HomeMy WebLinkAboutCC - Memo To Council CLARK
DEVELOPMENT REAL PROPERTY ZONINC
Matthew C. Parks
(986)269-4443
mparks@clarkwardle.com
Nick Napoli
Associate Planner
City of Meridian
Community Development
33 E. Broadway Ave.
Meridian, Idaho 83642
sent via email- nnapoli@meridiancity.org
Re: Farrington Heights Subdivision
H-2025-0016
CW#24410.1
On behalf of the Applicant Studio H Architects, we are requesting the City Council
remand this application back to the Meridian Planning and Zoning Commission (the
"Commission") to allow consideration of a revised plat to address the concerns voiced by the
Commission at the hearing on this Application on August 7, 2025. Following the August 7, 2025,
the Commission, on a 3-2 vote, recommended denial of the Application. During the hearing, the
Commission voiced concerns about the layout of the proposed lots, the open space available
for future residents, and transitions. The Applicant decided to revise the proposed
development to address the concerns of the neighbors and the Commissioners and has
requested remand back to the Commission.
The recommendation for denial was based on the following issues:
1. Lack of open space
2. The number of lots backing to existing home to the North and the West
3. R15 zoning designation
Open Space
The Commission and staff voiced concerns about the open space provided in the
proposed development. Although the proposed development is less than 5 acres, the
development does have available space that could accommodate useable common area space
internal to the proposed subdivision. The revised plat provides for a larger common space that
would be suitable for play areas or picnic area. See below.
September 15, 2025
Page 2
Revised
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The prior configuration has been modified to increase the common area significantly on both
sides of the common drive of on the proposed Hardiman Street. This provides for more useable
common area space for residents in the proposed subdivision in a location that is away from
Adkins Avenue. This internal space will be landscaped and will accommodate picnic or play
areas for residents.
September 1S, 202S
Page 3
Impact on Properties to the North and to the West
There were concerns voiced by the Commission with the impact on the neighbor to the
North, the neighbors to the West, and the transitions. The revised plat reduced the number of
lots backing up to existing homes from 10 lots to 7 lots. See below.
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The Commission voiced concerns about the home to the North and the transitions. In
order to address these concerns, the Applicant has revised the plat to reduce the lots backing
up to the neighbor to the North from 6 lots to 3. The corner lot (Lot 1, Block 2) is reoriented to
face Adkins Avenue (see orange arrow).
September 15, 2025
Page 4
Initial Plan
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The Applicant is agreeable to fencing and landscape screening to reduce any impact on
surrounding neighbors. The proposed lots will accommodate second story residences in order
to make financial sense. Prior to the hearing on the remanded application, the Applicant will
provide line of sight exhibits to show the relative negative impact on the existing neighbors,
which are blessed with lots with expansive backyards. Existing homeowners will not be faced
with neighbors looking into their homes.
Density
While the Commission noted there were concerns with the added density with the R-15
density requested, the actual density requested is in practical terms much lower. The proposed
subdivision is 5.34 units per acre (22 building lots + 3 existing lots/4.68 acres = 5.34 units per
acre). The request for R-15 classification is to allow smaller lot sizes to accommodate the infill
September 15, 2025
Page 5
nature of the development and to allow for retention of the 3 existing residences. The
Applicant is proposing retaining the R-4 zoning designation for 15-20 (three existing residences
and an additional lot of 9750 sq/ft). The plat has been revised to indicate that the existing 4 lots
to the South will retain the R-4 zoning.
In closing, the Applicant has revised the preliminary plat to address the concerns stated
by the Commission and requests City Council approval of a remand back to the Planning and
Zoning Commission to consider the revised Application. The Applicant continues to appreciate
the willingness the of the City staff, the Commissioners, and the City Council members to work
collaboratively to find creative and meaningful solutions to infill development needs of the City
of Meridian.
Sincerely,
Matthew C. Parks