Applicant Response to Staff Report/ExhibitsWs~s li'1®®Y`Yi
C O M P A N Y
Real Estate Development
EI Dorado Business Campus
1940 S. Bonito Way, Suite 160
Meridian, Idaho 83642
TELEPHONE X2081323-1919 /FAX 323-7523
P.O. Box 8204
Boise,ldaho 83707-2204
Date: February 21, 2013
To: Sonya Wafters, Associate City Planner
Meridian Planning & Zoning
From: Jonathan R. Seel
WH Moore Company
Subject: MDA-13-002, RZ-13-002, PP-13-003
Red Wing Subdivision (FKA Cavanaugh Subdivision)
Planning & Zoning Hearing February 21, 2013
We would like to provide the following comments to the referenced staff report:
VIII. Analysis -
Dimensional Standards:
Staff states they have "reviewed the proposed plat and found several line and cord
segments to be missing and lots (L9 L10, B2 and L24, B1) that don't meet the minimum
street frontage requirements."
The applicant has submitted a corrected preliminary plat to staff.
Common Open Space & Site Amenities;
Staff questions whether the applicant meets the standards of the qualified open space
requirements as set forth in UDC 11-3G-3B.
Please refer to the attached letter from Jason Densmer of The Land Group.
Exhibit B A~ency & Department Comments/Conditions - Planning Department
1.1 c. -The applicant has submitted a cross section of the berm in relation to the centerline
of SH 69 demonstrating compliance with the standard listed in UDC 11-3H-4D.
1.2.6 -Restricts the development to one access off of Victory Road.
We oppose this condition and request two access points off of Victory. The basis for this
request is as follows:
Comments to Staff Report
February 21, 2013
Page 2
• Our submitted site plan shows two access points off of Victory Road. The attached
"Project Entrance Exhibit" illustrates that separation between access points meets
ACHD's policy requirements. Further, the westerly entrance is 721 feet from the
Meridian and Victory Roads intersection and the easterly one has 577 feet of
separation to the next intersection for Standing Timber subdivision.
• The staff report from ACRD Development Services supports the two access points.
We understand a draft report has been sent to Meridian.
• We will enter into a cooperative agreement with ACRD to improve Victory Road
to 3 lanes with curb and gutter the entire length of our project. This work will be
completed this summer and we believe will improve traffic safety.
• In prior meetings, Meridian Fire Department has advised that two access points
will be required. The plan for the residential development does show an access to
a future street referred to as Cavanaugh Way. However, there are no plans or
discussions for constructing this road.
• Article 4.7 states that the Fire Department requires two access points for a project
with more than 50 homes. The residential portion has 48 homes and there are an
additiona1220+/- apartment units. All of which would have to rely on one access
point for emergency service, based on staff s conditions. This seems to ignore Fire
Department safety concerns.
• In reading UDC 11-3A-3-A, attached herewith, we do not see where the conditions
of restricted access apply to this development. Clearly we have no access to a local
street and this project will never change from residential to nonresidential.
2. Public Works Department
2.1 -Requires the applicant to install sewer mains to and through this subdivision.
We believe this requirement should be waived as the Ridenbaugh Canal borders the
property to the south and the east parcel has sewer.
2.11 -Requires all development improvements, including sewer, fencing, micro paths, and
irrigation and landscaping shall be installed and approved prior to obtaining certificate of
occupancy.
We have no objection to completing all of the above items prior to CofO, with the
exception of the landscaping. This is a large project and some of the work could extend
into winter. If weather conditions do not allow us to complete the landscape work, we
would ask that the City provide a CofO with a letter of credit/bond for uncompleted work.
THE LAND LRUUP, INC.
February 21, 2013
Mr. Jonathan Seel
Redtail Communities, LLC
PO Box 1030
Meridian, ID 83680
Re: Red Wing Subdivision
Preliminary Plat - Design of Open Spaces
Dear Mr. Seel:
via email j.seel@att.net
This narrative summarizes the design of the proposed Red Wing subdivision, as is now being presented
to the City of Meridian for review and approval. I would like to take this opportunity to describe the
methods by which the project's design and provided open spaces meet the requirements of Meridian
UDC it-3G.
The project includes two major land-use types: asingle-family residential area consisting of 48 buildable
lots, and amulti-family residential component consisting of 215 to 228 units. Although the entire 31.11-
acre property will be platted as one project, our design sought to assure that each area independently
achieves the minimum required open space. As I believe you'll see from this narrative, each area not
only achieves the minimum, but goes significantly beyond in amount of open spaces and amenities
available to the future residents.
Single Familv Portion
The project will develop 48single-family lots and 7 common area lots on a land area of 15.90-acres. The
common areas provide open space as follows:
Block 1, Lot 4 and Block 2, Lot 1 ............................................................................ 26,999-sf
The entire area of these lots is 36,841-sf but the qualified open space area is
reduced by 50% of the required frontage landscape buffer (9,842-sf) because
Victory Rd is classified as an arterial, per UDC 11-3G-3. B.4
Block 1, Lot 16 ........................................................................................................21,020-sf
This lot also encompasses Nampa-Meridian Irrigation District's (NMID)
easement for the Ridenbaugh Canal and their maintenance access road. By
virtue of its common area designation, this open space area is withheld from
development and serves to reduce the overall density of the property.
The developer proposes to fence the perimeter of the easement for safety
purposes, consistent with UDC 11-3A-66. The area will remain accessible to
residents and maintenance will be provided by the Owner's association. NMID
has indicated that their use of the easement area does not prevent use by
residents. It's availability as both an active (for walking or running along the
Site Planning • Landscape Architecture • Civil Engineering • Golf Course Irrigation & Engineering • Graphic Design • Surveying
462 E. Shore Drive, Suite 100 • Eagle, Idaho 83616 • P 208.939.4041 • F 208.939.4445 • www.thelandgroupinc.com
February 21, 2013
Page 2 of 3
NMID maintenance road, which would not be restricted) and as a passive
amenity (providing agreen-way and separation from future development south
of the canal) both qualify the area for inclusion in open space requirements.
Block 1, Lot 26 ..........................................................................................................7,575-sf
Block 2, Lot 11 .............................................................................................................968-sf
Block 3, Lot 1 ............................................................................................................1,129-sf
Block 4, Lot 7 ..........................................................................................................11,545-sf
Total Open Space in Single-Family Area 69,236-sf or 1.59-acres
As described, the single-family portion of the project provides 1.59-acres of open space, which is equal
to 10% of the total 15.90-acres encompassing this use, as required by UDC 11-3G.
Within this area, we have proposed a seating and picnic area as amenities, as required by UDC 11-3G-
3.A.1.
Although we believe that the single-family residential area's design `stands alone' in achieving the
required UDC open spaces, the single-family lot owners will also enjoy access to the extensive open
spaces and amenities within the multi-family portion of the development as described below.
Multi Familv Portion
The multi-family portion of the project comprises between 215 and 228 units to be constructed on a
single lot of 14.55-acres. Along the required street frontage landscape buffers, common area lots are
provided of 22,133-sf (Block 1, Lot 1) and 7000-sf (Block 1, Lot 3).
In addition to these two, smaller frontage common area lots for the landscape buffers, the multi-family
project will include extensive open spaces. While we continue to work towards finalizing the
configuration of the multi-family project, the current design provides the following amenities (which, as
mentioned above will also be available to the single-family property owners):
• Central amenity core' providing:
o Clubhouse
o Resort-style swimming pool
o Cabanas
o Open grass areas
o Play structure
o Bar-b-que facilities
o Hot tubs or spas
o Sand volleyball courts
o Bocce courts
• Pedestrian walkway network, including interconnectivitytyith sidewalks throughout the single-
familyarea and perimeter sidewalks including along Victory Rd and the multi-use pathway at
Meridian Rd.
Site Planning ~ Landscape Architecture • Civil Engineering • Golf Course Irrigation. & Engineering • Graphic Design • Surveying
462 E. Shore Drive, Suite 100 • Eagle, Idaho 83516 • P 208.939.4041 • F 208.939.4445 • wwwxhelandgroupinc.com
February 21, 2013
Page 3 of 3
• Heavily landscaped grounds comprising more than 2.56-acres (or nearly 18% of the multi-family
area)
We look forward to presenting the final configuration of these areas, including the final amenity
selection and landscape design during the pending Conditional Use Permit process.
In conclusion, our design of the Red Wing subdivision provides both the single-family and multi-family
areas with adequate open spaces that exceed UDC requirements when viewing each project component
independently. When the true vision of the project is considered -that the extensive multi-family area's
open spaces and amenities are shared so they also enrich the single-family lot owners - we are
confident that the project achieves an exciting new way of exceeding both the intent and the letter of
the City's ordinance. The Red Wing subdivision will truly provide unrivaled open spaces and amenities to
enhance the City and benefit its residents.
Please don't hesitate to let me know if we can provide any additional information. I can be reached via
email to iason@thelanderoupinc.com or at 208-939-4041.
Sincerely,
J o ensurer
Principal & Project Engineer
The Land Group, Inc.
Site Rlanning • landscape Architecture • Civil Engineering • Golf Course Irrigation & Engineering • Graphic Design • Surveying
462 E. Shore Drive, Suite 100 • Eagle,ldaho 83616 • P 208.939,4041 • F 208.939A445 • www.thelandgroupinc.com
~ gg, .$ ~ ~ '> ~
~~
~ ~ ~4BPI uelpuaW
sa~u~a~u
~~afoad
~
x ~ ; ~
~
a
m ° x ~ $ ~
igiy
~ ~~
g
x ~sp~ ~~~.~~I.~
~=~~ ~ ~
'pal ~(ao~~in as ~~s
,
~ -
~~`"
~
§
s
~ ~w~~ o uoisin~pgns fiuiM pad §~ ~g
`
w
~
H
$ ~ ~
~INL lMt6 r
~ ~ ~ s
~tF
h ~
~ ~.
z
C
C7
0
z
~ ~:
soapuy
~~, ~ ~
~___ - cn
~ I
~ I
~~~~~...., I ~'
z ___.
O ~~' ---.'°"'
~ ~
~l ~
O
~ aaquail
~ Buipu~~S
File Location: g:\2012\112168\wd\prelim plat\112168 street offset eKhibltdwg
Last Plotted 8g Jason densmer
Date Plotted: Wednesday, February 20 2013 at 04:40 PM
Sterling Codifiers, Inc.
Page 2 of 9
Note:
1.Measured from back of sidewalk or property line where there is no adjacent sidewalk.
(Ord. 05-1170, 8-30-2005, eff. 9-15-2005; amd. Ord. 07-1325, 7-10-2007)
11-3A-3: ACCESS TO STREETS:
The following standards shall apply unless otherwise waived by city council. The intent of
these standards is to improve safety by combining and/or limiting access points to collector
.and arterial streets and ensuring that motorists can safely enter all- streets.
A. The following standards shall apply to any use and/or property that takes direct access to
an arterial and/or collector roadway: Prior to any new, expanded, or extended use or
development. of the property:
1. Where access to a local street is available, the applicant shall reconfigure the site
circulation plan to take access from such local street.
2. Where access to a local street is not available, the property owner shall be required to
grant cross-access/ingress-egress easements to adjoining properties. This standard is
intended to apply primarily to nonresidential properties, but may extend to residential
properties where the use is anticipated to change to a nonresidential use.
3. All subdivisions must provide local street access to any use that currently takes direct
access from an arterial or collector street.
B. All landscaping or constructed features within the clear vision triangle shall comply with
the restrictions as set forth in this section.
1. Measurement of the clear vision triangle: (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
a. For two (2) public streets or a street and railroad crossing, the area is defined by
measuring from the intersection of the edge of the travel lane (excluding parking and
sidewalk) a distance of forty feet (40') along each road. See figure 1 of this section.
b. For a public street and driveway or alley, the area is defined by measuring from the
intersection of the edge of travel lane and the corner of the driveway or alley twenty
feet (20') along the roadway and ten feet (10') along the driveway or alley. See figure
1 of this section.
FIGURE 1
CLEAR VISION TRIANGLE DRAWINGS
http://www.sterlingcodifiers.com/codebook/printnow.php 2/19/2013
Red Tail Community
Amenities offered to single family home owners and
occupants of apartments
Club House
Business Center
Cardio and Weight Lifting Exercise Equipment
Swimming Pool
Sand Volley Ball Courts
Bocce Ball Courts
Cabana
Gazebos
Picnic Tables
Outdoor Fireplace
Play Equipment
Walking Path
Water Feature
Builder Team for Red Tail Development
Hunter Homes
Thompson Homes
Stacey Construction
Tresidio Homes
Alturas Homes