CC - Applicant's letter to City Council `Toll Brothers
AMERICA'S LUXURY HOME BUILDER'
July 7, 2020
City of Meridian
Planning Division
33 E Broadway Ave
Meridian, Idaho 83642
Re: Cedarbrook Subdivision H-2020-0012
Response to Staff Report and Updates
Dear Sonya,
We reviewed the staff report for the July 7th City Council hearing, conducted additional meetings
with adjacent neighbors, and carefully considered what is feasible for our development. We are
proposing the following updates, additions, and clarifications to the staff report:
Staff Report
1. On page 7 of the staff report, it states "the MSM depicts collector streets along the north
and west boundaries of this site at the mid-mile. A collector street is proposed through the
site from S. Linder Rd. to the project's north boundary in accord with the MSM. Because
there is a newly constructed home and large shop on the adjacent property to the west at
the northwest corner of the site, the Applicant proposes the east/west collector street is
provided a little further to the north rather than on this site -ACHD and City Staff agrees."
Consistent with the ACHD Commission's decision, the Applicant has provided
unimproved right-of-way(ROW)at the NW corner of the site to provide future ROW
for an east-west collector street. The collector may still be located further north,
but the right-of-way provides additional options for routing.
2. On pages 6 and 10 of the staff report, it states that "the proposed plat depicts a total of
20.74 acres (or 17.5%) of qualified open space, much of which is usable, and quality
amenities consisting of a swimming pool,multi-purpose sports court,pathways, children's
play equipment and shade structure with benches."
Based on the new exhibit submitted on June 20, our qualified open space is 22.45
acres (or 18.9%).
3. On page 8 of the report it references the conditions to be included in the Development
Agreement that are in"Section VIII."
To clarify, the conditions for the Development Agreement are in Section IX.A.1
`Toll Brothers
AMERICA'S LUXURY HOME BUILDER'
4. On page 8 and in condition 2.b,the staff report states: "the face of Block 1 on the west side
of W. Silverberry St. is 1,000'+/- and does not contain a pathway or intersecting street or
alley—the plat should be revised to comply with this standard."
On June 26th the applicant submitted an updated preliminary plat, depicting W
Silverberry Street broken up by a common lot that contains a pathway.
5. On page 9, staff recommended that we provide an exhibit showing the re-development
potential for the "Kruse"properties.
On June 26th we submitted to staff a composite of the Kruse parcel that is adjacent
to our proposed development showing its development potential with access
through our development. Redevelopment of the remaining parcel owned by the
Kruse family is not feasible from our property due to the barrier of the Calkins
lateral; instead that parcel can be redeveloped with access from the north .
6. On page 10, the staff report states: "the proposed pond appears to comprise over 25% of
the open space area and should be reduced in size to comply with UDC requirements."
An exhibit was submitted on June 26th showing that the pond comprises 24%of the
common lot.
7. On page 10, staff recommends "an additional amenity is provided consisting of children's
playground equipment(e.g. climbing structure, slide, swings, etc.)."
Our updated landscape plans submitted to staff show the additional playground
equipment in the pocket park.
Staff Report Conditions
8. Since our Planning and Zoning hearing we have had additional meetings with neighbors
and have agreed to construct the berm on additional parcels that are adjacent to our
application. We would like Condition Ld, to be revised as follows:
A 3- to 4-foot tall berm with a wood-style vinyl fence on top of the berm shall be
constructed by the Developer centered on the shared property line along the
Rinehimer (#R7125500040), Robertson (#R7125500020), Lin (R8131780600),
Martin R7533680200), and Randall (R7533680300) properties on the nefthe
per-tienofthe west boundaryof the site. The Developer shall landscape the
Rine ;me f- and n bei4se neighbor's side of the berm with trees at a spacing of
approximately 25 feet, which shall be maintained by those property owners.
Performance of this condition is contingent on the neighbors accepting the
improvements and allowing the Developer onto their property to perform the installation.
9. The applicant is committing that 60%of the homes along the west and southwest perimeter
(within the R2 zone) will be single-story. As requested by staff, attached is an exhibit
`Toll Brothers
AMERICA'S LUXURY HOME BUILDER'
delineating which lots will have single-story homes. We propose Condition Le be
changed to the following to reflect this:
Nine of the fourteen lots on the west and southwest perimeter shall be limited to
single story, which includes: Lots 5-8 of Block 1, Lot 11 of Block 1, Lots 14-15 of
Block 1 and Lots 18-19 of Block 1.
10. As stated in our narrative and during the Planning and Zoning hearing, and as accepted by
the Commission, we committed to increased rear setbacks on the west and southwest,
within the R2 zone. We request Condition Lf, be changed to reflect this:
A minimum 30-foot rear building setback is required for homes along the west and
southwest perimeter boundaries within the R-2 zone of the subdivision.
Lot Size Revision
After careful consideration and dialogue with neighbors the applicant is willing to commit
to minimum 1/2 acre lots along the boundary of the proposed R-2 zoning, as shown in the
attached exhibit. The applicant has been able to achieve these revisions without moving
any roadways or infrastructure, but by simply widening and removing lots along the R-2
boundary. We strongly feel that the minimum %2 acre lots are appropriate in size and
demonstrate an adequate transition from the adjacent platted county lots to our
development. We propose the following new condition to reflect this:
The perimeter lots along the west and southwest boundaries within the R2 zone
shall be a minimum of 1/2 acre, as shown on the updated plan presented to City
Council.
Thank you for all of your assistance. If you have any questions concerning our suggested revisions
please let me know.
Sincerely,
Sabrina Durtschi
Land Entitlement Manager