PZ - Narrative 12-15-23
December 15, 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) annexation and zoning, (b) combined preliminary & final plat and (c)
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. A second neighborhood meeting was held on December
12, 2023 to discuss the annexation / zoning application. Seventeen (17) neighbors attended the
second neighborhood 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”). One single-
family residential home is located on the Property and will be removed.
Annexation and Zoning
The northern portion of the Property, consisting of parcel no. R7699020020, is annexed
into the City of Meridian and zoned R-8. Annexation and zoning to R-8 is requested for the
remnant portion of the Property consisting of recently vacated right-of-way (parcel no.
R2114050060) as well as the adjacent right-of-way, as generally outlined in red in the aerial map
below (the “Annexation Area”).
In 2005, the City of Meridian annexed much of the surrounding area (including parcel no.
R7699020020). The subsequent development of the Larkspur Subdivision extended E Rosalyn Dr,
thereby eliminating the need for the existing cul-de-sac. Functionally, the cul-de-sac was removed,
the paved road surface was limited to the
standard width for a local road and the
excess property flanking the roadway was
converted to sidewalks, as shown in the
aerial map to the right. However, the area
remained right-of-way and was never
annexed into the City.
Annexation of the Annexation Area
is prudent as the existing limits of the City
surround it on three sides (property that is
currently located within Ada County is
outlined in yellow in the map to the right).
In addition, annexation of the Annexation
Area will incorporate the remnant portion
of the Property into the Meridian city limits
and clean up the boundaries of the city to
assure there are no gaps in zoning.
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 law1 and Meridian City Code. As presented
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 Project.
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
1 Idaho Code § 50-1304.
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 Drive
connects directly to South Meridian Rd where
residents can turn north or south. Nearby
signalized intersections include Meridian Road at
Victory Road and Meridian Road at Overland
Road. Residents can travel within the local street
and collector network to Overland and Victory
Roads.
A traffic impact study is not required for a
subdivision of this size.
Each home in the subdivision will provide
four (4) parking spots, of which two will be in an
enclosed garage and two will be on the off-street
driveway.
The Plat is in conformance with
scheduled public improvements.
Because of its infill location, surrounded
by development, public improvements have already been extended to 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.
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 Compliance
Pursuant to UDC § 11-5B-5(C), we request Alternative Compliance approval to the
common driveway standards listed in UDC § 11-6C-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 side of the common
driveway. The reason for this request is
there are site limitations based on the
shape of the Property and its orientation
to the street. 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 proposed overall design is in
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.
Sincerely,
Brett and Julie Bingham