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PZ - Applicant Response to Staff Report 12-17KENT BROWN PLANNING SERVICES 3161 E Springwood Dr  Meridian, Idaho 83642  Tel.: 208-871-6842  APPLICANT’S RESPONSE TO PROJECT REPORT FOR MODERN CRAFTSMAN AT TEN MILE (H-2020-0099) December 17, 2020 Dear Planning Staff and Members of the Commission: Applicant has reviewed planning staff’s Project Report for Modern Craftsman at Ten Mile. We appreciate staff’s review and findings that the proposed development meets the standards in the Comprehensive Plan and City Code. Applicant does not support staff’s suggestions to redesign significant portions of the site. The redesign is not needed to satisfy any Plan or any Code requirement, is contrary to prior planning staff direction that led us to this site design, and would separate versus integrate the residential and commercial uses, contrary to the Plan’s MU-C goals. Applicant has the following specific comments on planning staff’s recommended conditions of approval: A.2. At least ten (10) days prior to the City Council hearing, the Applicant shall provide revised Rezone exhibits and legal descriptions of the requested R-15 and C-C zoning districts to eliminate any split-zoning and to reflect Staff’s recommended changes to the site layout. Response: Applicant agrees to provide an updated plat in the timeframe provided in this condition to add a third commercial lot that aligns with the proposed R-15/C-C zone boundary to address staff’s concerns with having two zones within one lot. We request this condition be revised as follows: “At least ten (10) days prior to the City Council hearing, the Applicant shall provide a revised plat Rezone exhibits and legal descriptions of the requested R-15 and C-C zoning districts to eliminate any split-zoning and to reflect Staff’s recommended changes to the site layout.” A.5. The residential elevations included in Section VII.F, shall be revised as follows at least 10 days prior to the City Council hearing: a. Add additional area of a secondary field material to all residential structures to help create more unique buildings; OR, b. Create at least two (2) more design palettes for the proposed detached units to include at the least different color palettes and field material combinations. Response: Applicant already has 18 unique exteriors that can be achieved with each single-family unit type. Those unique looks are accomplished with different combinations of two roof types, three exterior facades, and three color schemes. In addition, the unit types and associated building shapes provide another level of variation, with 1-BR duplexes, two different 2-BR unit buildings, and 3-BR unit buildings. Please see the enclosed Finish Options Schedule and Color Palette Options Schedule. Additional differentiation is not needed and instead could cause a lack of cohesiveness in design and integrated appearance. We request this condition be deleted. KENT BROWN PLANNING SERVICES 3161 E Springwood Dr  Meridian, Idaho 83642  Tel.: 208-871-6842  A.6. The Applicant shall revise all appropriate plans to comply with the following changes to the site layout at least ten (10) days prior to the City Council hearing: a. Remove the detached units from along Pine Avenue; b. Remove the singular unit located within the labeled “Area 3” of the open space exhibit, near the northwest corner of site; c. Rearrange the townhome units located in the southeast corner of the site to be located along Pine Avenue; d. Move the centrally located Vertically Integrated building to the southeast corner along N. Ten Mile Road; incorporate any additional parking that is needed to the south side of the building to add to the buffer along the railroad tracks; e. Rearrange the central detached units to be more spread out within this central area to accommodate adequate building separation for utility service lines; and f. Rearrange the street layout as necessary to accommodate the required utility easements, provide traffic calming, and provide adequate parking. Response: Applicant’s site plan has evolved based on comments and requests by planning staff over the course of several meetings dating back to February. Specifically, planning staff requested Applicant to integrate commercial and residential uses by pulling some of the commercial away from Ten Mile into the center of the development and also to extend commercial further down Pine. In response, Applicant added the two vertically-integrated buildings west of the Pine entrance and south of the clubhouse, purposefully pulling commercial into the site, around shared plazas with connecting walkways, and closer to our residents as well as to other residents further west on Pine. The redesign now suggested by planning staff for the first time, after months of discussions and expensive design work, is contrary to the prior direction from staff, defeats the purposeful integration efforts, is not required to satisfy any Plan or Code requirement, is not feasible (e.g., the two vertically integrated buildings do not fit in the SE corner of the site), and is not desired by Applicant. We request this condition be deleted. A.7 At least ten (10) days prior to the City Council hearing, the Applicant shall obtain Public Works approval of their utility plan to ensure any revisions required to the overall site design can be analyzed by Planning Staff for compliance with the UDC. Response: Applicant is working with Public Works to address any concerns and will resubmit plans to comply with all Public Works requirements as is required by this condition. A.11. At least ten (10) days prior to the City Council hearing, the Applicant shall revise the proposed 3-way internal intersection between the residential and commercial area in the northeast portion of the site and submit the relevant revised plans to Planning Staff. The Applicant should work with all relevant departments to ensure the intersection design can operate safely for both pedestrians and vehicles. Response: We do not understand the concerns with the intersection or believe the proposed landscaped island creates any unsafe conditions (and none have been specifically identified), but we are happy to work with the various departments to try to understand and resolve any concerns. KENT BROWN PLANNING SERVICES 3161 E Springwood Dr  Meridian, Idaho 83642  Tel.: 208-871-6842  A.14. The Applicant shall provide conceptual elevations for the proposed commercial buildings at least ten (10) days prior to the City Council hearing. Response: Applicant has provided conceptual elevations for the vertically integrated buildings. The remaining commercial building designs will depend on future tenants and, as noted in the Project Report, will require City approval of design review, CZC, and for any drive-thru a conditional use permit, providing the City an opportunity to review elevations at that time. A.15. The Applicant shall obtain Certificate of Zoning Compliance approval for the entire subject site prior to applying for any building permit. Response: A CZC covering the commercial portion of the site should not be required to proceed with a residential building permit and vice versa. We request this condition be revised as follows: “The Applicant shall obtain Certificate of Zoning Compliance approval for the entire applicable portion (within the R-15 zone or the CC zone) of the subject site prior to applying for any building permit within that zone. B.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. Response: We request the same change to this condition as was requested and approved by Planning Staff, Public Works, and the Council in our recent Black Cat project. The revised language is: “Prior to applying for building permits, the following minimum items shall be completed: street signs are to be in place, the installation of sanitary sewer and water systems (with the water system being fully activated), a compacted road base capable of supporting an 80,000 lb. fire truck shall be approved by design engineer, with written confirmation of such approval submitted to the Meridian Building Department.” Thank you for your consideration of these comments and requested changes to the proposed conditions. Kent Brown, Planner Modern Craftsman at Ten Mile – Building & Façade Variations (Residential/Town Home): · 2 roof options – 1. Single-slope and 2. Hip. · 3 façade main body material (finish) options – 1. All stucco, 2. Stucco w/ vertical board & batten siding and 3. Lap siding with vertical board & batten siding. All options include a wood-look lap siding feature and stone wainscoting. · 3 color options – 1. Modern-look white/grey with dark-colored stone wainscoting, 2. Blue/beige w/ light-colored stone wainscoting and 3. Tan/green w/ dark-colored stone wainscoting. 1-Bed Duplex: · (3) single slope & (13) hip roof. · (6) finish option #1, (5) finish option #2 & (5) finish option #3 · (6) color palette #1, (4) color palette #2 & (6) color palette #3 · 18 variations available 2-Bed A Building: · (3) single slope & (5) hip roof · (3) finish option #1, (2) finish option #2 & (3) finish option #3 · (1) color palette #1, (3) color palette #2 & (4) color palette #3 · 18 variations available 2-Bed B Building: · (5) single slope & (20) hip roof · (9) finish option #1, (8) finish option #2 & (8) finish option #3 · (10) color palette #1, (9) color palette #2 & (6) color palette #3 · 18 variations available 3-Bed Building: · (6) single slope & (10) hip roof · (6) finish option #1, (5) finish option #2 & (5) finish option #3 · (5) color palette #1, (6) color palette #2 & (5) color palette #3 · 18 variations available 6-Plex Town Home: · (7) single slope · (3) color palette #1, (2) color palette #2 & (2) color palette #3 · 3 variations available REFERENCE G1.0 TITLE SHEET AND ARCHITECTURAL SITE PLANS FOR BUILDING FINISH OPTIONS. FINISH OPTION #1 - ALL STUCCO MAIN BODY #1 - STUCCO (COLOR #1 PER COLOR PALETTE ELEVATIONS) MAIN BODY #2/ FEATURE ELEMENT - STUCCO (COLOR #2 PER COLOR PALETTE ELEVATIONS) LAP SIDING (ALLURA TRADITIONAL LAP, 8.25". COLOR: MAPLE) STONE WAINSCOT (PRO-FIT...) FINISH OPTION #2 - STUCCO W/ FIBER-CEMENT FEATURE ELEMENT MAIN BODY #1 - STUCCO (COLOR #1 PER COLOR PALETTE ELEVATIONS) MAIN BODY #2/ FEATURE ELEMENT - VERTICAL BOARD & BATTEN (COLOR #2 PER COLOR PALETTE ELEVATIONS) LAP SIDING (ALLURA TRADITIONAL LAP, 8.25". COLOR: MAPLE) STONE WAINSCOT (PRO-FIT...) FINISH OPTION #3 - LAP SIDING W/ FIBER-CEMENT FEATURE ELEMENT MAIN BODY #1 - LAP SIDING (COLOR #1 PER COLOR PALETTE ELEVATIONS) MAIN BODY #2/ FEATURE ELEMENT - VERTICAL BOARD & BATTEN (COLOR #2 PER COLOR PALETTE ELEVATIONS) LAP SIDING (ALLURA TRADITIONAL LAP, 8.25". COLOR: MAPLE) STONE WAINSCOT (PRO-FIT...) FINISH OPTIONS SCHEDULE A B C D A B C D A B C D 4.15 PET DOOR. Sample "Finish Options Schedule" & "Color Palette Options" from Construction Documents: REFERENCE G1.0 TITLE SHEET AND ARCHITECTURAL SITE PLANS FOR BUILDING COLOR PALETTE OPTIONS. COLOR PALETTE OPTION #1 1. COLOR #1: INCREDIBLE WHITE (SW 7004) 2. COLOR #2: NETWORK GRAY (SW 7073) 3. LAP SIDING: ALLURA - TRADITIONAL LAP, COLOR: MAPLE 4. STONE: CULTURED STONE - PRO-FIT TERRAIN LEDGESTONE (TREK) 5. ROOF: ARCHITECTURAL ASPHALT SHINGLE, COLOR: BLACK COLOR PALETTE OPTION #2 1. COLOR #1: RIVERWAY (SW 6222) 2. COLOR #2: ACCESSIBLE BEIGE (SW 7036) 3. LAP SIDING: ALLURA - TRADITIONAL LAP, COLOR: MAPLE 4. STONE: CULTURED STONE - PRO-FIT TERRAIN LEDGESTONE (ETHOS) 5. ROOF: ARCHITECTURAL ASPHALT SHINGLE, COLOR: BLACK COLOR PALETTE OPTION #3 1. COLOR #1: BEACH HOUSE (SW 7518) 2. COLOR #2: PEWTER GREEN (SW 6208) 3. LAP SIDING: ALLURA - TRADITIONAL LAP, COLOR: MAPLE 4. STONE: CULTURED STONE - PRO-FIT TERRAIN LEDGESTONE (TREK) 5. ROOF: ARCHITECTURAL ASPHALT SHINGLE, COLOR: BLACK COLOR PALETTE OPTIONS SCHEDULE