PZ- Narrative Revised Narrative-Alamar Subdivision
Applicant: Date: March 15, 2022
Noble Rock Development Inc
13601 W. McMillan Road, Ste 102-162
Boise, Idaho 83713
Project:
Alamar Subdivision
Parcels S1210346603 and S1210345730
Narrative
The Alamar Subdivision is located on the north side of West Franklin Road approximately three-quarter miles
west of Ten Mile Road. We are requesting annexation and zoning to Traditional Neighborhood Residential
(TN-R), and preliminary platting of 51 buildable lots and 6 common lots. Our plan provides an effective
approach to developing the property while meeting the City's Comprehensive and Future Use plans, as well
as the Ten Mile Interchange Specific Area Plan (TMISAP). Alamar Subdivision includes a mix of affordable
single-family and duplex townhomes which will help to balance the diversity of housing types in the area.
With the rate of growth in the area including retail businesses, large office complexes and large global
companies; continued development of the Ten Mile interchange area is essential. Alamar Subdivision is ready
for development as almost all of the surrounding properties are under development or have been purchased
by developers. The adjacent Ascent Subdivision to the east is currently under development and the Aviation
Subdivision at the northwest has received P&Z approval. The developers of the 21 acre property to the north
are currently working with Planning and Zoning and a developer has purchased the 10+ acres to the west.
Alamar Subdivision will continue the orderly growth in the area by providing a key infrastructure connection
to the surrounding developments.
Alamar Subdivision consists of 21 single family home lots and 30 duplex townhome lots. The single family
homes will be a mix of 3 or 4 bedrooms with 2.5 baths while the duplex units will be 2 bedroom with 2 baths.
The duplexes will have zero lot lines between each unit and standard TN-R setbacks will apply to the entire
subdivision. The homes and duplexes will range from 1,250 to 1,900 square feet and will include front
porches, back yards and patios.
To align with the TMISAP and provide for a successful urban environment, a 'Street Oriented Design' has been
incorporated. Alamar Subdivision consists of porch oriented homes and tree lined streets with detached
sidewalks. The front of the homes will be placed close to the sidewalk while the garages will be set-back to
the rear of the homes. This will provide a 'Home Fronting' edge to the public space which will make the
streets more friendly and walkable.The site design for Alamar Subdivision exceeds the minimum TN-R zoning
requirements.
Surrounding Uses and Zoning
The Alamar Subdivision site is currently zoned RUT and is located within Ada County. The site is
contiguous to the City limits of Meridian at the centerline of Franklin Road with the 94-acre Baraya
Subdivision to the south. The current Meridian Comprehensive Plan and Future Land Use Map
indicate a Medium-High Density Residential use for the Alamar Subdivision parcel and other
surrounding parcels. The TN-R zoning is one of the preferred zoning designations of the TMISAP.
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Preliminary Plat
The 5.63 acre site will be subdivided into 51 buildable lots and 6 common lots. The gross density is 9
dwelling units per acre with building lot sizes ranging from 2,000 SF to 4,000 SF with an average
building lot size of 2,706 SF. The subdivision will be developed in two phases. The first phase will
included 22 buildable lots with the remaining 29 lots being built during phase 2.
Roadways
Alamar Subdivision provides key connectivity to the adjacent properties including one stub street
extending north, and one stub street extending west in alignment with the Ascent Subdivision. All of
the streets will have detached sidewalks and be lined with trees. The interior roads are proposed to
be public, owned and maintained by ACHD.
Walking Path
Alamar Subdivision encourages pedestrian activity by providing detached sidewalks and tree-lined
streets along with a 1,000 foot pedestrian path along the entire length of the Purdam Gultch Drain.
Sewer Service
Alamar Subdivision will connect to the existing 8-inch sewer main located in the southern section of
the property along Franklin Road and sewer stubs will be provided to adjoining properties at the
north and east. A 30 foot easement will be provided for all sewer and water lines running in parallel.
For sewer lines not in the roadway, a 14 foot access easement will be provided per City standards.
These easements will only be accessed from the development and no permanent structures will be
placed within them.
Water Service
Alamar Subdivision will be connected to the existing 8-inch water main located in the southern
section of the property along Franklin Road. Water stubs will be provided to adjoining properties at
the north and east.
Pressurized Irrigation
Pressurized irrigation will be provided by the Nampa-Meridian Irrigation District (NMID) via an
existing regional pump station that is located just northwest of Alamar Subdivision.
Gravity Irrigation
The Purdam Gultch Drain runs along the entire western property line while a small lateral runs along
the northern property line. The small lateral will be tiled under the road extension into the property
at the north.
Storm Drainage
Storm drainage management will be accomplished with shallow landscaped retention ponds
conforming to ACHD requirements and final approved engineering documents.
Conclusion
Alamar Subdivision provides the atmosphere needed for families to live and work in the steadily
growing area of the Ten Mile Interchange while providing an affordable mix of home types. Alamar
Subdivision offers a street-oriented design and integration with the surrounding neighborhoods,
including contiguous pedestrian connectivity featuring tree-lined streets.
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