PZ - Narrative Kimley>>>Horn
June 16, 2022
Planning Division
City of Meridian
33 E. Broadway Ave.
Meridian, Idaho 83642
RE: Kingstown Subdivision &Annexation Request
On behalf of Maddyn Homes, LLC,we are submitting the following Annexation, Rezone and Preliminary
Plat request for review and approval.
The subject property is located at 2610 E Jasmine Lane in Ada County(Parcel No. R4582530400)and
consists of 8.2 acres. The site contains an existing single-family home and several outbuildings which
will be retained on site.The parcel is one of the last remaining County enclaves in the rapidly developing
adjacent area. Champion Park Subdivision abuts the site to the south, Delano Subdivision abuts to the
east, Zebulon Heights and Heritage Subdivisions abut to the north. The Future Land Use Map
designates the site as `Medium Density Residential' which is intended to support gross densities of
three to eight dwelling units per acre.The project is requesting annexation into the City of Meridian with
the zone R-8 `Medium-density Residential District'which is consistent with Champion Park and Delano
Subdivision to the south and east.
Our client intends to construct 27 total units in addition to retaining the existing single-family home. The
site will have an overall density of 3.42 units per acre. This is substantially less than the maximum of
89 units, or 8 units per acre permitted under R-8 zoning. The project will be completed in two phases,
each lasting approximately 2 years. Phase 1 will include construction of 21 detached single-family
homes on the westerly half of the site. These lots will be 4,000 square feet. This phase will also include
the extension of Rogue River Way and Conley Lane. Phase 2 includes construction of the remaining 6
detached single-family homes on larger lots to transition from the adjacent area to the existing home to
remain on the easterly half of the site. These lots will be roughly 11,846 square feet south of Jasmine
Lane. North of Jasmine Lane the existing home will remain on 57,605 square feet with two 20,000
square foot lots on either side.This phase will complete the Jasmine Lane extension.All lots will comply
with the dimensional requirements of the R-8 zone, no variances are requested. The lots are oriented
to create compatible setbacks with the adjacent area where possible. Perimeter landscaping and open
space are strategically located to provide additional buffer from the adjacent area. A tree inventory was
conducted to identify existing trees on site, locate existing trees to be protected in place, and calculate
required mitigation measures. Where feasible, all existing trees not impacted by the development will
be retained, including the potential retention of perimeter trees on several individual lots. The Open
Space Exhibit identifies required and provided open space calculations and locates a community picnic
area and dog waste station that satisfy the 2 amenity points required for this project.
The site is constrained by the need to extend three public roads (Rogue River Way, Conley Lane,
Jasmine Lane) within the irregular triangular shaped parcel, while providing the required Fire
Department turn-around. In total the right-of-way improvements on site occupy roughly 20% of the
overall site area. The right-of-way width will be 47' on Conley Lane, Rogue River Way and Jasmine
00 W. Idaho Street, Suite 210, Boise, I D 83702 �:
Kim ey>>>Horn Page 2
Lane. Sidewalks are included on all rights-of-way. The accesses as proposed will support the greater
connectivity goals of the City within the area while alleviating some of the access pressure onto Eagle
Road with alternative routes for the adjacent subdivisions.
The proposal is consistent with several policies from the Comprehensive Plan. Policy 2.01.01
encourages diverse housing options suitable for various income levels, household sizes, and lifestyle
preferences. Policy 2.01.01 G encourages avoiding the concentration of any one housing type or lot
size in any geographical area. The right-of-way extensions proposed are consistent with Policy
2.02.01D and 6.01.02C which requires all new development to link subdivisions together and promote
neighborhood connectivity. Policy 2.02.02 calls for maximizing public services by prioritizing infill
development of vacant and underdeveloped parcels within the City over parcels on the fringe. Policy
2.02.028 encourages considering incentives such as density bonuses, reduced open space
requirements and reduced fees for infill development in key areas near existing services. Policy 3.03.04
calls for transportation connectivity between annexed parcels for county enclaves that may develop at
a higher intensity. The inclusion of sidewalks will further Policy 6.01.01H which requires pedestrian
access connectors in all new developments to link subdivisions together and promote neighborhood
connectivity as part of a community pathway system.
Agency requirements will be fully met and submitted for your review and comment as the project
continues. Initial meetings indicate that agencies are in alignment and agreement for the proposed
project; however, as additional needs arise, they will be mitigated and incorporated in the project
design. The best engineering, architectural, and constructions practices will be employed and
implemented by the ownership and consultant team.
We greatly appreciate your time and review of our application submittal. In accordance with the
submittal checklists, we are submitting electronically with all required information. Please contact me
at (208) 207-8477 or Nicolette.Womack@kimely-horn.com should you have any questions.
Sincerely,
Nicolette Womack, AICP
Planner
00 W. Idaho Street, Suite 210, Boise, I D 83702 �: