PZ - Applicant's Response to Commission Hearing
Charlene Way
From:Joseph Dodson
Sent:Wednesday, August 24, 2022 11:40 AM
To:City Clerk
Subject:FW: 19048 Lavender Place Sub. MPP22-0028/ H-2022-0036
Hello,
Please add the below email to the public record for Lavender Place Sub. as the Applicant response to the Commission
hearing. The referenced attachments have been uploaded to Pdox already.
Thank you,
Joseph Dodson | Current Associate Planner
City of Meridian | Community Development
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.884.5533 |
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
From: Mary Wall <mwall@breckonld.com>
Sent: Tuesday, August 23, 2022 2:30 PM
To: Joseph Dodson <jdodson@meridiancity.org>
Cc: Tyler Chambers <tchambers@breckonld.com>; Jon Breckon <jbreckon@bldi.co>; Taylor Merrill
<taylor@westparkco.com>
Subject: 19048 Lavender Place Sub. MPP22-0028/ H-2022-0036
External Sender - Please use caution with links or attachments.
Joe,
Please accept this email and the attachments as the official response to the Lavender Place Subdivision Staff Report. The
following summarizes the modifications made to the Lavender Place Subdivision plans based upon staff comments:
1. Staff made the following comment on Page 9 of the Staff Report:
“However, Staff does have concerns with the placement and design of the driveways for Lots 32 and 33. Due to
the design of the private street, both of these driveways are deeper than 5 feet (minimum garage alley setback)
but are not 20 feet deep to accommodate an off-street parking space. Staff is concerned these sub-standard
driveways will encourage residents to park in these areas and would prohibit safe vehicular movement on the
private street near the entrance of the project. Staff does not have a specific revision but wants to point out this
probable conflict so the Applicant can make revisions to the plat and design to mitigate this issue. With the
submittal of the final plat, provide an exhibit either showing that the distance between the face of garage and
the private street is 20’ or 5’. Parking in front of a garage less than 20 feet deep is prohibited.”
In response to this comment a street knuckle has been added to the street in front of Lots 32 and 33 which
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reduces the length of the driveway down to a 5 foot minimum and a 6.5 foot maximum length on the south
end of the Lot 32 driveway. This keeps the driveways short enough that people will not attempt to park in
front of the garage.
2. Staff made the following recommendations found in Section H on Page 10:
“However, upon further review, Staff is recommending a modification to the ALT request: Staff recommends one
parking space is allocated for each 3 or 4-bedroom unit instead of two spaces. It is difficult to predict the number
of cars each unit will produce so Staff finds it more prudent to offer additional spaces for the entire development
and not just the units with more bedrooms. Staff’s recommendation would increase the number of guest spaces
from seven (7) up to 16 spaces which should allow for more appropriate flexibility in their use for future residents
and guests of this development. An additional option, should Commission or Council find the amount of off-street
parking is not adequate overall, is to limit the number of units containing 3 or 4 bedrooms as a plat condition.”
In response to the first recommendation we have revised the Parking Exhibit to show 16 guest parking spaces
and only one reserved space for each proposed three bedroom unit (plus the two spaces in each garage). See
attached Parking Exhibit. In response to the “additional option” of limiting the number of units containing 3
or 4 bedrooms the developer would like to propose that the units listed as 3- or 4-bedroom all be limited to 3-
bedroom units (i.e., no 4-bedroom units allowed).
3. Staff made the following comment found in Section I starting on Page 11:
“Because of the clear north-south connection from the subject site to the open space within phase 1 to the north
over the pedestrian bridge and the sewer easement, Staff finds it applicable to help maintain this north-south
movement. With the proposed design, two 4-plex buildings impede this natural pedestrian flow and no additional
sidewalks are shown to help connect this noted area to the sidewalk along Lake Hazel. As depicted in red above,
Staff is recommending a new 5-foot wide micro-path is located between Lots 24 and 25, Block 11 (the two 4-plex
buildings shown along Lake Hazel) and for the Applicant to add an additional sidewalk segment around the plaza
to for better pedestrian connectivity—Staff is open to more than one design to accomplish the goal of increasing
pedestrian connectivity in this area. The new common lot need only be 10 feet wide to accommodate the 5-foot
micro-path and approximately 2.5 feet of landscaping on each side; Staff does not find it necessary to provide a
tree along this new micro-path lot for shade as its purpose is simply to be a cut-through between the two
buildings where no other convenient north-south pedestrian access currently exists. This appears to be possible
by shifting the eastern 4-plex 10 feet to the east and closer to the guest parking spaces (building would be
approximately 8 feet from parking space instead of 18 feet). Staff will work with the Applicant to determine the
best possible design for this recommendation.”
In response to this comment we have worked with staff and revised the plat to accommodate the staff
proposed north-south pathway connection through the Lavender Place Subdivision. In addition, we have
worked with staff to revise the sidewalk layout on the south side of the project is such a way that it is usable
and provides a connection to the sidewalk along Lake Hazel. The sidewalk layout was revised to accommodate
the existing grade between the proposed development and the Lake Hazel sidewalk.
4. Staff made the following comment found in Section I starting on Page 12:
“The Applicant is proposing a number of trees and landscape beds within the development to offer shade and
additional aesthetics to the development. This includes shrubs and other vegetative ground cover within
landscape beds along the perimeter of the building lots and trees around the proposed plaza area and adjacent
to the proposed parking spaces. In accord with Staff’s recommended revision to the plat to include an additional
north-south micro-path between Lots 24 and 25, Block 11, the Applicant should add some shrubs and vegetative
ground cover adjacent to this new micro-path. With the final plat application, the Applicant should make these
revisions.”
In response to this comment we have provided the vegetative ground cover adjacent to the new micro-path
as shown on the attached landscape plan.
The following revised documents are attached to this email and a part of this submittal:
Color Plan
Landscape Plan
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Pre plat
Parking Exhibit
Please let me know if any additional documents or information is required.
Thank you,
Mary Wall, PE
MAIN (208) 376-5153 x104 | CELL (406) 600-6218
BRECKONlanddesign.com
From: Joseph Dodson <jdodson@meridiancity.org>
Sent: Monday, August 15, 2022 9:34 AM
To: Mary Wall <mwall@breckonld.com>; Jon Breckon <jbreckon@bldi.co>
Cc: Taylor Merrill <taylor@westparkco.com>
Subject: Lavender Place Sub.
Good morning,
I hope all is well! I wanted to reach out and remind your team that revisions to the plat are required prior to the City
Council hearing, per the conditions of approval. I am on vacation from 8/30 – 9/5 so I need any revised plans by August
rd
23 next week. Please refer to the conditions of approval for these revisions. Further, should I anticipate any revisions to
the site plan per Commission’s recommendation to remove parking from the hammerhead and/or a response to their
desire to limit the number of bedrooms per home?
Thank you,
Joseph Dodson | Current Associate Planner
City of Meridian | Community Development
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.884.5533 |
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
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