CC - Applicant Response to Staff ReportPLANNING SERVICES
April 25, 2020
Mayor Simison
Meridian City Council
Mr. Bill Parsons, Planning Supervisor
33 Broadway Avenue, Suite 102
Meridian, ID 83642
P.O. Box 405
Boise, ID 83701
RE: LUPINE COVE SUBDIVISION
RESPONSE TO STAFF REPORT FOR CITY COUNCIL HEARING
REVISED LUPINE COVE PRELIMINARY PLAT
Dear Mayor Simison and City Council:
In response to the staff report and the Planning & Zoning Commission Hearing, the applicant and
project team offer the following comments for your consideration.
The preliminary plat for Lupine Cove was revised shortly after the Planning & Zoning Commission
hearing to correct deficiencic s identified by the Commission. A copy of the original and revised
preliminary plats are attached for your convenience and reference.
KEY AREAS IDENTIFIED BY P&Z COMMISSION AND STAFF
• A STUB STREET HAS BEEN INCORPORATED INTO THE PRELIMINARY
PLAT
o A stub) street at the north PL to match the approved stub street in Aegean
Subdivision is included
• OPEN SPACE UPDATES
o The storm water facility and artesian well discharge have been separated and
theartesian well discharge will be routed to the McFadden Drain via a stream
water feature as shown on the revised plat.
o The ct 1 -de -sac has been removed from the open space area.
o The gross open space is now 10.9%.
o The n �t open space (subject site less McFadden Drain area) is now 12.9%.
o The applicant is still proposing the same amenities as originally proposed
which Fxceeds the standards per the staff report.
• ELIMINATION OF SHARED DRIVEWAYS
o All of the shared driveways have been removed from the preliminary plat.
LAND USE PLANING - DUE DILIGENCE - INDIVIDUAL ASSESSMENTS
• REDUCED JENSITY
o The nsity has been reduced by 7% to 25 new building lots and the existing
• OTHER
o The requirement to modulate the rear faces of the residences along
McDermott Road has been noted and will be incorporated.
o Modifying the fence height along the north property line has also been
noted and will be incorporated into the landscape plan.
DISCUSSION
The subject site has a challenging geometry. The revised layout is generally consistent with the
original layout but has incorporated all of the elements indicated by the P&Z Commission as being
lacking in the original layout as detailed above.
The McFadden Drain bounds the site on the north and east as confirmed by NMID. The staff report
misidentifies the northern section as the Five Mile Creek which is actually located on the north
boundary of Aegean Subdivision where it abuts The Oaks Subdivision.
Two open space calculations are offered above. The applicant has no control over the McFadden
Drain easement. This easement area is a 46,100 s.£ lot. Mr. Curtis and NMID have declined to
allow the applicant to provide any amenity use of the easement area. When subtracting the
easement from the subject si e area the open space calculation is 12.9%. 33,386 s.f. / 258,746 s.f.
(gross area less the drain eas meat area) = 12.9%.
The on-site artesian well wit substantial discharge is treated as pre -development flows. To
improve the amenities for the subdivision while still using the artesian well discharge a stream
water amenity has been included in the northern common lot open space and is separate from the
storm water facility.
Tree mitigation was also discussed at the P&Z Commission hearing. At that meeting an exhibit was
provided that shows there are a number of site trees that are not necessary to remove. Trees that are
candidates for remaining inc de the dense row along the south property line which provides a
buffer for the residences inA pple Valley Subdivision. While these residences are about 500 -feet
from the south property line he tree row adds an extra layer of buffering. Upon submittal of the
final plat an Alternative Corr pliance application will be submitted with a revised tree mitigation
pian that retains as many trees as possible. The applicant and project team will work with staff to
resolve any remaining mitig4tion requirements.
We would also like to note at no neighbors were in attendance at the P&Z Commission hearing
and there was no written opp sition to the proposed preliminary plat.
SUMMARY
The revised Lupine Cove has incorporated all of the key issues identified on Page 11 of the Staff
Report. It is, in fact, a far suerior layout and comments by the P&Z Commission and staff are
appreciated.
LAND USE PLANNING - DUE DILIGENCE • INDIVIDUAL ASSESSMENTS
i
With the revised layout the applicant and project team has demonstrated that they heard the
Commission concerns and revised the layout in conformance with their comments. We believe the
Lupine Cove preliminary plat is ready for either City Council approval or to be remanded back to
the P&Z Commission as the City Council wishes.
Thank you in advance for your consideration.
Best regards,
i
RILEY
Ls�A-�-T-iltQs
PLANNING SER7CES LLC
Penelope Constantikes
Principal
LAND USE PLANNING - DUE DILIGENCE - INDIVIDUAL ASSESSMENTS
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