 3,300 SF similar to the photos provided in the application.
The homes on Lots 19-22, Block 2 backing up to the Carrington lot will be limited to single-story.
Variances
The site design for the Cache Creek Subdivision exceeds the minimum requirements of the R-4 zoning
ordinance and no variances are requested with this application. However,we are requesting "alternative
compliance" for the reduced landscape buffer width for a portion of the Locust Grove Road landscape
buffer adjacent to the existing Carrington house (Lot 18, Block 2) due to the geometry required for the
new interior driveway conversion.
Summary
The proposed annexation, rezone, and preliminary plat applications for the Cache Creek Subdivision
carefully considered all aspects of the Meridian Zoning Ordinance,the Meridian Comprehensive Plan,
site location, surrounding neighborhoods, and the housing market in Meridian to develop a high-quality
residential development that exceeds the minimum development standards and provides compatible
design characteristics with the surrounding neighborhood_ We respectfully request your approval of
these applications.
Sincerely,
Matt Schultz
Schultz Development LLC