1 - Narrative V2 PLAT NARRATIVE—PINEDALE SUBDIVISION
Narrative Rationale/Description of The Proposal
Pine Project, LLC and Idaho Limited Liability is pleased to submit the attached application for annexation
and rezoning of 1.22 acres located at 3725 West Pine Avenue, Meridian, Idaho.
Neighborhood Meeting
A neighborhood meeting was held on November 5th at 6pm on site. Letters were sent out notifying 49
neighbors of the meeting.There was one neighbor in attendance.The material presented included a
conceptual site plan and landscape plan. The response to the proposed project was generally favorable.
One question was raised regarding the building heights.The response was given that the development
would be below the city height restriction.
Ownership
There is a single owner of the subject property.
Parcel#: S1210417400 Pine Project, LLC.
Annexation
Parcel#51210417400 is an unincorporated 1.22-acre county island property surrounded by incorporated
city property (see attached map). We propose to annex this property into the city limits.
Existing Use
The property contains a manufactured home and various outbuildings that will be demolished in place.
Zoning and Comprehensive Plan
The current zoning of the property is RUT. The property to the west is zoned R4 and R15.The property
to the east is zoned R8 and R15.The property to the south is zoned RUT and contains the railroad.The
property beyond the railroad is zoned C-R. R8 would be a logical expectation for this property, as it
would be consistence with the surrounding area.
Conceptual Plan
Attached is a conceptual site plan which would be the basis for the Development Agreement.The
project proposes a gross density of 5.73 units per acre and includes 7 building lots. We propose
development standards consistent with the city standards for R8 zoning.
This plat, known as Pinedale Subdivision, is a 1.22-acre plat located at the east end of West Newland
Street in the city of Meridian. The plat will be subdivided into 8 lots. Lots 1-7 will be set aside for the use
of single family detached dwellings. Lot 8 contains the Ten Mile Creek easement and will be set aside as
a common area allowing access to the Meridian trail network. The dwellings are expected to be 2 and 3
stories in height and will contain a garage and space for onsite parking.Access will be provided by
extending W Newland Street and constructing a cul de sac.
Dimensional Standards Requested Proposed
Minimum street frontage (non-garage) 40 ft 40 ft
Minimum street frontage (garage) 40 ft 40 ft
Front setback 20 ft 20 ft
Rear setback 12 ft 12 ft
Interior side setbacks 3 ft 3 ft
Street side setback 20 ft 20 ft
Landscape Buffer 20 ft 20 ft
Maximum Building Height 35 ft 35 ft
Sewer and Water Facilities
The proposed project has sanitary sewer and water stubs located at the end of West Newland Street
that have the flow and invert to support the proposed development. All future connections and
extensions of the existing services will be in accordance with City of Meridian Sewer and Water as well
as all city codes.
Transportation
Access to Pinedale Subdivision is proposed to be from West Newland Street.All future improvements
will be consistent with ACHD and City of Meridian standards including streets, curbs, gutters, sidewalks,
streetlights, and street trees.The project is expected to generate approximately 48 vehicle trips per day
and will not require a traffic impact study.
Drainage and Irrigation
The property will have pressurized irrigation, provided by Meridian Irrigation District.
It is anticipated that storm drainage will be retained on site. If drainage is discharged, the discharge will
not exceed the pre-development flow. Local streets will utilize subsurface seepage bed facilities. All
storm drainage will be designed in accordance with Ada County Highway District and Department of
Environmental Quality Standards.A Geotech report will be prepared prior to submittal of any
preliminary plat.
Conclusion
We are a committed community partner and are very invested in the city. We live and work in Meridian
and the surrounding area. We have an unwavering commitment to the quality of product and design
that goes into our neighborhoods and homes.This project is in conformance with all city codes.Thank
you for your consideration and we look forward to working with the city staff on this project.
Respectfully
Pine Project LLC
Bruce Hessing
PLAT NARRATIVE — PINEDALE SUBDIVISION
Narrative Rationale / Description of The Proposal
Pine Project, LLC and Idaho Limited Liability is pleased to submit the attached application for annexation
and rezoning of 1.93 acres located at 3725 West Pine Avenue, Meridian, Idaho.
Neighborhood Meeting
A neighborhood meeting was held on November 5th at 6pm on site. Letters were sent out notifying 49
neighbors of the meeting. There was one neighbor in attendance. The material presented included a
conceptual site plan and landscape plan. The response to the proposed project was generally favorable.
One question was raised regarding the building heights. The response was given that the development
would be below the city height restriction.
Ownership
There is a single owner of the subject property.
Parcel #: S1210417400 Pine Project, LLC.
Annexation
Parcel #51210417400 is an unincorporated 1.93-acre county island property surrounded by incorporated
city property (see attached map). We propose to annex this property into the city limits.
Existing Use
The property contains a manufactured home and various outbuildings that will be demolished in place.
Zoning and Comprehensive Plan
The current zoning of the property is RUT. The property to the west is zoned R4 and R15. The property
to the east is zoned R8 and R15. The property to the south is zoned RUT and contains the railroad. The
property beyond the railroad is zoned C-R. R15 would be a logical expectation for this property, as it
would be consistence with the surrounding area.
Conceptual Plan
Attached is a conceptual site plan which would be the basis for the Development Agreement. The
project proposes a gross density of 9.84 units per acre and includes 12 building lots. We propose
development standards consistent with the city standards for R15 zoning:
This plat, known as Pinedale Subdivision, is a 1.22-acre plat located at the east end of West Newland
Street in the city of Meridian. The plat will be subdivided into 14 lots. Lots 1-12 will be set aside for the
use of single family detached dwellings. Lot 13 will contain a common drive that provides access to lots
6, 7, and 8. Lot 14 will contain the Ten Mile Creek easement and will be set aside as a common area
allowing access to the Meridian trail network. The dwellings are expected to be 2 and 3 stories in height
and will contain a garage and space for onsite parking.
Dimensional Standards Requested Proposed
Minimum street frontage (non -garage) 15 ft 15 ft
Minimum street frontage (garage) 20 ft 20 ft
Front setback 15 ft 15 ft
Rear setback 12 ft 12 ft
Interior side setbacks 3 ft 3 ft
Street side setback 20 ft 20 ft
Landscape Buffer 20 ft 20 ft
Maximum Building Height 35 ft 35 ft
Sewer and Water Facilities
The proposed project has sanitary sewer and water stubs located at the end of West Newland Street
that have the flow and invert to support the proposed development. All future connections and
extensions of the existing services will be in accordance with City of Meridian Sewer and Water as well
as all city codes.
Transportation
Access to Pinedale Subdivision is proposed to be from West Newland Street. All future improvements
will be consistent with ACHD and City of Meridian standards including streets, curbs, gutters, sidewalks,
streetlights, and street trees. The project is expected to generate approximately 48 vehicle trips per day
and will not require a traffic impact study.
Drainage and Irrigation
The property will have pressurized irrigation, provided by Meridian Irrigation District.
It is anticipated that storm drainage will be retained on site. If drainage is discharged, the discharge will
not exceed the pre -development flow. Local streets will utilize subsurface seepage bed facilities. All
storm drainage will be designed in accordance with Ada County Highway District and Department of
Environmental Quality Standards. A Geotech report will be prepared prior to submittal of any
preliminary plat.
Conclusion
We are a committed community partner and are very invested in the city. We live and work in Meridian
and the surrounding area. We have an unwavering commitment to the quality of product and design
that goes into our neighborhoods and homes. This project is in conformance with all city codes. Thank
you for your consideration and we look forward to working with the city staff on this project.
Respectfully
Pine Project LLC
Bruce Hessing