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PZ - Applicant's Response to Staff Report Clark Wardle 1-16 T. Hethe Clark (208) 388-3327 hclark@clarkwardle.com Via electronic mail January 10, 2020 Sonya Allen, Associate City Planner Meridian Planning Division 33 E. Broadway Ave., Suite 102 Meridian, Idaho 83642 Re: Edington Subdivision – H-2019-0109 Comments in Preparation for 1-16-20 Hearing Clark Wardle File No. 23785.1 Dear Sonya: This firm represents the applicant for the above-referenced application. As you know, during the December 5, 2019 hearing, a few items were identified and discussed. We have since worked with staff and the affected agencies to address each of those points, as shown below: • Parking Plan: Chief Bongiorno has signed off on the parking plan for this project, which exceeds the number of spaces required by code. • Secondary Fire Access: The Applicant is in agreement with the Staff conditions. In the meantime, we have provided an alternative plan that reserves a lot across which access will be provided in the event access to future development is delayed. Staff has reviewed and agreed. • Eaves: The Applicant has presented revised concept photos that address Staff’s concerns regarding this item, rendering Condition A.1.d unnecessary. • Color Schemes: We have reviewed this requirement and remain concerned that it is overreach and would cause unnecessary burdens on both staff (for review) and the applicant (for submission with each building permit). This would be a departure from the current requirement of design review only for attached single-family product and is not required by code. While further discussion on this condition may occur, we would ask that this condition be removed. • Schools: With regard to school capacity, the timing of this project is such that Owyhee High School will be on-line by time there are residents at this project. The district has capacity in its middle and elementary schools by addressing boundaries for under-utilized schools. • Commercial Use of Property to the South: As further discussed below, this application matches the existing comprehensive plan, which shows this property as residential. The property to the south has a development agreement that shows how the property has been approved for commercial development. Meanwhile, there is a commercial mixed-use node at the mid-mile to the east of this project. The Comprehensive Plan intended for Commercial development to be located at the mid-mile. (Refer to Detailed Discussion Attached) • Regional Pathway: After multiple discussions with Staff, Settlers Irrigation District, and West Ada School District, we have identified a pathway plan that we believe satisfies the City’s requests. An updated landscape plan showing this pathway is provided. With these updates, we request the following modifications to the currently proposed conditions of approval in the Staff Report: • Condition A.1.c (color scheme requirement): Delete. • Condition A.1.d (eave requirement): Delete. • Conditions A.2.a, A.2.b, A.3.c, and A.3.d: Delete and replace with a modified Condition A.1.e, which we propose should read, as follows: “Allow for public access for purposes of a regional pathway in the location identified on the Applicant’s depiction submitted on January 8, 2020.” Thank you for your attention to these matters and we look forward to additional discussion at hearing. Very truly yours, T. Hethe Clark HC/bdb Detailed Discussion What follows is a detailed discussion of the items identified in the summary provided above. Parking Plan The plan before P&Z exceeds the parking required by code. During a meeting with staff on December 17, 2019, Chief Bongiorno confirmed that the Fire Department does not have a concern with this plan. Secondary Fire Access During the December 5, 2019 hearing, we stated that we are in agreement with Staff’s condition limiting the development to thirty units until such time as a secondary fire access can be provided. During a December 17, 2019 meeting with Staff, we discussed this plan in greater detail and proposed that if a secondary access is not provided through the property to the south, we will reserve an access onto Linder across Lot 22, Block 2. Staff agreed that this would be appropriate. Eaves Condition A.1.d states that “[a]ll homes with the development shall be constructed with minimum 1- foot wide fire rated eaves on all four sides.” It is our understanding that this language was based on staff’s interpretation of our design concept provided with the application. As discussed at hearing, this is not a building code requirement and Blackrock Homes has developed a very attractive product that does not necessarily include eaves in areas that are not visible from the street, preferring to employ those resources for improvements to other areas of the home. Since that time, we have provided updated depictions showing how this functions in practice. It is our understanding that this issue is resolved. We accordingly request that Condition A.1.d be deleted. Color Palette As you are aware, we have expressed concern regarding Condition A.1.c, which imposes a color scheme requirement. We are concerned that this is overreach given that design review is not required by code for detached single-family homes. We are further concerned that it will cause further administrative delays and workload for staff, while imposing an additional requirement for the builder at the time of building permit. It also concerns us that this requirement has not, to our knowledge, been imposed on any other builder. Accordingly, we would ask that Condition A.1.c be deleted. School Capacity While we are certainly sympathetic to the pressures faced by West Ada School District, we believe those concerns are addressed in this case. With regard to high school capacity, Owyhee High School will be on-line by the time we have residents at this location. This satisfies the school district’s concern expressed in its letter. In addition, our residents help provide the solution. Our product is largely purchased by families with few or no children. Our studies of other built-out projects show that the number of children per household is half of what is typical, with most of the children who do move in coming from other areas within West Ada School District, meaning they are not new or additional students. Again, we remain supportive of West Ada School District and we are sympathetic to their concerns. The specific concern expressed by West Ada School District (capacity at Rocky Mountain High School) has been addressed given that this project will coincide with opening of Owyhee High School. Commercial Use of Property to the South A number of comments were raised through the course of the hearing regarding the commercial designation of the property to the south. Questions were raised as to whether this property should develop differently or should transition to the property to the south by alternative means. As an initial matter, it is important to note that the property to the south is already approved for commercial development. There is a recorded Development Agreement (Instrument No. 2014-088000) for the property with an approved layout that includes significant buffers to the property to the north (see below): Given this recorded development agreement, it seems clear that there is a route forward for commercial development of this property. There also remains a significant amount of C-C zoned property at the mid-mile of this square-mile block, which is where these commercial centers are typically planned (not at the intersection of two arterials). This drawing illustrates that there is nearly thirty acres of C-C zoned property available for commercial development at the mid-mile, which is where this type of development is typically planned. While we appreciate the concerns expressed by Staff and P&Z, we also take very seriously the planning that has gone on, including during 2019 when this property’s comprehensive plan designation was not changed. We also take seriously the Council’s direction not to seek comprehensive plan designation changes this close to that planning process. We believe that this property is equipped to move forward in accordance with the current planning designations. Regional Pathway to the South As you will recall, there was significant discussion of the appropriate location for a regional pathway. Since the December 2019 hearing, there have been two significant developments. First, Settlers Irrigation District has agreed that its drain can be tiled, creating more room to allow for the wide pathway requested by the Parks Department. And, second, we have tentative agreement with the West Ada School District to allow the regional pathway to access the school property, which addresses the concern with drain and irrigation facilities in the narrow area on the northwest corner of the property. As a result, we are suggesting that the attached landscape plan replace prior proposals. Condition 1.A.e. should be updated to reflect this proposal. 9 156421312111078 16 18171415 31 20262230292827242523435613910111161514782345 9 1 0 1 1 1 2 1 1 6 1 5 1 4 1 3 5 6 7 8 2 3 4 8 1 1 6 1 3 1 2 1 1 1 0 9 4 7 6 5 2 3 1 9 1 8 1 7 1 5 2 2 1 4 2 1 2 0 10 1 7 11 1 8 12 1 9 13 2 0 2 1 2 1 7 1 5 2 2 89 1 6 196123N LINDER ROAD W WOODPINE ST W CROSSWIND ST W WOODCHEST STW WINDSWEPT DRIVE NW 15TH AVENUE NW 14TH AVENUE 21 1 4 N LINDER ROAD BLOCK 1 BLOCK 1BLOCK 2BLOCK 2 B L O C K 2 BLOCK 3BLOCK 3 B L O C K 4 B L O C K 4 B L O C K 5 B L O C K 5 W WOODPINE ST W CROSSWIND ST W WOODCHEST STW WINDSWEPT DRIVE NW 15TH AVENUE NW 14TH AVENUEPHASE 1PHASE 1 P H A S E 2 P H A S E 2 L E G E N D 1 PRELIMINARY PLAT P P 1 . 0 0 1 / 0 8 / 2 0 1 9 S I T E D A T A N O T E S PRELIMINARY PLAT FOREDINGTON PLACE SUBDI V I S I O N LOCATED IN THE SW 1/4 OF THE SW 1/4 OF S E C T I O N 3 6 TOWNSHIP 4 NORTH, RANGE 1 WEST , B . M . ADA COUNTY, IDAHO2019 L O T S U M M A R Y T O T A L 1 0 7 1 3 . 4 7 SHEET INDEXDEVELOPERCIVIL ENGINEERSURVEYOR 1 6 9 7 0 N E C I L S E D F O O H A D I E T A T S PR O F E S S I O N A L E N G I N E E R M . E N N I R O C G R A H A M P R E P A R E D F O R : © REV. NO.DESCRIPTION DATE C S W P R O J E C T N O . D R A W I N G D A T E 804 W. RICHMOND STREET BOISE, ID 83706 cgraham@cswengineering.com (208) 946-3874 EDINGTON PLACE SUBDIVISION 3610 N. LINDER ROAD, MERIDIAN, ID 1 8 0 4 9 E D I N G T O N L L C 4 8 2 4 W . F A I R V I E W A V E . B O I S E , I D 8 3 7 0 6 W U S T I C K R D V I C I N I T Y M A P N LINDER RD S A W T O O T H M I D D L E S C H O O L 1PP1.0 STREET SECTION AT ENTRANCE 2 P P 1 . 0 2 7 ' T Y P I C A L L O C A L S T R E E T S E C T I O N 3 P P 1 . 0 3 3 ' T Y P I C A L L O C A L S T R E E T S E C T I O N 4 P P 1 . 0 2 7 ' T Y P I C A L L O C A L S T R E E T S E C T I O N - W I N D S W E P T D R . 9 156421312111078 16 18171415 3 1 20 2 6 22 3 0 2 9 2 8 2 7 2 4 2 5 2 3 4 356 1 3 9 1 0 1 1 1 1 6 1 5 1 4 7 8 2 3 4 5 9 1 0 1 1 1 2 1 1 6 1 5 1 4 1 3 5 6 7 8 2 3 4 8 1 1 6 1 3 1 2 1 1 1 0 9 4 7 6 5 2 3 1 9 1 8 1 7 1 5 2 2 1 4 2 1 2 0 1 0 1 7 1 1 1 8 1 2 1 9 1 3 2 0 2 1 2 1 7 1 5 2 2 8 9 1 6 19 6 1 2 3 21 1 4 BLOCK 1 B L O C K 1 BLOCK 2 B L O C K 2 B L O C K 2 B L O C K 3 B L O C K 3 B L O C K 4 B L O C K 4 B L O C K 5 B L O C K 5 N L I N D E R R O A D W WOODPINE ST W CROSSWIND ST W WOODCHEST ST W WINDSWEPT DRIVE N W 1 5 T H A V E N U E N W 1 4 T H A V E N U E PHASE 1 P H A S E 1 P H A S E 2 P H A S E 2 1 6 9 7 0 N E C I L S E D F O O H A D I E T A T S PR O F E S S I O N A L E N G I N E E R M . E N N I R O C G R A H A M P R E P A R E D F O R : © REV. NO.DESCRIPTION DATE C S W P R O J E C T N O . D R A W I N G D A T E 804 W. RICHMOND STREET BOISE, ID 83706 cgraham@cswengineering.com (208) 946-3874 EDINGTON PLACE SUBDIVISION 3610 N. LINDER ROAD, MERIDIAN, ID 1 8 0 4 9 E D I N G T O N L L C 4 8 2 4 W . F A I R V I E W A V E . B O I S E , I D 8 3 7 0 6 LOT DIMENSIONS P P 1 . 1 0 1 / 0 8 / 2 0 1 9 9 156421312111078 16 18171415 3 1 20 2 6 2 2 3 0 2 9 2 8 2 7 2 4 2 5 2 3 4 356 1 3 9 1 0 1 1 1 1 6 1 5 1 4 7 8 2 3 4 5 9 1 0 1 1 1 2 1 1 6 1 5 1 4 1 3 5 6 7 8 2 3 4 8 1 1 6 1 3 1 2 1 1 1 0 9 4 7 6 5 2 3 1 9 1 8 1 7 1 5 2 2 1 4 2 1 2 0 1 0 1 7 1 1 1 8 1 2 1 9 1 3 2 0 2 1 2 1 7 1 5 2 2 8 9 1 6 19 6 1 2 3 21 1 4 M W MW T P T P T P PSL E WD D D P S S S S S S S S S S S S SS N L I N D E R R O A D BLOCK 1 B L O C K 1 BLOCK 2 B L O C K 2 B L O C K 2 B L O C K 3 B L O C K 3 B L O C K 4 B L O C K 4 B L O C K 5 B L O C K 5 PP1.0 1 P P 1 . 0 2 PP1.0 3 P P 1 . 0 3 P P 1 . 0 3 PP1.0 4 P P 1 . 0 2 W WOODPINE ST W CROSSWIND ST W WOODCHEST ST W WINDSWEPT DRIVE N W 1 5 T H A V E N W 1 4 T H A V E PHASE 1 P H A S E 1 P H A S E 2 P H A S E 2 COLEMAN LATERALSAWTOOTH MIDDLE SCHOOL 1 6 9 7 0 N E C I L S E D F O O H A D I E T A T S PR O F E S S I O N A L E N G I N E E R M . E N N I R O C G R A H A M P R E P A R E D F O R : © REV. NO.DESCRIPTION DATE C S W P R O J E C T N O . D R A W I N G D A T E 804 W. RICHMOND STREET BOISE, ID 83706 cgraham@cswengineering.com (208) 946-3874 EDINGTON PLACE SUBDIVISION 3610 N. LINDER ROAD, MERIDIAN, ID 1 8 0 4 9 E D I N G T O N L L C 4 8 2 4 W . F A I R V I E W A V E . B O I S E , I D 8 3 7 0 6 CONCEPTUAL ENGINEERING PLAN P P 2 . 0 0 1 / 0 8 / 2 0 1 9 1 6 9 7 0 N E C I L S E D F O O H A D I E T A T S PR O F E S S I O N A L E N G I N E E R M . E N N I R O C G R A H A M P R E P A R E D F O R : © REV. NO.DESCRIPTION DATE C S W P R O J E C T N O . D R A W I N G D A T E 804 W. RICHMOND STREET BOISE, ID 83706 cgraham@cswengineering.com (208) 946-3874 EDINGTON PLACE SUBDIVISION 3610 N. LINDER ROAD, MERIDIAN, ID 1 8 0 4 9 E D I N G T O N L L C 4 8 2 4 W . F A I R V I E W A V E . B O I S E , I D 8 3 7 0 6 PRELIMINARY SEWER PROFILES P P 2 . 1 0 1 / 0 8 / 2 0 1 9 S E W E R L I N E ' B ' P R E L I M I N A R Y P R O F I L E S E W E R L I N E ' C ' P R E L I M I N A R Y P R O F I L E SEWER LINE 'A' PRELIMINARY PROFILE (CONT.) S E W E R L I N E ' A ' P R E L I M I N A R Y P R O F I L E 9 156421312111078 16 18171415 3 1 20 2 6 2 2 3 0 2 9 2 8 2 7 2 4 2 5 2 3 4 3 5 6 1 3 9 1 0 1 1 1 1 6 1 5 1 4 7 8 2 3 4 5 9 1 0 1 1 1 2 1 1 6 1 5 1 4 1 3 5 6 7 8 2 3 4 8 1 1 6 1 3 1 2 1 1 1 0 9 4 7 6 5 2 3 1 9 1 8 1 7 1 5 2 2 1 4 2 1 2 0 1 0 1 7 1 1 1 8 1 2 1 9 1 3 2 0 2 1 2 1 7 1 5 2 2 8 9 1 6 19 6 1 2 3 21 1 4 N L I N D E R R O A D W WOODPINE ST W CROSSWIND ST W WOODCHEST ST W WINDSWEPT DRIVE N W 1 5 T H A V E N U E N W 1 4 T H A V E N U E S S S S S S S S S S S S S SEDINGTON PLACE SUB D I V I S I O N MERIDIAN, IDAHO P R E L I M I N A R Y P L A T L A N D S C A P E P L A N J A N U A R Y 8 , 2 0 2 0 0 ' 4 0 ' 8 0 ' 1 2 0 ' 9 156421312111078 16 18171415 3 1 20 2 6 2 2 3 0 2 9 2 8 2 7 2 4 2 5 2 3 4 3 5 6 1 3 9 1 0 1 1 1 1 6 1 5 1 4 7 8 2 3 4 5 9 1 0 1 1 1 2 1 1 6 1 5 1 4 1 3 5 6 7 8 2 3 4 8 1 1 6 1 3 1 2 1 1 1 0 9 4 7 6 5 2 3 1 9 1 8 1 7 1 5 2 2 1 4 2 1 2 0 1 0 1 7 1 1 1 8 1 2 1 9 1 3 2 0 2 1 2 1 7 1 5 2 2 8 9 1 6 19 6 1 2 3 21 1 4 N L I N D E R R O A D W WOODPINE ST W CROSSWIND ST W WOODCHEST ST W WINDSWEPT DRIVE N W 1 5 T H A V E N U E N W 1 4 T H A V E N U E S S S S S S S S S S S S SS 0 ' 4 0 ' 8 0 ' 1 2 0 ' z j.. 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