Loading...
HomeMy WebLinkAboutApplicant ResponsePatrick ~ McI~~~gan Ar~hit~cts PO Box 5845, Boise, ID 83705-0845 280 N. Latah St. Ste. 100 Boise, ID 83706 208.424.8608 Fax 208.424.8609 www.mckeeganarch.com November 6, 200$ To: Sonya Watters, Associate City Planner City of Meridian, Idaho Re: RZ-08-006, 3131 and 3163 Lanark Street Dear Sonya, I have reviewed the staff report far the referenced project and wanted to present the fallowing comments before the evening Commission work session and public hearing. The review and comments seem to be similar to what staff and the Commission approved the last time with the addition of the development agreement provision. We are in agreement with the report and recommendations for approval with the following comments. For clarity I have used the same format as the staff report. The report text is in italics. a. Allowed uses an the subject property shall be as listed in UDC Table 11-28-2 for the C-G district, except that drinking establishment uses shall be prohibited. We agree with this provision. b. Anew trash enclosure shall be constructed around the dumpster that complements the overall design of the buildings on the site so that the visual impact of the dumpster is fully contained and out of view from adjacent properties and public streets (UDC 11-3A-128). Chain /ink fencing, with or without slats does not qualify as a screening material, per UDC 11-38-5M. We agree with this provision. c. Construct a minimum 5-foot wide sidewalk adjacent to Lanark Street along the north boundary of this site in accordance with the standards listed in UDC 11-3A-17. A five foot wide side walks exists at the north boundary of the site except for the extreme northeast corner between the drive and property line. On previous applications that area was not constructed because of the lack of connectivity to any walk on Eagle road and the unimproved intersection. Because that area will be modified when the additional turning lane is installed between Lanark and Franklin it did not make sense to construct a walk to "no-where" that will be torn up later. I would request that this condition be modified to acknowledge that the existing walk is sufficient and any additional work be postponed until the design of the intersection is completed and constructed. d. Construct a 10-foot wide multi-use pathway on the west side of Eagle Road along the full length of the east boundary of the subject property, per UDC 11-3H-4C3. Said pathway shall be constructed within the right-of--way or a public use easement and street lights shall be installed consistent with the Eagle Road Corridor Study. Caordinate the exact location of the pathway with ITD staff. We are in agreement with this condition in principle but it seems to be in conflict with the ITD concept design for future Eagle Road improvements between Lanark and Franklin. The information published in the Eagle Road Corridor IMPROVEMENT Project (emphasis mine) indicates a new turning west bound turning lane with standard curb, gutter and sidewalk between Lanark and Franklin. North of Lanark there is a wider designation which appears to be the 10 foot pathway. The "Roadside Features" document provided to us indicates a 10 foot path placed approximately 40 feet from the edge of pavement or curb. In our case that would place the path at the toe of the slope. We believe that further study is required in relation to the ITD Improvement plan and the properties to the south before constructing a 10 foot path in a random location. Also, I have not been able to find any street light standards or a copy of the Eagle Road Corridor Study so I am reluctant to commit my client to an unknown requirement. I would request that this condition be clarified that the location of the pathway be determined in work session with the planning staff to determine the best solution in regards to future ITD widening of Eagle Road and the alignment with the property to the south. I would also request that lighting be coordinated with our existing site lighting and future ITD lighting for Eagle Road. Once staff and the owner have determined the best solution for both parties it could be incorporated into the Zoning Certificate application process for construction with future tenant projects. e. With the establishment of a new use(s) on this site, the applicant shall comply with all current UDC standards. We are in agreement with this condition but feel the comments listed in the staff analysis narrative on pages 5, 6 & 7 should be incorporated into this condition by reference so all parties acknowledge that we are meeting the intent of the UDC standards with the existing site layout as modified by the staff narrative. f. The Fire Department requires any roadway greater than 150 feet in length that is not provided with an outlet to have an approved turn around. Currently, the site does not have an approved turn around. The applicant shall submit written approval from the Fire Department of an approved turn around with submittal of the Certificate of Zoning Compliance application. We are in agreement with this condition. The site exceeds the minimum zoning ordinance parking requirement, we can meet the turn around by reducing or modifying parking stall arrangements. g. A Design Review application shall be submitted with any future development application (Conditional Use Permit or Certificate of Zoning Compliance) for this site. I would request that this condition be modified that a Design Review application only be required for any changes that would modify the site or exterior of the building. The Certificate of Zoning process required in condition "h" will address site issues. Most anticipated Tenant Improvement projects will not affect the existing buildings exterior design except for signage which has a separate review process. h. A Certificate of Zoning Compliance application is required to be submitted for a change in use of the site, prior to commencement of the new use. All required improvements shall be installed prior to occupancy. We agree with this condition subject to modification of conditions c, d, e & g above. Thank you for your comments and review. If you wish to discuss this before the hearing, or feel it would be beneficial for me to attend the work session please contact me. Sincerely, Patrick McKeegan Architects Patrick McKeegan AIA Principal Architect