Narrative V1T O ENGINEERS
June 1, 2022
City of Meridian
Community Development
33 E Broadway Ave
Meridian, ID 83642
RE: Slatestone Subdivision— Annexation & Preliminary Plat
Dear City of Meridian Planning & Zoning Staff, Planning & Zoning Commission, and City Council,
This letter is to accommodate and describe the intent of Slatestone Subdivision with annexation and
preliminary plat. Along with this letter, applications and materials have been submitted for the project. We
are requesting annexation into City of Meridian with R-8 zoning and approval of a preliminary plat.
Project Overview
• Project Size: 4.85 acres; 5.04 acres including prescriptive right-of-way
• Location: 2707 S. Stoddard Rd., Meridian, ID 83642
• Total Number of Lots: 19
0 15 Buildable (1 with an existing home)
0 4 Common
• Average lot size: 0.24 acres or 10,454 s.f.
• Minimum lot size: 0.15 acres or 6,534 s.f.
• Density: 3.09 units/acre (gross)
• Open Space: 10.9% or 0.52 acres
o Development is less than 5 acres, therefore, does not prompt subdivision open space
requirements.
• Phases:2
• Parcel(s): S1224314800
Current Zoning & Land Use
• On site: County RUT (single-family home with pasture)
• East: R-4 (Bear Creek Sub)
• North: R-8 (Fall Creek Sub)
• West: R-8 (Fall Creek Sub)
• South: County RUT, R1 (Single family rural -residential, Pebble Lane Estates)
Meridian Future Land Use Map (FLUM)
• On site designated as Medium Density Residential
o Same for north & west of site
o East & south designated as Low Density Residential
• Proposed R-8 zoning compliments intent of Comprehensive Plan
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Proposed Zoning
• R-8; Medium Density Residential
o Density: 3.09 units/acre (gross)
Land Use
The project is within the City's Area of Impact and is contiguous with previously annexed property. Proposed
zoning of R-8 is complementary to existing land uses in this area. This area of Meridian is transitioning from
agricultural, rural -residential land use to low or medium density single-family residential. The allowed
density for medium density residential is 3 — 8 units/acre. Slatestone Subdivision has a proposed density
of 3.09 units/acre, just greater than the minimum density requirement. This density and proposed land use
is supported by the adjacent developments. It is indicative and supported by the Meridian FLUM, while R-
8 zoning is conducive to the surrounding community.
Utilities
Water: Individual services provided by the City of Meridian. Water to be connected from existing
water main in S Stoddard Rd.
Sewer: Individual services provided by the City of Meridian. Sewer to be connected from existing
sewer main in S. Stoddard Rd, specifically, an existing manhole to the SE of the site.
Irrigation: Individual pressure irrigation services are provided at the front of each lot and tied into the
existing pressure irrigation system for Fall Creek Subdivision to the north.
Stormwater
Internal site stormwater will be collected by each individual lot and roadways via curb and gutter, pipe, and
sand and grease trap to an underground seepage bed located at the SW corner of W Scoria Ct and S
Stoddard Rd.
Roadways & Access
Internal roadways on site are to be dedicated to the public and designed per Ada County Highway District
(ACHD) standards at 37-foot ROW with 6-foot planter strips. 5-foot detached sidewalk on either side is
provided within an 11-foot permanent sidewalk easement. A single access approach is provided to the site
from S Stoddard Rd, a classified collector, at the site's eastern boundary. The single access approach, W
Scoria Ct, is located northernmost along Stoddard per Ada County Highway District (ACHD) roadway
spacing requirements.
An existing 25-foot prescriptive ROW easement exists along the property's boundary at Stoddard. An
additional 10-feet of ROW will be dedicated to ACHD per collector roadway standards. The developer is to
construct curb, gutter, and sidewalk along the site's frontage on Stoddard with an additional 20-foot
landscape buffer.
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T O ENGINEERS
Two shared common driveways are to be provided on the site. Lot 8, Block 1 is a common driveway
providing access only to Lots 5-7 & 9 (existing home), Block 1. Lot 14, Block 1 is to provide access only to
Lots 16-18, Block 1.
Traffic
Expected traffic impacts are minimal as the size of development is well below the ACHD average daily
traffic (ADT) threshold that requires a Traffic Impact Study.
Easements
A 20-foot sewer easement will be provided in Lot 15 from the southern point of the common drive, Lot 14,
to the south and east to Stoddard Rd. This will be for the access and maintenance of the proposed sewer
line.
A 10-foot public utility, irrigation, and drainage easement is provided for lots common to public right-of-way
and with rear lot lines common to the subdivision property line. Interior lot lines and rear lot lines adjacent
to common lots have a 5-foot public utility, irrigation, and drainage easement. Common lots, including
shared common driveways, encompass a blanket public utility, irrigation, and drainage easement.
Landscaping
Per the submitted Landscape Plan, an off-street 5-foot pathway will be provided to connect the cul-de-sac
on site to S Stoddard Rd. This pathway is in Lot 15, Block 1, which is a 20-foot wide common lot. This
pathway will be accompanied by trees and both lawn areas and low maintenance grass.
W Scoria Ct, the primary access to the homes on site, will have a 6-foot parkway strip between the back of
curb and front of walk. This will be planted with street trees and lawn, providing additional visual appeal on
site.
The 20-foot landscape buffer along S Stoddard Rd is a creative opportunity for enhanced planter beds with
an array of grasses, shrubs, and trees. This provides screening for the homes directly adjacent to S
Stoddard Rd, creates additional appeal, and aesthetically enhances the project's frontage along S Stoddard
Rd.
As you enter the site westbound on W Scoria Ct, you will be welcomed by landscaping, planter beds, trees,
and an entry monument onto the site. The S-curve limits traffic speeds and creates a cozy, slow-paced
environment for this community, which is further reinforced by the ample landscaping provided on site.
Roughly 11 % of the site is dedicated to open space. Per Meridian City Code, if a subdivision is greater than
5-acres, the site is to dedicate 15% of it's space as open area. This site is 5.03 acres with the existing right-
of-way dedicated for S Stoddard Rd. Subtracting the prescriptive right-of-way reduces the actual size of the
parcel to 4.85 acres, which falls below the 5-acre threshold that requires 15% of dedicated open space.
However, the intent of the developer is to not skirt or decrease project quality, since ample landscaping and
pathways are provided. The site is encumbered by an acre of land dedicated for the existing home,
additional dedicated right-of-way in addition to the prescriptive, and other design requirements. For this
project to be
332 N. Broadmore Way I Nampa, ID 836871 P: 208.442.6300 1 to-engineers.com
MT-O ENGINEERS
feasible, yet provide and sustain quality with landscaping, the developer is offering 11 % of dedicated open
space.
Homes
The proposed homes on site are to be 1,900 — 3,000 s.f. in size, as best accommodated by each lot. These
homes are to be high end homes with natural tones and finishes. Example home elevations are provided
as part of the submittal package.
Fencing
An existing rail fencing along the project's south boundary will remain adjacent to the proposed and
common lot with pathway and the existing home on site. The existing 6-foot vinyl fencing provided by Fall
Creek Subdivision on the northern property boundary is to also remain. A 6-foot vinyl privacy fence will be
provided to internal lots adjacent to the pathway and common lot and directly adjacent to S Stoddard Rd.
Conclusion
Thank you for your consideration for this project. We believe this will be a great, collaborative project for
the City of Meridian, ACHD, the developer, and the design team. We have worked comprehensively on this
project to create a distinguishable, well -planned product and kindly ask for approval. If you have any
questions and/or comments pertaining to Slatestone Subdivision, please contact me with the information
below.
Sincerely,
T-O Engineers
1
0 �
Alec Egurrola
Land Use Planner
aegurrola(a)-to-engineers.com
(208) 442 - 6300
4
332 N. Broadmore Way I Nampa, ID 83687 1 P: 208.442.6300 1 to-engineers.com