PZ - Staff Concerns
Charlene Way
From:Alan Tiefenbach
Sent:Thursday, July 1, 2021 9:53 AM
To:Adrienne Weatherly; Charlene Way; Chris Johnson
Subject:FW: Heron Village H-2021-0027
For the case file. You can call it “staff concerns”
Alan Tiefenbach | Current Associate Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-489-0573 | Fax: 208-489-0571
Built for Business, Designed for Living
From: Alan Tiefenbach
Sent: Thursday, July 1, 2021 9:52 AM
To: 'Tamara Thompson' <tamara@thelandgroupinc.com>; Mysti Stelluto <MystiS@devansconstruction.com>
Subject: RE: Heron Village H-2021-0027
Hi Tamara,
This is going to be an issue. At the pre-app I mentioned you would need to provide an accounting of all the qualified
open space and amenities in the existing apartment complex as well as what is being proposed with this phase.
There are very specific requirements regarding what qualifies as open space. I referenced them in my previous emails,
but to summarize:
At least 10% of the total area AND the additional open space for multifamily:
1. A minimum area of outdoor common open space shall be provided as follows:
a. One hundred fifty (150) square feet for each unit containing five hundred (500) or less square feet of living area.
b. Two hundred fifty (250) square feet for each unit containing more than five hundred (500) square feet and up to
one thousand two hundred (1,200) square feet of living area.
c. Three hundred fifty (350) square feet for each unit containing more than one thousand two hundred (1,200)
square feet of living area.
In order to qualify, it has to meet these minimum requirements:
Regarding the minimum 10% it is the following:
Any open space that is active or passive in its intended use, and accessible by all residents of the development,
including, but not limited to:
a. Open grassy area of at least fifty (50) feet by one hundred (100) feet in area;
b. Community garden;
c. Ponds or water features
d. Plaza; or
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e. Linear open space area that is at least twenty (20) feet and up to fifty (50) feet, has an access at each end, and is
improved and landscaped as set forth in subsection (E) of this section.
The dimensions listed above are minimum dimensions; for example, a linear area cannot be less than 20’ wide in ANY
area that is being counted and there must be access.
For the minimum outdoor area for multifamily;
“Common open space shall be not less than four hundred (400) square feet in area, and shall have a minimum length
and width dimension of twenty (20) feet.”
You CAN count clubhouses, pools or plazas into this requirements, but you cannot count any area where the above
dimensions are not met. You can count ½ of arterial buffers and you can count any segment of the local road buffer that
is at least 20 x 20 and has access.
The open space exhibit you provided basically indicates everything that is not paved as open space. It includes parking
lot internal landscape islands, landscaping around the eastern and western parking lots, the southern garages, and
around other narrow landscaped areas of the existing apartments. You didn’t dimension any of the open space shown,
but based on a guesstimate, I’m approximating that the qualifying open space is areas in and around the clubhouse, to
the south of the clubhouse around the plazas and active facilities, the 70x100 open space, the open space at the
southeast corner, ½ of the arterial buffer, the local landscape buffer and perhaps at the west and south of Building G.
I need an exhibit showing minimum dimensional requirements are met for ANY open space being credited.
Aside of that, PD, Fire and Planning Staff have expressed concerns regarding the existing parking situation, the lack of
secondary access, the amenities and whether allowing 36 more units would exacerbate the situation. What is, is an
existing situation, but now you are requesting the City annex more property to add additional units to a complex that
already raises concerns.
Even if you meet all the open space requirements, which I’m not sure you will, I think you’re going into hearing with
luke warm support for this project and whether it’s in the “best interest of the City” to annex it. If you can demonstrate
all the open space requirements are met, or exceeded, you have that going for you. IF this goes to hearing, you can
expect a recommendation that the required covered parking only be carports, and the PC can add parking requirements,
which they might based on past issues. They also have the ability to request additional amenities. You can also expect a
condition for secondary access NOT coming from N. Meridian Rd.
Without a clear demonstration that the open space is met or exceeded, we can’t support the project and I recommend
you request a continuance until it’s figured out.
Alan Tiefenbach | Current Associate Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-489-0573 | Fax: 208-489-0571
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Built for Business, Designed for Living
From: Tamara Thompson <tamara@thelandgroupinc.com>
Sent: Thursday, July 1, 2021 8:57 AM
To: Mysti Stelluto <MystiS@devansconstruction.com>; Alan Tiefenbach <atiefenbach@meridiancity.org>
Subject: RE: Heron Village H-2021-0027
External Sender - Please use caution with links or attachments.
Hi Alan,
Please confirm the PZ hearing date as I need to get the site posted.
Thanks.
Tamara
From: Mysti Stelluto <MystiS@devansconstruction.com>
Sent: Wednesday, June 30, 2021 12:14 PM
To: Alan Tiefenbach <atiefenbach@meridiancity.org>
Cc: Tamara Thompson <tamara@thelandgroupinc.com>
Subject: Heron Village H-2021-0027
Alan,
th
See link below for attachment and below in response to your comments dated June 24, 2021.
Open space comment:
11-3G-3.A.1- Existing phase 1 is 5.54 acres, proposed phase II is 1.92 acres. Ten percent of 7.46 acres is 32,496 square
feet required common open space. 95,719 sf +/- of common open space is proposed while 32,496 sf and 38,400 sf are
required . See exhibit labeled Heron Village Apartments Phase I & II Open Space Exhibit- attached via this link.
Per 11-1A-1 open space is defined as “An area substantially open to the sky that may be on the same property with a
structure. The area may include, along with the natural environmental features, linear open spaces, parks, playgrounds,
trees, water areas, swimming pools, tennis courts, community centers or other recreational facilities. This term shall not
include streets, parking areas, or structures for habitation.”
QUALIFIED OPEN SPACE-
11-3G-3.B.1.a- Proposed open grassy area 70’x100’ provided
11-3G-3.B.1.d- Existing plaza
11-3G-3.B.1.e- Linear open space located throughout the site
11-3G-3.B.3- Existing landscape buffer along Meridian Road
Amenities comment:
Please see below how the existing and proposed amenities adhere to the City of Meridian development code.
QUALIFIED SITE AMENITIES-
Quality of life amenities:
11-3G-3.C.1.a- Existing clubhouse
11-3G-3.C.1.b- Existing fitness facility located within the clubhouse
11-3G-3.C.1.c- Proposed enclosed bike storage for 52 bikes
11-3G-3.C.1.e- Existing picnic areas with tables and benches throughout the existing site
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11-3G-3.C.1.e- Proposed picnic areas with tables and benches throughout the newly acquired site
11-3G-3.C.1.f- Existing additional qualified open space throughout the site
11-3G-3.C.1.f- Proposed additional qualified open space throughout the site
Recreation amenities:
11-3G-3.C.2b- Existing play structure
11-3G-3.C.2c- Existing half sports court
MULTI-FAMILY DEVELOPMENTS-
Common open space design requirements:
11-4-3-27.C.1b- 120 units with square footage ranging from 744 to 1,011. At 250 square feet of open space per unit,
30,000 square feet is required.
11-4-3-27.C.1c- 24 units with square footage ranging from 1,209 to 1,222. At 350 square feet of open space per unit, 8,400
square feet is required.
Site development amenities:
Quality of Life
11-4-3-27.D.1.a1- Existing clubhouse
11-4-3-27.D.1.a2- Existing fitness facility located within the clubhouse
11-4-3-27.D.1.a3- Proposed enclosed bike storage for 52 bikes
11-4-3-27.D.1.b4- Existing plaza
11-4-3-27.D.1.c3- Existing children’s play structure
11-4-3-27.D.1.c4- Existing half sports court
11-4-3-27.D.2.d- We are providing seven amenities pursuant to City of Meridian code section 11-4-3-27.D
Please advise if you need further.
Kind regards,
Mysti Stelluto
DAVE EVANS CONSTRUCTION
7761 W. Riverside Dr. Suite 100
Boise, ID 83714
office: (208) 853-1203
fax: (208) 853.1220
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