PZ - Narrative Rodney Evans+Partners,LLC
1450 W.Bannock St.
Boise,ID 83702 R_
p:208-514-3300
www.reandpartners.com
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Landscape Architecture+Urban Planning+Land Use and Site Planning+Entitlements+Project Management
February 15,2024
Community Development
Planning Division
City of Meridian
33 E.Broadway Ave.,Suite 102
Meridian,Idaho 83642
Re: Pebblebrook Subdivision—5725 N.Meridian Road,Meridian, ID 83646—Letter of Explanation
To Whom it May Concern,
The application before you is for the Annexation and Zoning of the 13.94-acre parcel located at 5725 N.Meridian Rd.,Meridian,Idaho 83646.The
application also includes a Preliminary Plat application for the development of sixty(60)total lots(54 buildable,6 common)to be created for the
construction of fifty-four(54)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 current property contains two vacant single-family homes,along with various
outbuildings that were associated with previous agricultural uses.The existing homes and outbuildings will be removed from the site,along with some
existing trees and shrubs that are primarily located around the existing structures.A full arborist's report was completed indicating the health and
condition of the existing trees,with additional recommendations for mitigation for the removal.
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,and 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 properties to the north,south,east,and west are currently zoned R-8
and consist of single-family subdivisions within the City of Meridian(with the exception of one parcel adjacent to the northeast corner of the property
which is zoned RUT in Ada County).The R-8 zoning designation is being requested to provide for the thoughtful infill redevelopment of the property and
provide for additional single-family homes in an area with existing adjacent infrastructure improvements(utilities,roads,etc.).Additionally,care was
taken with the site design,lot sizes,and open space to ensure compatibility with the adjacent Paramount Subdivision.The architecture and materials
will conform to the Paramount Architectural Design Standards which includes specific provisions regarding the exterior elevations,colors,accent
materials,lighting,fencing,and landscaping.All existing perimeter fencing will be either retained and protected or replaced,and the developer will
coordinate with all affected neighbors.
Public roads are proposed for access to the homes,with a 33'back-to-back road section and 5'wide attached sidewalk within a 47'right-of-way in
conformance with ACHD standards.The site will be accessed via N.Garbo Avenue which is currently stubbed to the south and north boundaries of the
project site.Additional public streets will be developed within the subdivision to provide circulation throughout the development for residents,
emergency services,and the general public.A public street will be stubbed to the northern property boundary for future extension should the adjacent
parcel adjacent to the northeast corner be redeveloped in the future. No connection to Meridian Road is proposed,nor is it allowed by the City of
Meridian UDC or Ada County Highway District policy due to the existence of adjacent road stubs.Meridian Road will be improved with additional
pavement,a roadside drainage swale,and a 10'wide sidewalk,as required.Additional right-of-way will be dedicated,and the improvements will be
installed,to accommodate the future widening of Meridian Road.The landscape buffer(measured from the back of curb of future widening)will be
47.5'wide and include the sidewalk,Class I,II,and III trees,shrubs,and perennials,and be designed using drought-tolerant plantings.
Open lawn areas will be included within the interior common spaces,which will provide for active and passive recreation.The total qualified open space
provided is 95,544 square feet,which equates to 15.73%of the site.The amenities proposed within the subdivision consist of two full-size pickleball
courts,open grassy areas,micro paths within open grassy areas,and two pet waste stations,as shown on the proposed landscape plans.With the
property size of 13.94 acres,there would be 3 total points of site amenities required(13.94/5=2.788).The proposed pickleball and pet waste station
amenities provide for a total of 9 amenity points,which is triple the amount required.The open space and micro path amenities provide additional
amenity points.
The Paramount HOA has agreed to allow the project irrigation system to connect to the Paramount Subdivision pressure irrigation system.Therefore,
the site will transfer its water rights to the Paramount Subdivision and the site will utilize the existing Paramount Subdivision irrigation pump system.
During the neighborhood meeting,there were approximately 30 attendees,and the discussion included concerns about traffic(both during construction
and future after build-out),parking,privacy,property values,cohesiveness with existing homes(from a size and aesthetic standpoint),impacts to
existing amenities within Paramount Subdivision,dust during construction,timing of the project construction,and access to Meridian Road.While the
proposed subdivision will be built along Meridian Road,the existing roads that were stubbed to the north and south perimeter of the site were always
planned to be extended through this site,and the City and ACHD policies prohibited the direct connection for vehicular access to Meridian Road.As the
roads within the Paramount Subdivision are public streets,these will be used for access. Homes are proposed to have either a 2-or 3-car garage,along
with a driveway that is a minimum of 20'deep from the back of sidewalk,which will provide for more than an adequate amount of parking.Additional
on-street parking within the proposed subdivision is also available. Lots have been oriented to place back yards against existing back yards or
incorporate a proposed open space buffer,and the inclusion of landscaping and fencing will ensure that privacy of both existing and proposed residents
will be protected.The project proposes to adopt the Paramount Subdivision CC&Rs and its guidelines to enrich the property values and cohesiveness
with surrounding homes.As proposed,the subdivision will become part of the Paramount HOA and the Pebblebrook Subdivision dues will go directly to
the maintenance and operation of the existing amenities within the Paramount Subdivision.Residents of the Pebblebrook Subdivision would have
access to those existing Paramount Subdivision amenities and the amenities proposed with the new subdivision.Likewise,Paramount Subdivision
residents would have access and use of the Pebblebrook Subdivision amenities. For that reason,the proposed amenities have been chosen primarily to
enhance the existing amenity package within Paramount Subdivision,rather than duplicate them.The conversations with the Paramount HOA indicated
that the proposed amenities would be a great addition to their overall amenities.Residents expressed concern regarding traffic during construction and
asked if a construction entrance off Meridian Road can be requested in order to avoid large construction trucks going through the existing subdivision.
Once the subdivision is completed,traffic for home construction would use public streets.The developer will implement the required erosion control
measures during construction to minimize the dust or dirt being spread to the surrounding roads and homes.The developer intends to begin
development in late 2024 and begin home construction Spring 2025.
Ultimately,the developer and design team feel that the proposed single-family residential homes within this subdivision will provide additional housing
through thoughtful infill redevelopment of the site which will continue to enhance underutilized spaces in this area of Meridian.
Please contact me directly with any questions regarding the project at 208-514-3300 or ben@reandpartners.com
Sincerely,
Rodney Evans+Partners,LLC
Ben Semple, PLA
Principal,Senior Landscape Architect