PZ - Applicant Respone to Staff Report - 12/3E
December 2, 2014 THE LAND GROUP, INC.
Ms. Sonya Watters
Associate City Planner
City of Meridian
33 E. Broadway Ave.
Meridian, ID 83642
Re: Southridge Estates Subdivision — RZ-14-007, PP -14-017
Applicant's Response to Staff Report for P&Z Hearing of December 4, 2014
Dear Ms. Watters:
As requested, I am writing to provide the applicant's response to the staff report prepared for the Southridge
Estates Subdivision applications to be considered by the Meridian Planning & Zoning Commission on Dec. 4,
2014.
First and foremost, thank you for Staff's time and effort as we worked with you to craft the applications for
this project. Likewise, thank you for the well -reasoned analysis of the application and your recommendations
regarding Conditions of Approval.
In general, the applicant is in agreement with the staff's analysis and report considering the project. There
are, however, a few items which we feel are inaccurate and for which we request modification by the
Commission:
1. Section IX.A.1(pg 6) in the final paragraph discusses the existing Development Agreement (DA)
governing Southridge (I.N. 113077158). Similar discussion is provided in Section IX.A.2 — Building
Elevations (pg 9). In each section, Staff recommends that the applicant provide "specific and
detailed architectural guidelines" for Council approval prior to or concurrent with the subject RZ and
PP applications.
Applicant's Response: This recommendation is inconsistent with the requirements of the DA, which
specifically require these architectural guidelines to be submitted "prior to the signature of the final
plat for each phase of development" (DA Section 6.3.13). Through the DA, the City and applicant
have previously agreed to the process and timing for review and approval of architectural
guidelines. Staff's analysis (Section IX.A.1, IX.A.2, etc) and recommended Condition of Approval
(Item 1.1.13) need to be revised to reflect the Development Agreement adopted process.
2. Section IX.A.2 — Block & Cul-de-sac Lengths (pg 7) indicates that the face of Block 3 exceeds the
maximum allowable length of 750 -ft without an intersecting street or alley. Condition of Approval
(Item 1.1.1.a) requires modification of Block 3.
Applicant's Response: Block 3 is parallel with the Ridenbaugh Canal and the existing Aspen Cove
subdivision beyond — both of which prevent connection of street stubs of pathway connections to
interrupt the block length in accordance with UDC Standards. However, the design of the project has
incorporated four shared driveway common lots (each of which provide access to six lots). We
expect that all lots accessed from the shared driveways will face the driveways — effectively making
each driveway equivalent in aesthetic to an intersecting street or alley. We contend that the shared
driveways interrupt the block face length in the same way a street or alley would, and therefore the
proposed design complies with the UDC standard and should be approved without modification.
Site Planning • Landscape Architecture • Civil Engineering • Golf Course Irrigation & Engineering • Graphic Design • Surveying
462 E. Shore Drive, Suite 100 • Eagle, Idaho 83616 • P 208.939.4041 • www.thelandgroupinc.com
December 2, 2014
3. The ACHD Conditions of Approval (Exhibit B, Section 7) appear to be draft conditions from ACHD and
should be removed. The applicant and ACHD staff are working towards final ACHD approval of the
preliminary plat, and adoption of final conditions of approval. The applicant will comply with the
final conditions of approval as adopted by ACHD.
If you have any questions or need further information, please don't hesitate to contact me at 208-939-4041.
We look forward to presenting the Southridge Estates Subdivision to the Planning & Zoning Commission on
December 4.
Sincerely,
PA^-00-
""4JrDensmer, PE
GROUP, INC.
If
Site Planning • Landscape Architecture Civil Engineering • Golf Course Irrigation & Engineering > Graphic Design - Surveying
462 E. Shore Drive, Suite 100 - Eagle, Idaho 83616 - P 208.939.4041 • F 208.939.4445 • www.thelandgroupinc.com