PZ - Narrative Update Explaining Changes to the Plan Kimley>>>Horn
October 19, 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 submitted the original Annexation, Rezone and Preliminary Plat
request for review and approval on June 16, 2022. The project was originally scheduled for the August
18, 2022, hearing date but delayed by a notification error to September 1, 2022. However, after
receiving the staff report on August 30th, 2022, we elected to continue our item to a future date in order
to address staff's desire for site plan updates. The updated site plan within the record was submitted
on September 26, 2022.
Based on staff's feedback we removed 3 homes along the north property line and were able to add one
home back within Phase 2. This resulted in a loss of 2 units overall, bringing the total units from 28
single-family homes to 26 single-family homes. This was in order to create a more similar lot transition
from our project to the subdivision to the north, at the same ratio Delano Subdivision transitioned to the
north (2:1). The plan was also revised to include the 20' wide common lot for a multi-use pathway
connection from Conley Ave. through the common area to the pathway along the east side of Rogue
River Ave in compliance with the feedback from the Parks Department. Lots were also increased to
meet the qualified open space standards.
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 site plan updates decreased the
original proposals density from 3.42 du/acre to 3.17 du/acre.We believe we have adequately addressed
staff's original recommendations to: "reconfigure the lots along the north boundary in Phase I so that
wider and fewer lots are provided in that area; and the lots in Phase II are reconfigured and lots are
added so that lots are smaller and narrower for a better transition to existing abutting properties".
Further direction to remove additional lots could sacrifice the projects compliance with the density
recommended by the Future Land Use Map.
It's important to note the project strikes a balance between the following Comprehensive Plan policies:
• "Encourage diverse housing options suitable for various income levels, household sizes, and
lifestyle preferences." (2.01.01)
• "Encourage a variety of housing types that meet the needs, preferences, and financial
capabilities of Meridian's present and future residents." (2.01.02D)
• "Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service
for public facilities and services." (3.03.03F)
• "Avoid the concentration of any one housing type or lot size in any geographical area; provide
for diverse housing types throughout the City." (2.01.01 G)
00 W. Idaho Street, Suite 210, Boise, I D 83702 �:
Kim ey>>>Horn Page 2
• "Require all new development to create a site design compatible with surrounding uses through
buffering, screening, transitional densities, and other best site design practices." (3.07.01A)
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
• "Consider incentives such as density bonuses, reduced open space requirements,and reduced
fees for infill development in key areas near existing services." (2.02.02B)
• "Support infill development that does not negatively impact the abutting, existing development.
Infill projects in downtown should develop at higher densities, irrespective of existing
development." (2.02.02C)
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development."
(3.03.03A)
• "Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity." (2.02.01 D)
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks, water and sewer utilities." (3.03.03G)
• "Eliminate existing private treatment and septic systems on properties annexed into the City
and instead connect users to the City wastewater system; discourage the prolonged use of
private treatment septic systems for enclave properties."
• "Maximize public services by prioritizing infill development of vacant and underdeveloped
parcels within the City over parcels on the fringe." (2.02.02)
• "Require new development to establish street connections to existing local roads and collectors
as well as to underdeveloped adjacent properties." (6.01.02C)
• "Plan for connectivity between annexed parcels and county enclaves that may develop at a
higher intensity." (3.03.04A)
• "Require pedestrian access connectors in all new development to link subdivisions together
and to promote neighborhood connectivity as part of a community pathway system."(6.01.01 H)
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 �: