HomeMy WebLinkAboutApplicant ResponseJ-U-B ENGINEERS, Inc.
~~ ~V ~~ ~ ~ ENGINEERS • SURVEYORS • PLANNERS
J / ~~ ~ ~~~ ~ Regional Office
~-~~ 250 South Beechwood Avenue, Suite 201
SEP ~ Q Z007 Bo~se, ID 83709-0944
208-376-7330
September 18, 2007 City Of Mericlian Fa~c: 208-323-9336
City Clerk Office www.jub.com
City of Meridian
Planning and Zoning Commission
660 Watertower Lane, Suite 201
Meridian, ID 83642
RE: Selway Multi-Family Development - Conditions of Approval
Members of the Commission:
We are in receipt of the staff report dated September 20, 2007 from Bill Parsons to the
Planning and Zoning Commission regarding the above-noted project. By and large, we are
comfortable with the staff anatysis of the project and the proposed conditions of approval.
However, there are conditions that we feel are unwarranted. We therefore request
consideration on the fotlowing conditions of approval:
Condition 1.1.4 requiring a 25' landscape buffer on the north and west property tines.
On the north property line the buildings are set back twenty four feet from the building wall
with second floor projections that are twenty two feet from the property line. The original
site plan had a fifteen foot setback in this location, which was increased based upon the
comments from the neighbors. The additional three feet requested by the staff will gain very
little, if any, buffering effect compared to the havoc that it will wreak on site plan. The
layout is very tight in the north/south dimension and even a three foot increase in the setback
will ripple through the site, compromising plantings, open space, and the planned pathway
system.
With regard to the mechanicat units, we request that the Commission leave the units where
they are situated on the site ptan. As designed, there are two units per building that are
screened with a four foot fence and landscaping and will have very little, if any, impact on
surrounding properties. By contrast, the building ends accommodate the stair towers and
there is little room to accommodate the mechanical units and their screening. In addition, the
will then be situated directly under the balconys, blowing hot air into the space.
With regard to the western property line, we again request that the Commission approve the
layout as submitted. There is currently a 40' setback between the residential buildings and
the property line, far in excess of the ordinance requirements. The proposed 25' setback
would impact the storage building however, which would have to be relocated approximately
10' to the east. Such a change woutd require eliminating four parking spaces and arguably
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Engineers Surveyors Planners Staff Report Response
Selway Apartments
September 18, 2007
Page 2
provides less effective buffering than the storage building, which provides a very nice noise
buffer and generates very littte activity.
Condition 1.1.10 requiring an additional amenity
We will provide another barbeque area or horseshoe pit at the discretion of the Commission.
Condition 1.1.15 prohibiting the use of vinyl siding
It is our belief that vinyl siding has a bad reputation based upon some of the early products,
which were in fact not very nice or durable. We have provided a materials board that shows
the siding and stone that we wish to use for the building exteriors. In addition, our
presentation wilt show examples of the other projects that were developed and/or owned and
managed by Rudeen Development, where it can be seen that vinyl siding is used to great
effect. Our building designs utitize three different vinyl products plus stone accents on each
building in addition to a color palette that is similar to the single family-units on surrounding
properties.
As can be seen from both the materials board and the photos, the vinyl products that we have
chosen "convey an impression of permanence and durability" as required by the UDC. In fact,
vinyl is more durable than other exterior materials, which is why it was chosen. Using either
wood or a masonry fiber board in lieu of vinyl will require painting every five to seven years,
where vinyl will not. In addition, it is almost impossible to distinguish between vinyl siding and
masonry fiber board from a distance of 50 feet or so. Because vinyl looks so much better
through time and requires so littte maintenance, we respectfully request that the Commission
approve the building designs as submitted and strike this condition of appcoval.
Condition 1.1.16 requiring variation in the Cottage Units along the north property
boundary
We have designed a second building type and have submitted it for the Commission's review
and approvat.
Condition 1.1.20 pertaining to required improvement prior to issuance of Certificates of
Occupancy
Given the size of the project, we will have units ready for occupancy prior to the completion
of irrigation and landscaping. We request that the Commission modify this condition to require
the completion of all required improvements prior to the occupancy of the 14`" building.
Condition 2.1 relating to sewer service
As a point of clarification to this condition, we intend to serve the project to the south to an
existing stub outside of the McMillan Road right-of-way. This was required to maintain the
proper grades and cover and has been discussed with the Public Works Department.
Condition 2.3 relating to the provision of common tots and easements for water and sewer
facilities
Again as clarification, the entire project sits entirely on a single platted lot. We will provide
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En~,ineers Surveyors Planners Staff Report Response
Selway Apartments
September 18, 2007
Page 3
easements where necessary but are unable to add common tots to the plat at this point
Conditions 2.10, 2.11, and 2.12 pertaining to the timing of required improvements
These conditions are boilerplate conditions pertaining to subdivision plats and do not pertain to this
project. We request that they be deleted to minimize confusion when apptying for building permits.
Summary
We believe that we have designed a high-quality, luxury, multi-family complex that integrates
exceedingly well into its site. In doing so, we have demonstrated compliance with the
Meridian Comprehensive Ptan, the Unified Development Code, and the originat intent and
concept of the Lochsa Fatts Planned Unit Development for a high-end, mixed use project. We
have worked hard to address the concerns of our neighbors and have made modifications to
the site, building, and landscape plans which have, quite frankty, resutted in a better project.
We therefore respectfulty request your approval of the Selway Apartments.
This project will be an attractive addition to the neighborhood in the city and we respectfutty
request your approval of this conditional use permit request. We look forward to working with
the city on this project. Please do not hesitate to call if there are questions regarding any
portion of this application.
Sincerely,
J-U-B ENGINEERS, INC.
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Daren Ftuke, AICP
Senior Planner
F:\ProjectManagers\DSF110•07-030 • Selway Apartments110-07-030 - Admin\staff rpt response ltr.doc ~