Lavender Place Sub-Narrative V2II a)
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BRECKON W
Breckon Land Design Inc.
6661 North Glenwood Street
Garden City, Idaho 83714
p: 208-376-5153
f: 208-376-6528
www.breckonlanddesign.com
Landscape Architecture • Waterscape Design • Graphic Communication • Civil Engineering • Irrigation Design • Land Planning
June 9, 2022
Mr. Joe Dodson, Planner
Meridian City Community Development
33 E. Broadway Avenue, Ste 102
Meridian, Idaho 83642
RE: Narrative Letter for the Applications for Preliminary Plat, Alternative Compliances, Conditional Use Permit,
and a Private Street for Lavender Place Sub
Lavender Heights Subdivision H-2020-0090-Phase 4
2160 E. Lake Hazel Road, Meridian, Idaho
Dear Mr. Dodson:
We are pleased to submit the above referenced applications for the Preliminary Plat, two Alternative Compliances, a
Conditional Use Permit, and application for a private street for Lavender Place Subdivision on behalf of our client, LH
Development, LLC. The intent of this letter is to meet the requirements of the Narrative to be submitted with the subject
applications. The following is the requested information pertaining to the above -mentioned applications for Lavender Place
Subdivision.
PRELIMINARY PLAT AND CONDITIONAL USE PERMIT APPLICATIONS
The project site is a 3.79-acre parcel located at 2160 E. Lake Hazel Road on the east side of Bloomerang Road. The
property was designated for a "future phase" of the Lavender Heights Subdivision (H-2020-0090) approved by the Meridian
City Council on May 12, 2020. The portion of the property within the Farr Lateral easement and 20-foot-wide pathway
corridor was included in the open space calculation for the prior phases of the Lavender Heights Subdivision, therefore, the
project area being developed is the 2.6 acres south of the 20-foot-wide pathway corridor. The Lavender Place Subdivision
qualified open space comprises 24,060 square feet, or 21 %, of the 2.6-acre site (15% required). The project will be
accessed via a new private road running east from Bloomerang Road.
The preliminary plat application proposes to subdivide the existing 3.79-acre parcel into 30 single-family attached residential
lots and 3 common lots. The resulting density is 7.9 dwelling units per acre. The residential lots have been configured to
support 2-, 3-, and 4-unit townhouse buildings. The development has been designed as a mew with all units having garage
access from the proposed private street or common driveway and all units facing common open space areas. The Conditional
Use Permit is to allow for the townhome development within the R-40 district. The common lots will provide landscaped open
space and a picnic area with a table and benches. A 10-foot regional paved pathway will be constructed on the north side of
the property, within the existing Farr Lateral easement, that connects to pathways to the east and west of the property. The
proposed subdivision is in alignment with the Meridian Future Land Use Map and fits in with the surrounding communities.
ALTERNATIVE COMPLIANCE APPLICATIONS
Two garage spaces shall be provided for each unit throughout the development. These two garage parking spaces meets the
parking requirements for the 19 two -bedroom units. Two of the larger units will have area to park two additional vehicles
outside the garage so these units will also meet the UDC parking requirements for 3-4-bedroom units. The applicant is
requesting an Alternative Compliance approval to the standard parking requirements for the remaining nine (9) residential
units which are proposed to be 3-4-bedroom units. The Meridian UDC Section 11-3C-4.A.4.a. states "Parking spaces for all
single-family detached, townhouse, secondary, and duplex dwellings shall be located on the same lot as the use that they are
S:\_projects\2019\19048 lavendar heights sub\Admin\Agency Correspondence\Lavender Place PP submittal package
intended to serve." Due to the limited options in developing a triangular shaped property, and working to maximize the
density of the property, as requested by the City of Meridian, we created small building lots with "alley" load style townhouses.
This layout provides for front yards that face Discovery Park or the Farr Lateral open space but does not provide long enough
driveways to accommodate parking outside the garage. As an alternative, we are proposing two designated parking spots for
each of the nine remaining units. The designated parking spots will all be located within 300 feet of the residential structure as
required by UDC Section 11-3C-4.A.4.b. In addition to the designated parking spaces, there will be an additional seven
parking spaces for guest parking. Please see the Parking Exhibit included with this submittal.
The second alternative compliance application is to request approval for more than three units to have access from one side
of a common drive. UDC Section 11-6C-3.D.1. states that "Common Drives shall serve a maximum of four (4) dwelling units.
In no case shall more than three (3) dwelling units be located on one (1) side of the driveway." We are requesting an alternate
compliance that will allow three dwellings to be located on one side of a common drive due to the site constraints of the
triangular shaped property limiting our ability to place dwelling units on both sides of the common driveway. The proposed
configuration also maintains the "mew" intent of the project where all units face open common space.
A third alternate compliance is requested to allow for one common driveway off the private street. This request allows for full
use of the property which is limited by the site geometry and will help maintain the density desired by Meridian. The proposed
layout has been reviewed by the Fire Marshal and found to meet the access requirements for emergency services.
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The proposed development creates a common mew through the site design, so we are requesting approval for a private
street to run through the development as allowed in the UDC Section 11-3F-1. The proposed private street will provide a clear
emergency vehicle travel lane. The layout has been reviewed and approved by the Fire Marshal. The proposed private road
will be owned and maintained by the homeowner's association (HOA). The CC&R's will outline the requirements of the HOA
to assess maintenance fees and to provide ongoing maintenance and repair of the private road.
The project is not in a regulated flood plain. There are no known adverse health, safety, or environmental issues. The public is
not expected to financially support the services required for the development.
The proposed Preliminary Plat and requested Alternative Compliance for the Lavender Place Subdivision will support the
orderly development of the City of Meridian in a manner consistent with the Meridian Comprehensive Plan. If you have any
further questions or comments, please contact me at 208-376-5153 or via email at mwall(o-)_breckonld.com .
Sincerely,
Breckon Land Design, Inc.
Mary B Wall, PE
Senior Civil Engineer
Cc: File 19048, Lavender Place Subdivision