CC - Letter by Applicant / Revised Plans - 7/16July 14, 2015
City of Meridian
Bill Parsons, AICP
33 E. Broadway Avenue
Meridian, ID 83642
RE: Avebury Subdivision
Application Update
Dear Bill:
On behalf of Avebury Development, LLC please the following update and clarifications
to the Avebury Subdivision application since the application was denied at Planning
Commission on June 4, 2015.
Offsite Sidewalk Connectivitv and NNHD easement
We met with NMID on June 8th regarding their easement requirements after the PZ
hearing and were able to negotiate a reduction in the Five Mile Creek easement
requirements to a 25 foot wide minimum from the top of bank instead of 28 foot wide
previously required. Per the attached cross sections, the 25 -foot clear area will be
maintained with an additional 5 -foot landscape buffer all within the common lot between
the Pine Avenue right-of-way and the building lots.
In this way, the 5' sidewalk proposed from the our parking lot to the Five Mile pathway
will be outside of the 25' clear area NMID requires. We have also contacted the Danbury
Fair HOA and have received a positive response for granting an easement subject to
working out maintenance responsibilities. We are requesting that the City of Meridian
maintain the portion outside of the Avebury Subdivision boundaries and within the
Danbury Fair boundaries.
Front Versus Rear Designation and Homeowner Access
For clarification, the front of the homes face north onto Avebury Avenue and the rear
yards face Pine Avenue. Per the attached cross-sections, the distance from Pine Avenue
is over 100 feet with a creek, NMID access easement, 5' landscape buffer, and a 6'
wrought iron fence between the road and the rear yards. We are requesting the same
"Articulation" requirements imposed on other recently approved subdivisions that are
even closer to the road with less buffering than the Avebury Subdivision.
In addition, we are requesting a deletion of the staff requirement for sidewalk through the
rear yards of the lots along Pine Avenue. Per the attached blowup, we feel it is important
to maintain private open space for each individual lot with a shared access easement on
the adjacent lot that will allow a private, fenced side/rear yard for each lot. At the same
time, the homeowner will be able to take outside access to the home from a side entry
from the adjacent front driveway as shown on the exhibit.
Sidewalk Waiver Request
Per ACRD, they will accept sidewalk on the south side only of Avebury Way if the City
Council grants the waiver of sidewalk on the north side of Avebury Way. The sidewalk
on the south side of Avebury provides adequate access between the adjacent Danbury
Fair sidewalk, our parking lot, and our building lots. The existing sidewalk on the other
side of the Danbury Fair connection roads will be provided with handicap ramps at the
corners for access to the sidewalk on the south side. The sidewalk on the north side is
unnecessary and including it would reduce the buildable footprint on the adjacent lots by
5 feet.
Architecture
The photos originally provided were not adequate for Planning Commission and staff to
recommend approval since we did not have "Front' photos or elevations. We have now
attached photos, elevations, and floor plans from an existing subdivision in SE Boise that
we are using as a "similar" project.
We have marked up the elevations from the existing project to show how the front and
rear elevations are reversed to fit the specific site constraints for Avebury. Specifically,
the main entry shown on the original photos and elevations will be deleted (see private
yard explanation above), however, those rear elevation will be remain "articulated". In
addition, we have alternated the lot widths to fit different house products to break up the
Avebury Way streetscape.
Proposed Development Agreement
If the Council so desires, we can enter into a Development Agreement for R-15 zoning
with all setback requirements of R-8 zoning.
We look forward to discussing these issues with the Mayor and City Council on July 21,
2015. Please let me know if you have any questions or require additional information.
Sincerely,
Matt Schultz
Schultz Development LLC
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COMPANIES - VERIFY.
2. WATER HEATER, DRYER, KITCHEN AND BATHROOM
FANS VENT TO EXTERIOR,
3. ALL PATIO AND SHOWER DOORS AND ANY GLASS
WITHIN 24" HORIZONTAL DISTANCE OF ANY DOORS OR
WITH 18" ABOVE ANY WALKING SURFACE TO BE
APPROVED SAFETY GLASS.
4. THE CONTRACTOR SHALL PROVIDE AND INSTALL
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AND LOCATED AS REQUIRED BY SITE, CODE AND UTILITY
COMPANIES - VERIFY.
2. WATER HEATER, DRYER, KITCHEN AND BATHROOM
FANS VENT TO EXTERIOR,
3. ALL PATIO AND SHOWER DOORS AND ANY GLASS
WITHIN 24" HORIZONTAL DISTANCE OF ANY DOORS OR
WITH 18" ABOVE ANY WALKING SURFACE TO BE
APPROVED SAFETY GLASS.
4. THE CONTRACTOR SHALL PROVIDE AND INSTALL
HOUSE NUMBERS MINIMUM 3.5" TALL AS REQUIRED
BY SITE
6 SMOKE 1 CO2 DETECTOR TILE SHOWERS: IR HARDI
® FAN MINIMUM 50 CR'i) BACKER BOARD 7' TALL
NO CORNER METAL
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I. ALL OPENINGS TO BE 53"
HEADER HEIGHT UXO
2, CENTER STUD BAYS OVER
INTERIOR DOORS FOR AIR
EXCHANGE 45 REQUIRED
FOR ENERGY STAR: SEE
HVAC TRANSFER DETAIL.
3. ALL WINDOW/DOOR HEADERS
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TUB BACKING TO BE INSTALLED WITH FLAT 2X4
IvN O
C
AT 32" FROM BACK WALL FOR TUB/514OWER UNITS.
V "'kkkw;
AT 36" FROM BACK WALL FOR SHOWER UNITS.
C
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Wp Z
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o
SQUARE FOOTAGE:
In a zr 2 0
MAN EI827 sq ft
W Q v LL NN.i
SECOND FLOOR 761 sq Ft
0
TOTAL 1594 eq Ft
SHEET:
COVERED PORCH 106 aq ft
GARAGE.S43 aq ft
A4
PROJECT=
SL008003
z
12 O
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METAL RASH OVER ALL m W a
DOORS AND WINDOWS
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W O L V O O O
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RIGHT ELEVATION PRBN,? ELEVATION Z
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W
r
W
ROOF VENTS a 8� O.G. E
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LEFT ELEVATION `ELEVATION W¢ LL E
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,U�' SHEET:
A7