PZ - Applicant Response to Staff Report - 5/19
4824 W. FAIRVIEW AVENUE BOISE, IDAHO 83706 (208) 336-5355
May 18, 2016
Members of Meridian City Planning & Zoning Commission
City of Meridian - Planning and Zoning Department
33 E. Broadway Avenue
Meridian, ID 83642
Re: Verado Subdivision - H-2016-0047
Dear Planning and Zoning Commissioners:
We are respectfully requesting approval consideration of the Verado Subdivision
application and staff report with the following modifications. The project submitted is a 122
home community located on Ustick Road between Locust Grove and Eagle Roads.
We have worked diligently with city staff as well as the Ada County Highway District
and we agree with all of the conditions for approval with the exception of:
- Item 1: Site Specific Condition Item 1.1.2. c.3. – access to the .8 acre county outparcel
Request modification of the condition to match our revised plat dated 5/17/16.
(Please see Attachment A for resolution)
- Item 2: Site Specific Conditions Item 1.1.3 2 – Split the proposed master planned park
Request to delete Conditions Item 1.1.3 2
(Please see Attachment B for resolution)
We are in agreement with the City’s Condition of approval except for the two items noted
above. I thank you for the opportunity to provide you with this packet to further clarify the
outstanding issues.
Sincerely,
DEVCO LLC
Jim D. Conger
Member
JDC:ml
Verado Subdivision – Attachment A
ITEM 1: ACCESS TO THE .8 ACRE ADA COUNTY OUT PARCEL
● Staff Condition: Exhibit B – 1.1 Site Specific Conditions Item 1.1.2. c.3. – applicant shall shift
N. Sumner Park Ave so that it is contiguous with the the existing 1 acre outparcel located in
the northwest corner of the proposed development.
• Developer Request: Change the condition of approval to state: Site Specific
Conditions Item 1.1.2. c.3. – applicant shall shift N. Sumner Park Avenue as
shown on the revised preliminary plat dated 5/17/2016.
• Developer Action: We have modified our plat and shifted the proposed ROW as
far as we could before becoming detrimental to the project. We have provided
for the 0.8 acre Ada County outparcel to have a dedicated access easement to
allow for a common lot that would accommodate 6 residential houses. If this
property redevelops, the outparcel will be annexed into the city and would be a
great addition to the neighborhood. But at this point the Ada County neighbor is
not very desirable.
• Reason for Developer Request: As the Developer, we require a sufficient
landscape buffer for our residents against the county outparcel as it is in a
condition that is not only unsightly but unsafe for small children.
Exhibits associated with Attachment A
Outparcel Easement Slide
Revised Preliminary Plat dated 5/17/16
Photos of County Outparcel
Attachment A – Page 1 of 3
0.8 County
Outparcel
Photos of County Outparcel
County Outparcel Easement Slide
Attachment A – Page 2 of 3
Attachment A – Page 3 of 3
Modified Preliminary Plat Dated 5/17/16
Verado Subdivision – Attachment B
ITEM 2: ADDED PARK LOCATION AND AMENITY
● Staff Condition: Exhibit B – 1.1 Site Specific Conditions Item 1.1.3 2 – Lot 32 Block 4 shall be
converted to an open space lot and developed with a qualifying amenity.
• Developer Request: Delete condition Item 1.1.3 2
• Support for Developer Request: We have proposed the following open space
and community amenities that meet or exceed City code requirements:
o Greater than 10.5% open space (code requires 10%)
o Three (3) Amenities (code requires 1)
o Regional Pathway (required by code)
City staff is proposing that we add an additional neighborhood park that would
create a “Split Park” concept. This second park would be located within 150-feet
of our master planned park that was submitted with three amenities to include a
Climbing Dome, Play Structure, and a concrete riding path around the turfed play
area. This fenced park is designed to be used effectively and will be the focal
point of this neighborhood. We have agreed with staff condition Item 1.1.3 1and
relocated the proposed micro path to better align with our master planned park.
The City staff demand of this additional “split park” will force us to allocate funds
to additional landscaping which will decrease the amount of park equipment
that we will be able to provide. As well as cause us to locate one of our
proposed amenities into the newly requested “split park”. This will force our
homeowners to make a choice of either tending to their 3 year old climbing on
the play structure, or watching their ten year old that is at the other “split park”
on the climbing dome; this would be an unsafe situation. This staff requested
“split park” concept completely bisects our spectacular park that is intended to
be the centralized gathering location.
Exhibits associated with Attachment B
Exhibit showing the Community Park plan vs. the Split Park Location
Community Park Photo/Rendering
Attachment B – Page 1 of 2
Community Park & Split Park Location
(150’ apart)
Attachment B – Page 2 of 2