Request for Reconsideration,~ ~ ~ IvE
.. AUG 0 9 2005 ~ o
Project Management/ SiteDevelopment/Constroctbn Managemern ~ I~Y ~ F M E R ~ ~ ~ A N
CI~"1' CLERK ~FF!~~
Date: August 9, 2005
To: Mayor DeWeerd and Members of the MeridianCity Council
33 E. Idaho
Meridian, ID 83642
Re: Reconsideration of the Silver Oaks annexation/rezone request and the
accompanying preliminary plat and detailed conditional use permit applications.
Dear Mayor DeWeerd and Council,
Please consider the following as a request to reconsider your 3-2 vote to deny the Silver
Oaks Annexation request, and the accompanying Preliminary Plat and Detailed
Conditional Use Permit for a Planned Development. We have discussed the issues
brought up at the City Council meeting amongst ourselves and we feel that there are few
issues that should be discussed in more detail so that thew is a greater understanding of
the proposed Silver Oaks project.
The Comprehensive Plan. indicates that this property should be developed as a "High
Density" project upon development. We did not consider other options for development
(industrial, commercial etc) because high-density housing is what we wished to develop
on this property. One of the findings required for all developments in Meridian is that the
project must be harmonious with and in accordance with the Comprehensive Plan (or else
a Comprehensive Plan Amendment must accompany the application, MCCI 1-15-11A).
The proposed project is harmonious with the adopted Comprehensive Plan.
The proposed. d.eveloprnent consisted of three applications; annexation, preliminary plat
and a detailed conditional use permit for a planned development. The annexation and
preliminary plat applications are not complex; they consist of a simple request for
annexation, and a basic two-lot subdivision, that require little else than a legal description
and an exhibit showing how the land will be divided. The detailed conditional use permit
application, however, is much more complex application and. requires a detailed site plan,
color elevations, a traffic study, a landscape plan and amenities (clubhouse, pool, open
space, pathways etc). if the site plan, elevations, landscaping and amenities are approved
as submitted they are required to be built that way. A developer can deviate from the
approved plan only with the City's consent. The site
plan/landscaping/elevations/amenities can be added to the annexation "Development
Agreement" by reference fox additional protection to the City to make sure that the
project will be built as proposed.
405 S. 8th Street, Suite 290 • Boise, Idaho 83702. 208.336.5355 -Fax 208.336.2282
The proposed density of the Silver Oaks project is approximately 12.5 d.u. per acre, with
a total of 308 residential units contained within 77 four-plea buildings. This density is
lower than other multi-family projects recently approved within Meridian, and Silver
Oaks provides greater amenities. We are willing to reduce the nur~nber of buildings by
seven (28 dwelling units) to reduce the overall density to 11.5 d.u. per acre. This will
reduce traffic by approximately 280 vehicle trips per day, and will increase open-space
within the project by approximately 2% (including reducing the area needed for parking).
Traffic circulation and traffic generation for the Silver Oaks project were of great concern
when designing this project. The property has very limited access to p'ranklin Road and
where it touches Franklin it has to cross the Kennedy Lateral. We hired a traffic engineer
to perform a traffic study, and met with the Cherry Lane Christian Church to discuss the
possibility of dross access/shared access with them. The Traffic Impact Study (TIS) came
back positive that the proposed internal traffic patterns and the single access would be
adequate for the proposed development. The Church also was in agreement to provide a
cross access and a shared roadway. A stub street was also added to the west to improve
circulation in the future. ACHD has now indicated there is a possibility of installing a
traffic light at the proposed shared roadway into the church and Silver Oaks project (per
ACFID's Staff Report for the Cherry Lane Christian Church Annexation).
'Che Silver Oaks project is not ,just another run of the mill four-plex project where we
have tried to see how many buildings we could cram onto a parcel of land. We have
included a large amount of open-space and a generous amenity package for the residents
of the project. The individual units are as large as many of the homes in the area (1,100-
1,300sf), and they will be located in an area that will soon provide a large number of jobs,
as well as provide quick access to I-84.
We have talked with Cherry Lane Christian Church representatives and they too have
voiced support for this project to be re-considered for the reason listed above, as well as
sharing in the costs of utility and infrastructure improvements that would benefit both
projects.
For the reasons stated above we ask that you please reconsider your action to deny tlae
Silver Oaks project. If you have any questions concerning this reconsideration request
please contact me at 336-5355 or via a-mail at chnckinnon cr,cangergroup.corn.
Sincerely
~,Ll
l
Dave McKinnon
Land Use Planner
cc: Rick O'Neal