PZ - Narrative October 27, 2023
City of Meridian
Planning Division
33 E Broadway Ave.
Suite 102
Meridian, ID 83642
RE: Rosalyn Subdivision — Combined Preliminary & Final Plat and Alternative
Compliance Application
Dear Mayor and City Councilmembers, Planning &Zoning Commissioners, and Planning Staff:
B-B Rosalyn LLC, an Idaho limited liability company ("Owner") is pleased to present
applications for(a) combined preliminary& final plat and (b) Alternative Compliance for the
Rosalyn Subdivision (the "Project"). Rosalyn Subdivision will be a single-family community
with (7) seven single-family residential lots on approximately 0.73 acres. This infill lot is ideally
suited for a small housing development and will help meet the City's need for housing.
A neighborhood meeting was held on October 5, 2023 in accord with Meridian City
Code. Eighteen neighbors attended the meeting.
Property Overview
The Project is situated on approximately 0.73 acres located on the north side of E.
Rosalyn Dr and between S. Meridian Rd and S. Blackspur Way in the City of Meridian, and
consists of Ada County Assessor Parcel Nos. R7699020020 and R2114050060 (the "Property").
The Property is annexed into the City of Meridian and zoned R-8. The Property currently is used
for one single-family residential home that will be removed.
Combined Preliminary and Final Plat
Rosalyn Subdivision is a single family community that qualifies for a combined
preliminary and final plat process for a subdivision. The dimensions of the Project meet all City
code standards for a medium density residential district(R-8) as set forth in §11-2A-6 of the City
of Meridian Code. The application contains all of the required elements of a preliminary plat,
including those items listed and described in state law' and Meridian City Code. As presented
1 Idaho Code§ 50-1304.
concurrently, the Final Plat is in substantial conformance with (i) the Preliminary Plat for the
Project, (ii) all requirements and provisions of the UDC, and(iii) acceptable engineering,
architectural and surveying practices and local standards,.
As discussed below, the combined plat meets each of the City's findings for approval.
Public services are available and can accommodate the Proiect.
As an infill location, public services are readily available to the Property and are adequate
to accommodate the proposed development. Sewer and water services are located within
Rosalyn Drive. The Property has sufficient surface water rights, provided by Nampa&Meridian
Irrigation District. The Project is within the West Ada School District, and children from the
Project will attend Siena Elementary School, Victory Middle School and Mountain View High
School. The Property is served by the Meridian Fire Department. All other services and utilities
are available.
Access and Parking is sufficient.
Rosalyn Subdivision will take access
from Rosalyn Drive, a local road. Rosalyn E Overla d Rd
Drive connects directly to South Meridian Rd
where residents can turn north or south.Nearby t
signalized intersections include Meridian Road
4
at Victory Road and Meridian Road at N
Overland Road. Residents can travel within the
local street and collector network to Overland
and Victory Roads. E C derwood Dr
A traffic impact study is not required for
a subdivision of this size.
ro uhie Property
Each home in the subdivision will E Rosalyn Dr
provide four (4) parking spots, of which two N
will be in an enclosed garage and two will be Functional
on the off-street driveway. Classification
Principal Arterial
The Plat is in conformance with ...... Proposed Principal Arterial
scheduled public improvements. Minor Arterial
Because of its infill location, ------ Proposed Minor Arterial
surrounded by development,public Collector
improvements have already been extended to E Victory Rd
- Proposed Collector
and through the Property location. Rosalyn
Subdivision is a re-plat of a portion of the the San Gorgonio Subdivision, approved by the
Meridian City Council in 2020.
There is public financial capability to support the development.
As mentioned above, all services are readily available to the Project. Rosalyn Subdivision
will pay all required impact and other fees to offset the costs of the development on the City.
Property tax revenue from the Project will significantly increase as the Property is developed
from one lot to seven lots. The Project will not be a burden on the City.
The development is not detrimental to the public health, safety or general welfare.
As a small 7-lot subdivision, the Project is not detrimental to the public health, safety or
general welfare. Traffic impacts and the impact on schools are expected to be minimal. To the
contrary, the Project helps the City attain its housing goals in small, quiet subdivision.
The plat aligns with the Comprehensive Plan.
The Rosalyn Subdivision achieves the following objectives of the Meridian
Comprehensive Plan:
Objective 2.1.01: Encourage diverse housing options suitable for various income levels,
household sizes, and lifestyle preferences.
• The Project provides much needed housing in a critical area of Meridian that has easy
access to I-84, is under two miles to downtown Meridian and within five miles of the
majority of Meridian's employment centers. This thoughtfully designed Project provides
varied designs for each home, including offering a mix of one- and two-story living
arrangements, manageable home sizes, and attractive landscaping
Objective 2.02.02: Maximize public services by prioritizing infill development of vacant and
underdeveloped parcels within the City over parcels on the fringe.
• The Project is an infill lot located in an otherwise developed area of Meridian; it has
access to water, sewer, and other essential services so will not require excessive
expenditure of public funds to supply such services. Valley Regional Transit Bus 40/42
bus stop is located approximately 0.8 miles from the Property and provides direct service
to locations such as downtown Boise, Boise Towne Centre Mall, Boise State University,
and College of Western Idaho, as well as connections to downtown Meridian, the Village
at Meridian, and many other locations within the Treasure Valley. The Project is located
less than a mile from Bear Creek Park and recreation, shopping, banking, restaurants, and
other retail is available nearby along Overland Rd. The Project does not negatively
impact abutting, existing development. The architectural character of the subdivision is
designed to complement the surrounding neighborhoods by providing craftsman-style
architecture modulated facades, covered front porch areas facing the street, and
complementary landscape design.
� a
Objective 3.03.02: Prioritize growth and development where it furthers the City s vision and
allows for the efficient provision of services.
• As mentioned above, the Project has readily available access to water, sewer, and other
essential services,which allows for the efficient provision of services.
Objective 5.01.02: Support beautiful and high quality development that reinforces neighborhood
character and sustainability.
• The Project offers high-quality site and architectural design that complements the
neighborhood aesthetic. The landscaping plan includes mitigation to address the removal
of existing trees on the Property as required by the UDC. Ample trees and other
landscaping features throughout the site beautify the neighborhood. Trees and other
plantings provide a buffer along the right of way at Rosalyn Ave and landscaping features
provide screening to adjacent properties. The landscaping for the subdivision will be
managed by the homeowner association which will assure that the neighborhood is well-
kept and manicured.
Alternative Complianee
Pursuant to UDC § 11-5B-5(C), we request Alternative Compliance approval to the
common driveway standards listed in UDC § 1 1-6C-3. The common driveway provides
driveway access to four(4) parcels within the Project, as allowed by Meridian code, and the
additional three (3) parcels take access
from Rosalyn Dr. We request
Alternative Compliance to allow all four
(4) parcels be located on the northern
LOT :or_3 for"' side of the common driveway. The
t reason for this request is there are site
limitations based on the shape of the
Property and its orientation to the street.
E ti The common driveway curves through
- the site. Although the northwestern
'"�� parcel's driveway is on the same side of
;
the common driveway as the other three
parcels, it is oriented on the west side of
the common drive, rather than the north
side. This offers both a functional and
", aesthetically pleasing design. The
ro osed overall design is in
.. p p i'
compliance with the other requirements
for common driveways including width,
`- length, improvements, relationship to
abutting properties, and turning radius. The driveway is properly depicted on the plat as required
in the common driveway standards, and a perpetual ingress/egress easement including a
requirement for maintenance of a paved surface capable of supporting fire vehicles and
equipment will be filed with the Ada County Recorder. The overall design of the Project
exceeds the intent of the required standards of this section and is not detrimental to the public
health, safety, and welfare.
Conclusion
Rosalyn Subdivision has been designed to comply with Meridian's development
standards provide much needed housing in the area and integrate with the surrounding
neighborhoods. Thank you for your consideration of the Rosalyn Subdivision.
cerely,
L-B,rett
and , lie Bingham