CC - Applicant's Letter in Response to Staff Report DEVELOPMENT REAL PROPERTY ZONING
CLARK
WARDLE
T. Hethe Clark
(208)388-3327
hclark@clarkwardle.com
Via electronic mail
February 24, 2020
Meridian City Council
c/o 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 2-25-20 Hearing
CW File No. 23785.1
Dear Sonya:
We have had an opportunity to review the Staff Report in this matter and look forward to tomorrow
night's hearing. We are in agreement with the conditions of approval contained in the Staff Report
and we appreciate the work that went into them by Staff and the Planning and Zoning Commission.
As we reviewed the Staff Report,there were a few items that may have appeared confusing. In order to
streamline tomorrow night's hearing,we are providing the below comments and clarifications:
• Parking Plan: Pages 7 and 8 of the Staff Report provide comments regarding the parking plan
and include a suggestion that there should be more parking. The project exceeds current code
requirements. Prior to the meeting with the Commission, we met with Chief Bongiorno to
confirm the Fire Department's sign-off on the parking plan. The parking plan has been
approved. It is our understanding that there is no remaining controversy on this matter.
• Regional Pathway: Page 8 of the Staff Report appears to suggest that there is a remaining
question regarding the proposed regional pathway and the calculation of open space in the
project. 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.
A portion of this pathway is located on the adjacent Sawtooth Middle School property. Per the
attached correspondence, West Ada School District is agreeable with this plan, subject to
confirmation by the district's trustees. The applicant will coordinate finalization of an easement
once an approval is in place. The applicant will construct the pathway at its cost. And with the
T.Hethe Clark Ceoffrey M.Wardle Joshua J.Leonard Ryley Siegner T:208.388.1000 251 E Front St,Suite 310
F:208.388.1001 PO Box 639
clarkwardle.com Boise ID 83701
pathway in place,we understand there is no disagreement regarding open space calculation.
With those clarifications, we are, again, in agreement with the Staff Report and the conditions of
approval. No changes are requested.
It is our understanding that Staff may be requesting clarification of two items: (i) a "policy' that would
require 4-sided eaves to be constructed on homes within the City"; and (ii) whether this project "in
itself' provides an appropriate transition to the mixed-use designated parcel to the south. Additional
discussion of each of those items is attached.
Thank you for your attention to these matters and we look forward to additional discussion at hearing.
Very truly yours,
,�� C n
T. Hethe Clark
HC/bdb
Additional Discussion
Uncodified Design Requirement of Eaves on Four Sides
It appears that Staff will once again discuss with Council adoption of a "policy" that would require "4-
sided eaves to be constructed on homes within the City." This would amount to an uncodified design
requirement.
We think this is inappropriate for a number of reasons. First, Staff has justified this by referring to
drainage and aesthetics reasons. Eaves do not keep water off of foundations and are not required for
drainage; otherwise, they would be required by building code (they are not). Drainage is provided by
fine grading—not eaves.
As to aesthetics, this project (like others constructed by Blackrock Homes) will be attractive and use
eaves where appropriate (on street sides and facing open areas). But, even then, eaves are a subjective
aesthetic. Many common architectural styles, such as Cape Cod or Southwestern Adobe, do not use
eaves. Our homeowners prefer that that cost be used elsewhere in the home with other upgrades. Our
position is that this would amount to an uncodified design requirement not required by building code. It
is subjective and unnecessary, particularly as an uncodified "policy."
Transition to Property to the South
In addition, it appears Staff will be prompting a discussion as to whether this project "in itself" provides
an adequate transition to the mixed-use designated parcel to the south and what could be done to
ensure the project to the south "doesn't get blocked in."
We have two comments in response. First, this application respects the comprehensive plan as it exists
and as it was recently updated. We have heard the Council loud and clear when they have said not to
touch the comprehensive planning in this area. Meanwhile, there is an approved commercial project
with a development agreement on the property in question, including accesses directly onto Ustick and
Linder and stubs to the north and east.
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Our project includes tightly packed product that provides an appropriate transition on our southern
border. We do not believe replacing these units with multi-family provides any better transition given
that the density would be limited by the medium density designation and any units would require
internal parking that would create "gaps" in what would otherwise be a wall between this project and
the future commercial development to the south.
Given this recorded development agreement and approved layout, it seems clear that there is a route
forward for commercial development of this property. This project does nothing to interfere. Not
insignificantly, we have discussed this application with the property owner to the south and they have
approved our layout.
Hethe Clark
From: Yochum Joe <Yochum.Joe@westada.org>
Sent: Monday,January 13, 2020 12:34 PM
To: Kimberly Warren
Cc: Laren Bailey
Subject: RE: Sawtooth Middle School Pathway
Hi Kim
West Ada School District is agreeable to the proposed pathway across the south edge of the Sawtooth Middle School
campus contingent on the following:
1. WASD Board of Trustees approves the pathway easement
2. Developer pays for all costs associated with the pathway(legal fees, construction,fencing, etc.)
3. Developer agrees to fence off the pathway from the rest of the SMS campus in order to force users to exit the
pathway onto the sidewalk along Linder Road
Thank you
Joe
From: Kimberly Warren [mailto:kwarren@meridiancity.org]
Sent: Monday,January 13, 2020 10:19 AM
To:Yochum Joe<Yochum.Joe@westada.org>
Cc: Laren Bailey<laren@congergroup.com>
Subject: Sawtooth Middle School Pathway
WARNING: This email has been received from a source outside of the West Ada School District:
Please only click links and attachments if you are sure they are safe
Hi Joe—
We've been working with Laren Bailey to route a pathway across the proposed Edington Sub that would make a final
connection to Linder through the Sawtooth MS Grounds.
Laren said you spoke previously and that West Ada would be fine with this solution.
It's a little awkward for the City to condition off-site improvements, so I just wanted to confirm that it would be possible
for the district to:
• Grant a pedestrian pathway easement to the City for this purpose (developer to coordinate)
• Allow the developer to construct the pathway on West Ada property.
Please let me know.
Thanks,
Kim
Ps.You've probably seen this plan already, but I'm including the rendering for context.
Kim Meyers Warren, PLA I Pathways Project Manager
City of Meridian I Parks and Recreation
1
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.888.3579 1 Fax: 208.898.5501
C�,(fE II�
Meridian Parks and Recreation: Quality. Community. Fun.
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention,and may be released upon request unless exempt from disclosure by law.
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EDINGTON SUBDIVISION
REGIONAL PATHWAY EXHIBIT