PZ - Narrative r Breckon Land Design Inc.
Post Office Box 44465
Boise, Idaho 83711
=J, p:208-376-5153
f:208-376-6528
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www.hreckon is nd de sioln.cam
Landscape Architecture.Waterscape Design • Graphic Communication•Civil Engineering. Irrigation Design■ Land Planning
November 20, 2020
Ms. Sonya Allen, Associate Planner
City of Meridian Community Planning Dept.
33 E. Broadway Ave., Suite 102
Meridian, Idaho 83642
P: 208-884-5533
RE: Entitlement Application for Shafer View Terrace Subdivision—
Parcel#R7824220044& R7824220042, E. Shafer View Drive
Annexation & Rezone, and Preliminary Plat
Dear Ms. Allen:
We are pleased to submit the above referenced applications for the proposed Shafer View Terrace Subdivision
(hereinafter the"Project" or"Development") on behalf of our clients, 39, LLC and DWT Investments, LLC. The two parcels
making up this project are under separate ownership but were not legally created parcels. The intent of this entitlements
process is the annex and rezone of both parcels as well as to change the status of the two parcels to"legally created". In
addition, we are subdividing Parcel#R7824220044(28.35 acres) into 50 residential lots and 10 common lots. Parcel
#R7824220042 (10.66 acres)will be shown as a"Future Phase" on the preliminary plat.
Included with this submittal you will find the required applications and required documents for annexing the subject
property into the City of Meridian, rezoning Parcel#R7824220044 to an R-4 zoning designation & Parcel# R7824220042
to an R-2 zoning designation, and subdividing Parcel#R7824220044 into 50 residential lots while leaving Parcel#
R7824220042 as a separate future phase to be developed by the property owner.
The total project site is 39 acres and is located on the east side of S. Meridian Road and north of E. Shafer View Drive.
The preliminary plat portion of the project will consist of subdividing Parcel#R7824220044 into 50 single-family residential
lots in Phase I and II, and placing Parcel# R7824220042 into a "Future Phase"which will be developed under a separate
application by the property owner.
Annexation and Rezone
The property is currently zoned Rural Urban Transition (RUT) in Ada County. It is within the City of Meridian Impact Area
and is adjacent to the Meridian City limits on the north, east and west. The existing Shafer View Estates subdivision is
located in Ada County to the south of the subject property and consists of 1-acre residential parcels. The Meridian Future
Land Use Map designation for the subject property is"Low Density Residential'which, according to Meridian Low Density
Residential cut sheet dated 3/31/20, is suitable for"the development of single-family homes on large and estate lots at
gross densities of three dwelling units or less per acre". The proposed Shafer View Terrace Subdivision will have a gross
density of 1.76 units per acre. The future development of Phase III will also be designed at a gross density of 2 units per
acre.
The subject property is two relatively small parcels of Ada County land nearly surrounded by the City of Meridian.
Annexation into the City of Meridian will create continuity in jurisdiction and will support the orderly development of the City
S:\—projects\2020\20021 Shafer View Drive Sub\Admin\Agency Correspondence\City of Meridian\Annex& Rezone\Submittal Letter
of Meridian. Additionally, City water and sewer utilities are in E. Quartz Creek Street along the north boundary of the
property and are readily accessible.
The applicants are proposing a rezone of the west property to an R-4 designation and a rezone of the east property to an
R-2 designation in conjunction with the annexation of the property. The proposed gross density of the western parcel will
be less than 2 units per acre but the R-4 zoning will allow for smaller parcels adjacent to the R-8 zoning to the north and
larger parcels adjacent to Shafer View Estates creating a gradual transition between the higher and lower density housing
adjacent to the property. The proposed density for both zone designations are alignment with the Meridian Future Land
Use Map.
The surrounding properties are primarily zoned R-4 (to the east, west, and northeast), with some R-8 to the northwest and
Ada County Rural-Urban Transition (RUT) to the south. The proposed zoning for this property is consistent with the
surrounding property.
Preliminary Plat
Assuming approval of the annexation and rezone, the applicant proposes to subdivide the existing 28.36-acre parcel
(Parcel#R7824220044) into 50 single-family residential lots and 10 common lots and creating a separate legal parcel of
Parcel#R7824220042 which will be developed in a future phase. The common lots will provide open space, large
landscape buffers, stormwater drainage facilities in addition to the following amenities: 1) a shade structure with seating,
2) a children's play structure, and 3) a multi-sport court. The amenities being provided exceed the minimum requirement of
two amenities. A 4-foot tall berm with a 6-foot fence will be placed along Meridian Road to provide visual separation and
noise protection for the future subdivision residents. The fence will be designed to incorporate architectural elements to
break up monotonous wall planes as preferred by the City of Meridian. Conceptual building elevations have not been
prepared for this subdivision, but the homes will be high end custom homes that will be regulated by an Architectural
Control Committee (ACC). The proposed subdivision is in alignment with the Meridian Future Land Use Map, and it fits in
with the surrounding communities.
The project will be developed in two phases and will be provided with utilities as follows:
• Sewer service will be provided by Meridian Sewer District through connection to the existing sewer located in E.
Quartz Creek Street to the north of the property.
• Water service will be provided by Meridian Water through an extension of the existing system located in E. Quartz
Creel Street. Water will be for domestic use and for fire protection.
• Streets throughout the development will be built to Ada County Highway District(ACHD) standards and the right-
of-way dedicated to the public. Streets will include curb, gutter and attached or detached sidewalks and will be
connected to E. Quartz Creek Street in two locations on the north side of the property.
■ A pressurized irrigation system using existing surface and groundwater rights will serve all lots and open space
throughout the project. The homeowner's association with own and operate the irrigation system. Surface irrigation
water will come from the Boise Project Board of Control Irrigation district.
The applicant is requesting the following waivers or exceptions in response to City comments:
• A waiver to UDC 11-3A-3: Access to Streets—Applicant requests approval to connect to E Quartz Creek Street at
two locations to allow two points of access to the subdivision and meet the UDC 11-6C-3 requirements of limiting
the cul-de-sac length to 500 feet. Alternate road connections to Shafer View Estates or the property to the east
were evaluated in lieu of proposing the cul-de-sac but topography, existing infrastructure, and permission to cross
easements and private property made alternate connection points unviable. There is adequate room for a 20-foot
paved access for emergency vehicles that will be installed between the cul-de-sac and Shafer View Drive.
• A waiver to the UDC 11-3A-6B: Piping of Ditches and Canals-Applicant request approval to install an open vision
fence along the canal right-of-way for the McBirney Lateral in lieu of creating a water amenity or piping the canal.
The applicant met with the Boise Project Board of Control regarding the irrigation facilities within the proposed
development and the Board of Control made it clear that they are opposed to any improvements within their right-
of-way. The proposed fencing would meet all the requirements of UDC 11-3A-6C and would be the same as
fencing required for other waterways on the property and will deter access to the McBirney Lateral.
A traffic impact study is not required for this project.
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The project is not in a regulated flood plain. There are no known adverse health, safety, or environmental issues.
The development will not negatively affect the continuity of the capital improvement program. The public is not expected to
financially support the services required for the development. The property taxes post-development will provide greater tax
revenue to the City than continuing the agricultural use.
In summary, the proposed annexation, rezone, and preliminary plat for this property will support the orderly development
of the City in accordance with the City code and in manner consistent with the surrounding communities. We believe this
project will be an asset to the City of Meridian. If you have any further questions or comments, please contact me at 208-
376-5153 or via email at ibreckonCaD-breckonld.com .
Sincerely,
Breckon Land Design, Inc.
rBreckon, SLA, CPSI
scape Architect
Attachment-
Enclosures—Included in online submittal:
Annexation & Rezone Application &supporting documentation
Preliminary Plat Application &supporting documentation
Cc: File, Jim Chambers
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