PZ - Narrative November 91h 2020
Honorable Mayor and City Council
City of Meridian
33 E. Broadway Ave.
Meridian, Idaho 83642
RE: Tetherow Crossing Subdivision—Preliminary Plat& Re-Zone Applications
Dear Mayor and Council,
As representative for Hayden Homes Idaho, LLC, we respectfully request that the City accepts the
attached Preliminary Plat application for the Tetherow Crossing Subdivision. The application
includes a Preliminary Plat and Re-Zone for an existing 7.58 acre parcel located along W. Ustick
Rd.,just east of N. Linder Rd., in Meridian, Idaho. The property is currently located in Ada County
with a rural transition (RUT) zoning designation and is proposed to be re-zoned to R-8. The project
is an infill development and includes a proposal for approval of 46 single-family, detached,
building lots and 8 common lots with a project gross density of 6.07 units per acre.
The enclosed application has been prepared in accordance with the requirements of the
Meridian City Code (M.C.C.).
Rezone
The property is requested to be zoned R-8 with a gross density of 6.07 units/acre, which is
consistent with the Future Land Use Map (FLUM) designation of medium density residential that
allows for 3-8 units/acre. The property is bordered to the west by the Edington Commons
residential subdivision (R-15). and an undeveloped mixed-use parcel zoned C-C located at the hard
corner of N. Linder Rd. and W. Ustick Rd. The property is bordered to the east by the Woodburn
West Subdivision (R-8), and an undeveloped parcel zoned R-8. The property is bordered to the
north by an undeveloped medium density residential parcel, and to the south by W. Ustick Rd. The
proposed R-8 zoning designation is an appropriate land use for this parcel and will be a harmonious
addition to the adjacent land uses and surrounding area.
Preliminary Plat
Building Lots and Density
The project includes 46 single family detached homes and 8 common lots with a gross density of 6.07
units per acre. The proposed building lots range in size from 4,000 sq. ft.to 5,823 sq. ft., with an
average size of 4,236 sq.ft. The development will include public streets, public utility infrastructure, a
pressure irrigation system, qualified open space, and site amenities. Building setbacks will be as per the
M.C.C. for an R-8 zoning designation.
6213 N.Cloverdale Road,Suite 125 Boise,Idaho 83713 T.208.846.8955, F.208.846.8956
Roadways and Access
All streets will be public and will be constructed to Ada County Highway District (ACHD) standards.
Access will be taken from two existing street stubs (W. Woodpine St.) located at the west and east
ends of the project. A new access with be constructed to W. Ustick Rd. that will align with NW 12 1h
Dr. across W. Ustick Rd. New stub streets will be constructed to the undeveloped parcels to the
north and to the east. We've reviewed the specifics of the proposed development access
arrangement, and the internal street design, with ACHD without objection to our proposal.
The project internal street design includes a 33-foot street section (parking on both sides)with 5-
foot wide attached sidewalks. Concrete pedestrian micro-pathways are provided within the large
central common area, and within a pedestrian connection to the mixed-use residential property to
the southwest of the site.
Open Space, Common Areas& Landscaping
The Meridian City Code requires that the proposed development provides 10%qualified open space
and (1) amenity. The project proposal exceeds the minimum requirements and provides 13.46%
qualified open space and through:
1. A 0.77 acre centrally located common area that is greater than 50' x 100' (Lot 1, Block 6)
that will include an open grass play area, micro pathways, a children's play structure, a trash
can and sitting benches. This feature serves as a central common area within the
development that can be utilized by residents and their children to gather and recreate.
2. A sitting area located on Lot 1 of Block 3 that includes a bench, trash can and a pet station.
The lot will be landscaped with grass and can be utilized for open play.
3. A micro-path pedestrian connection from the development to the future mixed-use
residential parcel to the west.
All landscaping and amenities located within common lots and will be owned and maintained by a
Homeowners Association that will be established for the subdivision.
Shared Driveways
The subdivision includes shared driveways for Lots 15, 16 & 17 of Block 3. Shared driveway
requirements, including easements, and landscaping and a concrete pad for trash cans will be
provided in accordance with the M.C.C.
Stormwater Drainage
Project storm water from the ACHD right-of-way will be detained on site within subsurface drainage
facilities located within common lots across the site. Lawn will be planted over the stormwater
drainage facilities with the common lots and will not impede the ability to utilize the common lots
as qualified open space. Drainage facilities will be designed in accordance with the ACHD
requirements.
Water&Sewer
The subdivision will be served by the City of Meridian municipal water and sewer system. A
connection to the City's potable water system is available at each end of W. Woodpine St. Water
will be stubbed to the vacant mixed-use residential parcel located to the southwest of the site in
accordance with the City of Meridian Public Works Dept. request. City sanitary sewer will be
6213 N.Cloverdale Road,Suite 125 Boise,Idaho 83713 T.208.846.8955, F.208.846.8956
extended from the existing sewer stub located within the W. Woodpine St., and from an existing
gravity sewer located in W. Ustick Rd.
Pressure Irrigation
The project will include a pressure irrigation system to serve all lots. The system will be owned and
operated by the homeowner's association. Surface water is delivered to the site at the southeast
corner of the parcel along W. Ustick Rd. Back-up pressure irrigation will be provided from a
metered, backflow protected, connection to the City's potable water system.
The Tetherow Crossing Subdivision will be a quality and compatible addition to the immediate area
and the City of Meridian. The project will benefit the public interest by providing desirable, diverse
housing needs to this area of the City, while allowing for the continued improvement and expansion of
public services. We look forward to working with you and your staff and request approval of this
project. Please feel free to contact me at (208) 867-3954 with any questions or concerns.
Sincerely,
Erickson-G-vil, I nc.
Ros E P.E.
Project Manager
6213 N.Cloverdale Road,Suite 125 Boise,Idaho 83713 T.208.846.8955, F.208.846.8956