CC - Applicant's Response to PZ Recommendations
Via email
February 18, 2020
Sonya Allen, Associate Planner
City of Meridian, Community Development Department
33 E. Broadway Avenue, Suite 102
Meridian, ID 83642
RE: Sky Mesa Highlands – Recommended Conditions of Approval
Dear Sonya,
I wanted to let you know how we are addressing a few of the recommended conditions
of approval and some of the items that were discussed at the January 2, 2020, Planning
and Zoning Commission meeting for the Sky Mesa Highlands Preliminary Plat. Several of
the recommended conditions required modifications to either the Preliminary Plat or
Landscape Plan prior to the City Council hearing.
There are only two items that we are in disagreement with.
1. Item #1 below addresses recommended conditions of approval A.2.a and A.3.a.
Those conditions require that we close the existing access to Eagle Road for the
existing house and accessory buildings.
2. Item #11 below addresses a condition of approval recommended by the Planning &
Zoning Commission that requires the roofs of the homes located on Lots 15-27, Block
3 to be a minimum of 5 feet below all of the homes located directly to the south of
the subdivision.
Below is a list of the conditions that need to be satisfied and a description of how we are
addressing each of those items:
Recommended Conditions of Approval from the Planning & Zoning Staff Report
1. Existing Access on Eagle Road
Recommended Conditions of Approval A.2.a and A.3.a require the removal of the
existing driveway access to the existing structures located on Lot 29, Block 1 from S.
Eagle Road unless the City Council waives this requirement. This parcel of land is
currently improved with a single-family home and three detached accessory
buildings.
Currently the property is improved with a single-family residence and three out
buildings. There are no changes proposed to the use of this parcel at this time. After
a review of the project, ACHD is in agreement to allow the parcel to maintain
vehicular access onto Eagle Road until such time as the parcel is redeveloped in the
future. As such, we request that the existing access to S. Eagle Road be allowed to
remain. We respectfully request that the conditions be rewritten to read:
729 S. Bridgeway Place – Eagle, ID 83616 boisehunterhomes.com (208) 577-5501
The existing driveway access via S. Eagle Road on Lot 29, Block 1 shall be
allowed to remain in its current configuration until such time as this lot is
redeveloped. At that time the access to S. Eagle Road shall be removed
and access to the redeveloped lot or lots shall be provided from within the
existing subdivision.
2. Sidewalk Along Eagle Road
Recommended Conditions of Approval A.2.b and A.3.a require that both the
Preliminary Plat and the Landscape Plan to be revised showing the detached
sidewalk along Eagle Road extended across Lot 29, Block 1 where the existing home
is to remain. We are in agreement with this condition and have submitted a revised
Preliminary Plat and Landscape Plan with the sidewalk shown across the front of Lot
29, Block 1.
3. Landscape Buffer Along Eagle Road
Recommended Conditions of Approval A.2.c and A.3.b require that both the
Preliminary Plat and the Landscape Plan to be revised to show the 25-foot wide street
buffer along S. Eagle Road across the frontage of Lot 29, Block 1. We revised the
Landscape Plan to reflect landscaping at 25 feet wide along the Eagle Road frontage
of Lot 29, Block 1.
4. Lot 29, Block 1 Street Frontage
Recommended Condition of Approval A.2.d requires the Preliminary Plat to be
revised to show street frontage on either a public street or a common driveway for
Lot 29, Block 1. We are requesting that Lot 29, Block 1 retain its current street frontage
along Eagle Road. However, we also revised the Preliminary Plat to show the
Common Driveway located to the north of Lot 29, Block 1 extending down so it now
abuts Lot 29, Block 1 along the north property line.
5. Micro-Path Common Lot
Recommended Conditions of Approval A.2.e and A.3.d require that both the
Preliminary Plat and the Landscape Plan be revised to include a 15 foot wide
common lot and landscaping at the end of S. Burgo Place. We have revised both
the Preliminary Plat and the Landscape Plan to show Lot 14, Block 3 (the common lot
the pathway is located within) extending to the southern edge of S Burgo Place at 15
feet wide.
6. Irrigation Easement vs. Common Lot
Conditions of Approval A.2.g and A.3.i require that both the Preliminary Plat and the
Landscape Plan be revised to show the irrigation easements depicted along the west
and north property boundaries included in common lots outside of a fenced area.
We have revised both the Preliminary Plat and Landscape plan to show the Grimmett
Lateral easement located within a common lot. In addition, the easement area will
be landscaped with grass as that is the limit to what the Boise Project Board of Control
will allow us to install.
7. Pathway Landscaping
Condition of Approval A.3.f requires the Landscape Plan be revised to show
landscaping along the pedestrian pathways located within Lot 14, Block 3 and Lot 10,
Block 1 (now Lot 38, Block 1). We have revised the Landscape Plan to show the
required landscaping.
729 S. Bridgeway Place – Eagle, ID 83616 boisehunterhomes.com (208) 577-5501
8. Common Lot Landscaping
Condition of Approval A.3.g requires the Landscape Plan be revised to show a
minimum of one shade tree per 8,000 square feet of common lot area. We have
revised the Landscape plan to show the additional trees required.
9. Grimmett Lateral Left Open
Condition of Approval 8 requires the Grimmett Lateral that lies along the west and
north boundaries of the site to be piped. We are planning to pipe the lateral as it runs
along the north boundary of the subdivision. However, we request the Planning &
Zoning Commission to revise this condition to allow it to remain open. The Planning
and Zoning Commission agreed to revise this condition to allow the Grimmett Lateral
to remain open along the west side of the subdivision. We understand this is a decision
that must be made by the City Council and respectfully request that the
recommendation of the Planning and Zoning Commission be upheld and the lateral
remain open as it runs along the west side of the subdivision.
Recommended Conditions of Approval added by the Planning & Zoning Commission
10. Secondary Access for Phasing
The Planning and Zoning Commission directed us to work with the Meridian Fire
Department and ACHD to resolve concerns with secondary access and phasing for
the Subdivision. We have discussed this issue with the Meridian Fire Department and
ACHD and have come to a solution that all are agreeable to. (See Exhibit A)
11. Scenic Easement
The Planning and Zoning Commission required that there be a scenic easement
required that limits the height of homes along the base of the southern slope to be
five feet below the ground elevation of Mr. Cantrell’s lot and also the neighboring lots
with trees planted at the base of the slope. We are in partial agreement with this
recommended condition. We agree to only plant trees at the base of the slope, and
we agree that the top of the homes constructed on Lots 15-27 Block 3 will be a
minimum of five feet below the ground elevation of Mr. Cantrell’s home.
However, we are not in agreement that the top of the homes must be five feet below
the ground elevation of all of Mr. Cantrell’s neighbor’s homes also. We have
engineered this subdivision so the proposed homes on Lots 15-27, Block 3 will be a
minimum of five feet below Mr. Cantrell’s ground elevation. We believe that limiting
homes from encroaching above the base pad elevation of the neighbors is
appropriate, and the five feet below the Cantrell’s residence was a negotiated safety
factor to Mr. Cantrell in the Purchase and Sale Agreement with him. Requiring that
same restriction on all of the lots will reduce the options for homes on those lots due
to the neighbor’s lots being a lower elevation than Mr. Cantrell. However, we are in
agreement that the homes located on Lots 15-27, Block 3 should not negatively
impact the views of existing homes to the south and would not exceed the ground
elevation of the neighboring homes. (see Exhibit B) As such, we respectfully request
that the language for this condition be modified to the following:
729 S. Bridgeway Place – Eagle, ID 83616 boisehunterhomes.com (208) 577-5501
Prior to signature of the Final Plat a scenic easement shall be recorded. The
easement shall:
A. Limit the height of homes located along Lots 15-27, Block 3 to be a
minimum of five feet below the ground elevation of Mr. Cantrell’s home
located at 3000 E. Lake Hazel Road; and,
B. Require that trees planted on Lot 38, Block 1 (Common Lot) shall be
planted at the base of the slope; and,
C. Limit the height of homes located along Lots 15-27, Block 3 to be no
higher than the ground elevation of the homes located at 2868 E. Lake
Hazel Road, 2934 E. Lake Hazel Road, and 3132 E. Lake Hazel Road.
12. Irrigation Water PSI
The Planning and Zoning Commission required that we provide irrigation water to the
five lots directly to the south of the subdivision with a pressure of 60 PSI. We are in
agreement with this condition and will design the irrigation system to comply with this
condition.
To summarize, there are only two recommended Conditions of Approval that we are in
disagreement with. 1) Conditions A.2.a and A.3.a that require the closing of the existing
access to Eagle Road for the existing house and accessory buildings and, 2) The
condition added by the Planning & Zoning Commission that requires the roofs of the
homes located on Lots 15-27, Block 3 to be a minimum of 5 feet below all of the homes
located directly to the south of the subdivision. We have provided alternative language
for these conditions above and respectfully request that the conditions be modified to
read as such.
Sincerely,
Todd Tucker
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EXHIBIT A
SKY MESA HIGHLANDSBOISE HUNTERHOMESEXHIBIT B