PZ - Narrative January 2, 2024
Planning & Zoning Department
City of Meridian
33 E Broadway Ave Ste 102,
Meridian ID 83642
RE: Keep Subdivsion No 2, Re-Zone and Preliminary Plat Request; Narrative
We are submitting the Keep Phase 2 Annexation, Re-Zone and preliminary plat
request for review and approval.
The subject property is located at 6519 S Raap Ranch Ln and 2625 E Lake Hazel Rd
Meridian and consist of 15.76 acres. Existing on site are two single family homes
and several outbuildings. The site to the west is zoned Medium Density and the
project West is Low Density Residential.
We are seeking R-2 Zoning for this project. The low-density zoning allows for 2-4
residential units per acre and the proposed subdivision consists of 22 buildable
and 5 non-buildable lots. The minimum lot size will be 14,966 square feet and the
average lot size will be 21,780 square feet. The residential gross density will be
less than 1 dwelling units per acre which is below the allowed density of Medium
Density. The common lots will house an irrigation easement, an emergency
access, and also include two community open spaces, one of which will have a
sports court. The two open ditch canals to the east and west of the property
create a nice perimeter around the site. The Farr Lateral on the west will remain
an open ditch canal. The portion of the Farr Lateral irrigation easement on the
project will be housed in a common lot (non-qualifying). As part of this project,
we are proposing to pipe the entire Grimmet Lateral and back-filling the existing
canal ditching. We will create a common lot to house the Grimmet Lateral
easement. This common lot will be 25-ft wide, which when combined with the 15-
ft easement in Keep Phase 1, will provide the necessary 40-ft easement for the
Grimmet lateral piping, on center.
The project will be serviced by City sewer and potable water. Maintenance of the
common lots, landscaping and private drives will be included in the adopted
CC&Rs.
The project will be completed with one phase. Access will be limited to one
vehicular and pedestrian access via E Wickham St and one Emergency Access onto
Lake Hazel with a future vehicular and pedestrian connections to Pinnacle sub to
the west. An internal public road network (47' wide right of way with sidewalk
easements for a total 59' road section) will service the development. The access
points as proposed will mitigate adverse impacts by consolidating access internal
to the development where possible. Curb, gutter, sidewalks will be provided along
all public roads to remain within compliance with Ada County Highway District
requirements. A traffic impact study is not required for this project as there are
less than 100 lots.
The proposal is consistent with the several comprehensive plan policies, including
policies which encourages the development of housing that meets the demand
for household sizes, lifestyles and settings. In addition, Policies which calls for
working with developers to direct the expansion of sidewalks and pathways
throughout Meridian, sidewalks are included within the project providing future
neighborhood connectivity. The included connection to City water and sewer is
supported by policies where the property is to be annexed into City limits. We will
be asking for an exception for both Block Length as our north and south road will
continue south and cross the canal to a future phase of Brighton's Pinnacle
Subdivision. We will also have a cul-de-sac that exceeds 500' but have provided
an emergency access road, which is part of a qualifying open space common lot,
out to Lake Hazel to break up that length. Additionally we are providing a
pedestrian connection in another qualifying open space common lot to further
break up the Block Length.
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 all required information. Please
contact me at (208)724-6239 or jarronlangston@gmail.com should you have any
questions.
Sincerely,
�Z
Jarron Langston
Developer
208-724-6239