PZ - Narrative Rodney Evans+Partners,LLC
1450 W.Bannock St.
Boise,Idaho 83702 R-fp
p:208-514-3300
www.reandpartners.com
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Landscape Architecture+Urban Planning+Land Use and Site Planning+Entitlements+Project Management
January 17, 2023
Community Development
Planning Division
City of Meridian
33 E. Broadway Ave.,Suite 102
Meridian, Idaho 83642
Re: Julia Subdivision—2435 N. Black Cat Rd., Meridian, ID 83646—Letter of Explanation
To Whom it May Concern,
The application before you is for the Annexation and Zoning of the 2.77 acre parcel located at 2435 N. Black Cat Rd.,
Meridian, ID 83646.This application also includes a Preliminary Plat application for the development of fifteen (15)total
lots (10 buildable,5 common)to be created for the construction of ten (10)single-family homes,along with associated
roadway, utility,site, and landscape improvements.
The current zoning of the parcel is RUT in Ada County, and the property is proposed to be annexed into the City of Meridian
with an R-8 zoning designation to accommodate the overall density of the development.The properties to the north,south,
east,and west are currently zoned R-4, and consist of single-family subdivisions within the City of Meridian.The R-8 zoning
designation is being requested to maximize the infill redevelopment of the property to provide for additional single-family
homes in an area with existing adjacent infrastructure improvements(utilities, roads, etc.).This requested annexation,
zoning,and preliminary plat are compatible with the land uses adjacent to the site and with the overall comprehensive plan
for this area of Meridian.
The current property contains one single-family home,along with various outbuildings.The existing home will remain and
be renovated to remove direct access from Black Cat Rd. and reorient to take access from the proposed extension of N.
Julia Ave. as shown on the submitted preliminary plat. No variances are requested with these applications,and all future
construction will comply with the density, lot size,setbacks,and other applicable provisions within the City of Meridian's
UDC.
The proposed development will contain ten (10) buildable lots for the construction of nine(9) new single-family homes and
the retention/renovation of one(1)existing single-family home on the site.The homes will be designed to be cohesive with
the surrounding single-family homes, in design, height,and overall square footage. During the neighborhood meeting,
concerns with home heights and privacy were discussed.The original developer of this project had discussions with
neighbors along the north boundary,and one of the neighbors to the south, regarding limiting home heights and/or
incorporating design elements in the homes to reduce any privacy issues.This includes options of limiting the homes to
single-story in height, placing any second story rooms on the interior side of the homes(i.e. above garages),and/or utilizing
transom-style windows to limit views from the proposed homes to any properties adjacent. Care will be taken during
design and construction to ensure maximum privacy can be achieved without limiting the owner's ability to build a
desirable housing product for this area. By ensuring compatibility with existing adjacent homes, property values of the
existing and proposed homes will also be enhanced.
Open space and landscaping will be provided within the project with a walking path connected from the internal sidewalks
to the proposed sidewalk improvements along N. Black Cat Rd.This connects the ends of two existing sidewalks to the
north and south and completes a pedestrian connection from just south of Ustick Rd.to the north to Cherry Ln.to the
south.Additional common lots on the site will contain storm water areas and passive landscaped open space.One common
lot will be developed as a shared driveway which provides access to three of the single-family homes.A fourth lot that is
adjacent to the shared driveway will have a 5'wide landscaped buffer in order to prohibit direct access from that lot to the
common driveway.The lot in question will take direct access from N.Julia Ave.,and that driveway will be located on the
opposite side of the lot from the adjacent shared driveway.
During the virtual neighborhood meeting held,there were a few neighbors in attendance. In addition to the discussions
regarding privacy, questions about construction access,timing of the project,and fencing were brought up during the
meeting.The developer has committed to working with the adjacent neighbors to ensure that construction will be
coordinated with the neighbors so that they are aware of when construction traffic will be in or around their homes, and
that any fencing is retained/protected or replaced as necessary.There are a few"volunteer'trees that have grown within
the northern fence line that will be removed in order to replace the fencing where it is being pushed over by those trees.
Any tree removed from the site that is deemed healthy would be mitigated for through the planting of additional trees, per
City of Meridian code.
We believe that this proposed development will create high-quality housing,while enhancing the surrounding existing
neighborhood, by providing for the infill redevelopment of this parcel.The project meets multiple goals of the
comprehensive plan and will incorporate housing in an area that is fully developed with residential homes.
Please contact me directly with any questions regarding the project at 208-514-3300 or ben@reandpartners.com
Sincerely,
Rodney Evans+Partners, LLC
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Ben Semple, PLA
Principal,Senior Landscape Architect