Staff Remarks
1. Staff is unable to ascertain the net density from the .022 you
provided on your application. Net density is defined as “the ratio of the
total number of dwelling units within a development divided by the total
area, excluding streets, alleys, easements, waterways, common
spaces, and any other area not devoted to the residential lots.” Please
provide this number to staff.
Foot Print— 600 sq/ft x 35 units= 21,000 sq/ft
ADA Unit foot print—456 sq/ft x 1 unit= 456 sq/ft
Office- (Not counted public space)
Driveways (specific to the units) 19 x 20=380 x 19 units = 7220 sq/ft
Driveways (specific to the units) 20 x 20=400 x 9 units = 3600 sq ft
Total 32,276 sq ft
This excludes “streets, alleys, easements, waterways, common spaces,
and any other area not devoted to the residential lots”
Total area 1.698 acres x 43560 sq/ft (Acre)= Total area 73,965 sq/ft
Net density is 32,276 divided by 36 dwelling units=896.55 soft
Net density area is 32,276 sq/ft divided by 73,965 sq/ft =.436/acre
I hope that is what you were looking for. I was a little confused after
talking today.
2. The PDF submitted for the lighting plan contains errors within the
file (file corrupted) and the pages cannot be reviewed. Please submit
another lighting plan.
Resubmitted. As you instructed I scrolled through the entire file and
there should be a total of 14 pages.
3. 5 trees are required along N. Records Avenue. You have
requested an alternative compliance request with the explanation that
the Ada County Highway District will not allow trees in the right of way.
As you have noted, a similar request was processed for Verasso
Village #3, just south of the subject property. Although staff generally
supports the reduction, it is important to note that the intent of the
alternative compliance process is to ensure there is an equal or
superior means for meeting the requirements when strict adherence or
application of the requirements are not feasible. Staff recommends the
5 necessary trees be planted in another location on the site (additional
trees) or additional landscape density be considered in place of trees
along N. Records Avenue or at the landscaping area to the south. In
addition, a $160 application fee is required for the alternative
compliance request.
Thank you for following up on the payment. I was included on an email
which I received on Thursday April 23rd to Eli to add the cost to my
portal. As soon as I see notification of that fee I will get it paid. I am
submitting an updated landscape plan showing that I have added 5
additional trees to the back from the ACHD (Right of way) on Records
to the South boundary common open area. It also depicts that the
“zero ground cover” was replaced with grass and added two (2) picnic
tables to create a park like atmosphere per staff suggestions.
4. It appears you are proposing to include a 20’ wide by
approximately 380’ long area south of Buildings B & C to satisfy some
of your common open space and site development amenities
requirements (see detail at bottom of site plan). However, the
landscape plan indicates this area as “zero ground cover” which results
in it being of little use to the residents. Please note per Section 11-3B-5
of the UDC, “use of mulch, organic or rock, as the only ground cover in
required planting areas is prohibited.” If this area is not landscaped, it
should not be credited toward your open space or amenities
requirements. Staff believes this would be an ideal location for a park or
leisure area which could include an outdoor recreation area with
benches and tables, etc. For comparison , Verraso Village No. 3,
adjacent to the south, includes a linear park bisecting the development
east to west containing trees, fountains and lighting.
I am submitting an updated landscape plan showing that I have added
5 additional trees to the back from the ACHD (Right of way) from
Records to the South boundary common open area. It also depicts that
the “zero ground cover” was replaced with grass and added two (2)
picnic tables to create a park like atmosphere per staff suggestions.
5. Per Section 11-4-3-27 of the Unified Development Code,
development shall meet the minimum landscaping requirements in
accord with chapter 3, "Regulations Applying To All Districts.” A 10 foot
buffer is required along Tecate Lane. As the sidewalk is detached, it can
be included in this buffer width. Based on a frontage of 444 feet, 13
trees are required in this buffer.
I am submitting an updated landscape plan showing an additional 14
trees that complies with UDC 11-4-3-27. The type and species match
the other Verraso projects creating a unified look amongst the entire
project and all of the phases.
6. Building elevations are required to include materials, colors
and textures, and mechanical equipment. The elevations submitted
contain a photo simulation of the front of one of the buildings, black
and white elevations with only colors noted, color elevations without
materials noted that do not contain the architectural features of the
first page photo simulation, and several photo simulations of
buildings of a different project. In addition, no building heights are
identified. Please submit scaled color elevations that indicate all
building materials and architectural features.
Resubmitted file #13 depicting changes requested. You can check with
Bill, but the approved elevation was submitted as a reference point. It
was not intended to be an exact representation. For example, I have
deviated from the overly bold colors to a more sophisticated
conservative look. I am also sending a building (SAMPLE 1) that I built
in downtown Boise as well as another apartment complex (SAMPLE 2)
in which we won an award for the project from the City of Boise. It
shows how these 6 colors flow together in an impressive manner. The
point of the CZC is that it defines colors and textures once our project
unfolds with other demands necessitating changes. Minor
modifications have been made to the units themselves as we
encountered building, handicap, saftey, and site issues. The units are
in themselves extremely close to what was submitted as reference
point and approved.
I have also included some pictures as an example of the exterior
finishes.
Example 1—Metal sample
Example 2—7” reveal
Example 3—12’’ reveal
Example 4—Hardy Cement Panel