Red Tail CommunitiesMayor Tammy de Weerd
City Council Members:
Keith Bird
Brad Hoagiun
Charles Rountree
David Zaremba
August 13, 2013
Mr. Jonathan Seel
W. H. Moore Company
1940 Bonito, Ste. 1S0
Meridian, ID 83642
RE: Red Wing Communities {ALT-13-013)
Dear Mr. Seel:
Tl1is letter is to confirm the Director approved your request for alternative compliance to Unified
Development Code (UDC) 11-3C-5B.4 for the subject property based on the required findings
listed in UDC 11-SB-SE, as follows:
l . Strict adherence or application of the requirements are not feasible; or
The machine used for laying sidewalk on this site pfroducer a maximum 6 foot wide
walkway. In this instance, Staff~nds strict adherence to UDC 11-3C-SB, 4 which
requires 2 feet to be added to the required S foot wide sidewalk to aZlowfor vehicle
overhang is not feasible due to the cost oj'manual labor to form and pour an
additional 1 foot of sidewall~.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Staff finds the alter°native means of compliance will provide an equal means of
meeting the intent of ordinance by still providing a pedestrian wallzway that complies
with ADA, standards. The resulting additional landscape area will be superior as it
will enhance the aesthetic quality of the development.
3. The alternative means will not be znaterially detrimental to the public welfare or
impair the intended uses and character of surrounding properties.
Staff finds the alternative means of complying with the intent of the ordinance is
consistent with ADA standards,- therefore, it will not be detr•imentctl to the public
welfare. Further, the intended multi family use and character of adjacent future
single family residential properties should not be affected by the alternative means of
compliance.
Community Development Department -Planning Division • 33 E. Broadway Avenue, Meridian, ID 83642
Phone 208-884-5533 Fax 208-888-6854 www.meridianeity.org
The applicant, Director, or a party of record may request City Council review of a decision of the
Director. All requests for review shall be filed in writing with the Planning Division of the
Community Development Department on or before August 28, 2013, within. fifteen (15) days
after the written decision is issued, and contain the information listed in UDC I l-SA-6B.
If City Council review of the decision is not requested, the action of the Director represents a
final decision on a land use application. You have the right to request a regulatory taking
analysis under Idaho Code 67-8003.
Thank you for contributing to the success of Meridian. Please help us serve you better in the
future. Visit our web-site at ~jr~c~~~~.rneridiancity.orc/Plannin~ to f 11 out a comment card and give
us feedback on how we are doing.
Since ely,
~~
Caleb Hoo , AICP
Planning Division Manager
CH: sw
S®nya ln/atters
From: Jonathan Seel <j.seelC~att.net>
Sent: Tuesday, August 13, 2013 1:02 PM
To: Sonya Watters; `Randy Fullmer'
Ge: Justin Lucas
Subject: RE: Red Tail Communities Alternative Compliance
Sonya thanks for your help and we understand this is not a standard.
-----Original Message-----
From: Sonya Watters [mailto:swatters@meridiancity.orgj
Sent: Tuesday, August 13, 2013 11:23 AM
To: Jonathan Seel; Randy Fullmer (randy@selectmanagement.com)
Cc: Justin Lucas
Subject: Red Tail Communities Alternative Compliance
Jonathan/Randy,
i've attached a copy of the approval. A hard copy Wilk be sent to Jonathan in the mail.
P.S. For a variety of reasons, specific to this site, this was approved; however, please note that it doesn't set a precedent
for approval on another site.
Thanks,
Sonya
~ II~I~--
a,~ ;~ F# t
Planning ]Division
ADNIINISTRATIVE REVIEW APPLICATION
Type of Review Requested (chec3i alI that apply)
^ Accessary Use
,,~'Alten~a#ive Compliance
^ Certificate of Zoning Compliance
^ Certificate of Zoning Compliance Verification
^ Conditional Use Permit Minor Modification
^ Design Review
^ Private Street
^ Property Boundary Adjustment
^ Time Extension (Director)
^ Vacation
^ Other
Applicant Information
Applicant name: ~"~ ~ ~ • ~ o n r•( cp C n Phone: ~ .~ ~ ~ /~ 9'~
Applicant address: _--~ ~ yU ~oa~~U .S'fcs / GG Zip: ~~ `~ Z- E-mail: ~ • S-c~ ~~ C ~ G 7`7`• !v ~ 7s'
Applicant's interest in property: ~wn ^ Rent ^ Optioned ^ Other
GGC
Owner name: G~ e~ ~ (°~ r ~ Carca ~. c.~ ~ ~ 7tr er,S° Phone: .~°/%/s Fax: .~ ~ ..3 -.7,.5`.Z 3
Owner address: ~~ `/d ~~ *-~ r~~ •~ f~ / ~ Q Zip: ~/ ~ Y2. E-mail: J ~ ~ta'C" < <'~ ~~ ~~~
Agent name (e.g., architect, engine~e~r/, developer, representative):
Firm name: ~/a ~ C c~ y l" t o c K ea c ~I fa.s.~ tl r. Phone:.. %•~ ~S'd' b Pax: ~ ~ 7 ~ cS'cr~ 9
Address: .~' ~-..~ - ..S Q ~-t ~~K ~ ~a u a / ~ ~~ Zip: ,~ ,~ 7 ~ ~ E-mail: ~/J Yto ¢. ~ Cv v$ // ~'~ ~ G o / d ~',
~ o u-~
Primary contact is: Applicant ^ Owner ^ Agent ^ Other
~ SL~C"'C
Contact name: °~ Qu,o,~(R a u Phone:
Contact address:
Subject Property Information
Zip: $-mail:
Fax:
l.ocation/street address: .~~ ~. C.o t f i.c t~ t~ c~ (° 'Ut e 7t' u~C y ~ ~ c~ vL r ca/ r ra ~ ~i
Assessor's parcel number(s): ~ ~f ,.~Q ~ a ~ ° ~ ~
.~ ~' ~ /!
Township, range, section: /y ~ ° F~ d ~ f S-~ iY Total acreage: -~
Current land use: __u.e-. - w~ 19Kyc~ ~~ c ~ Current coning district: `~~
S
33 E. Broadway Avenue, Suite t02 • l+(eridian, Idaho 836=42
Phone: (208) 884-5533 ~ Facsimile: (208) 888-6854 • Website: www.meridiancity,org
I {02/0812013)
Project/subdivision name: Y~ LQ C.~ G
General description of proposed project/request:
Building:
Proposed zoning district(s): ~ ` /
Acres of each zone proposed: f ~
Type of use proposed (check all that apply);
[Residential ^ Commercial ^ Office ^ Industrial ^ Other
Who will own & maintain the pressurized irrigation system in this development? ~ '~ ltil3' 1>
Which irrigation district does this property lie within? N ~ ut ~ j J
Primary irrigation source: ~ YL vt t aft d ~ Secondary: •~- r ~~
Square footage of landscaped areas fo be irrigated (if primary or secondary point of connection is city water):
Residential Project Summary (if applicable)
Number of residential units: ,~~1''° y~l .~ •+ /~i ' / Number of building lots: ~~ r/'
Number of common lots:
s~
~~
Number of other lots:
Proposed number of dwelling units {for multi-family developments only): a ^~ 7~G ~ ."1 ~ o ~-'~ '°~ t `~ S~
2 - 3 bedrooms: 4 or more bedrooms:
Minimum square footage of structure(s) (excl. garage): l,. '~ o ~ Proposed building height:
Minimum property size (s.f):
Average property size (s.f.):
GLOSS derisity (DU/acre-total land); ~ ~ ' ~ ~ Net density (DU/acre-excluding roads & alleys}:
Percentage of open space provided: J~ ~~ Acreage of open space: ,~ -
Percentage of qualified open space acreage: l~ °~a (See Chapter 3, Article G, for qualified open space)
Type of-open space provided in acres (.i.e„ landscaping, public, common, etc):
Amenities provided with this development (if applicable): ~ ~u ~ ~ ~ Esc; t~ c'~ccc,"S $' C"FK~~I/r r eet r c a c-C~'`Ct -
Type of dwelling(s) posed: ^Siagle-family Detached ^ Single-family Attached ^ Townhomes ~ ° `~ ~ ~ ~ K ~ 1/.1'
^ Duplex Multi-family ^ Other
Non-residential Project Summary (if applicable) /~/, ~-•
Number of building lots:_
Gross floor area proposed:
Hours of operation (days and hours):
Percentage of site/project devoted to the following:
Landscaping:
Total number of employees:
Total number of parking spaces provided:
Autlivriza Lion
Print applicant name:
` Applicant signature:
Other lots:
Existing (if applicable):
Building height:
Paving:
Number and ages of students/children (if applicable):
Number of compact spaces provided:
Date:
33 E. Broadway Avenue, Strite 102 • vleridian, Idaho 83612
Phone: (2D8) 88~f-SS33 ® Facsimile: (2D8) 888-b854 ~ Website: www.meridiancity.org
2
~F~1)Ai~IT ®F LE~AI~ 'I'ES'I'
STATE OF IDA1~0 )
COUNTY OF ADA ~ -//
6Y° ~ ~~ t t,,.
(° ca /R
GvGtt,~t~~t7Y6meI ~~.~
(name) P.,~ (address}
(city) (state)
being fn•st duly sworn upon, oath, depose and say:
That I am the record owner of the property described on the attached, and I grant my
permission to:
J ~ ti~.-t~~ ~ S c-~ C ~ ~' ire j3~ ~ ~ ~~ c-~ ~. y S~~--
(name) (address)
to submit the accompanying application{s) pertaining to that property.
I agree to indemnify, defend and hold the City of Meridian and its employees harmless
from any claim or liability resulting from any dispute as to the statements contained
herein or as to the ownership of the property which is the subject of the application.
3. I hereby grant permission to City of Meridian staff to enter the subject property far the
puzpose of site inspections related to processing said application(s).
SUBSCRIBED AND SWORN to before me the day and year frst above written.
~~o~ ~'
~~`~ ~~,~. ~ ~~, (Notary Public far Idaho)
;~ ~, '~ Residing at: ~
4- ~ i
.a ®~ ~~;1~ ~ .. My Commission Expires• ,
a ~ ®~® .
°mo ~f., ®ee®eo®®~A®,.~~®~
C O iVi P A N Y
Real Estate Development
EI f}orado Business Campus
1940 S. Bonito Way, Suiie 160
Meridian, Idaho 83fi42
P.O.6ox 8204
Boise, Idaho 83707-2204
Date: August 9, 20l 3
To: Sonya Waters
Meridian Planning & Toning
From: Jonathan K. Seel
WH Moore Company
Subject: Alternative Compliance -CUP - 13-005
Red Wing Sub
TELEPHONE X208) 323-1919 /FAX 323-7523
Please accept our alternative compliance application to modify Sec. 11-3C-SB4 that
requires 7 foot sidewalks were vehicle could over hang sidewalks. We are requesting a
reduction to 6 feet in width.
Address the reason why strict adherence or application of the requirements are not
feasible:
Seven foot sidewalks require the concrete contractor to form and pour walks with manual
labor. Generally, a contractor can place approximately 200-300 l:f of sidewalk a day with
this process. By reducing the walk to 6 feet a machine can be used that places
approximately 2,000 if of sidewalk a day. The machined sidewalk substantially reduces
costs by eliminating labor required to place concrete farms and material. As discussed
further we believe a 7 foot sidewalk is unnecessary and creates a substantial economic
burden to the owner.
Demonstrate how the proposed alternative means far compliance with the specific
requirements, provides an equal or superior means of meeting the intent and purpose of the
regulation:
Section 11-38-1 afthe Landscape Requirements states that "The regulations of this article
are intended to promote landscaping in the Czty of Meridian that will improve community
livabilit}r, preserve the quality of life, and enhance the aesthetic quality, economic viability
and environmental health of the City.''
Alternative Compliance
Red Tail Communities
August 9, 2013
Page 2
We believe the izrtent of the landscape ordinance is to encourage landscaping not incz•ease
unnecessary concrete. Certainly a 7 foot sidewalk does not enhance the aesthetic quality of
the community.
From an access point, even if one assumes a vehicle could over hang the sidewalk by 2
feet, a 6 foot sidewalk still provides 4 feet of clearance.
With respect to ADA compliance (addressed in 11-3C-SA9 of the UDC), which should not
be ignored, a 6 foot sidewalk still complies with the act. As noted in Chapter 4 of the
ADA guidelizaes, attached herewith, clear access for a wheel chair is 36 inches. I'uz•ther,
passing space is "An accessible route with a clear width less than 60 inches shall provide
passing space at intervals of 200 feet." There are intervals between rows of parking that
will allow for wheel chair passing.
In both cases we comply with access routes of the ADA.
In summary, we believe our request adds desired landscaping, reduces concrete and still
provides adequate access for both handicap and non-handicap individuals.
We kindly ask that Meridian approve our request so we can move forward on a project that
will he an asset to the community.
ICC/ANSI A117.i-20Q3 Chapter 4, Accessible Routes
~hap~~r 40 ~4c~~ssible ~tst~~
401 General 902.3 Revolving Roors, Revolving Gates, and
401.1 Scope. Accessible routes required by the Turnstiles. Revolving doors, revolving gates, and
scoping provisions adapted by the administrative turnstiles shalt not be part of an accessible route.
authorityshall comply with the applicable provisions 403 Walking Surfaces
of Chapter 4.
402 Accessible Routes
402.1 Genera[, Accessible routes shall comply with
Section 402,
402.2 Components. Accessible routes shall con-
sist of aria or more of the following. components:
Walking surfaces with a slope not steeper than 1:20,
doors and doorways, ramps, curb ramps excluding
the flared sides, elevators, and platform lifts. All
components of an accessible route shall comply
with the applicable portions of this standard.
403>7 General. Wall<ing surfaces tha# are a part of
an accessible routs shall comply with Section 403,
8032 Floor Surface. Floor surfaces shall comply
with Section 302.
403,3 Slope. The running slope of walking surfaces
shall riot be steeper than 1:20. The crass slope of a
walking,.surfaoe shall not be steeper than 1;48.
403.4 Changes tri toevel. Changes in level shall
comply with Section -303.
403.5 Clear Width. Clear width of an accessible
route shall comply with Table 403,6.
Table 403.5--Clear Width of an Accessfble Route
Segment Length Minimum Segment Width
_< 24 inches {610 mm) 32 inches {815 mm)'
> 24 inches {610 mm) 36 inches (915 mm)
~ Consecut€ve segrnenls of 32 inches (8 i 5 mmj in width must be separated by a route segment 48 Inches (1220 mm) minimum In length
and 36 Inches (915 mm} minimum in width..
Fig. 403.5
Gieal' Width of an Accessible Route
15
Chapter 4. Accessible Routes
403.5.1 Clear Width at Turn. Where an accessi-
ble routs makes a 180 degree turn around an
object that is less than 48 inches (1220 mmj in
width, clear widths shall be 42 inches (1065 mm)
minimum approaching the turn, 48 inches (1220
mm) minimum during the turn, and 42 inches
(1065 mm) minimum leaving the turn.
EXCEPTION: Section 403.5.1 shall not apply
where tha olear width at the turn is 60 inches
(1525 mm} minimum,
4D3.5.2 Passing Space. An accessible route
with a clear width less than 60 inches (1525 mm)
shall provide passing spaces at intervals of 2170
feet (61 m) maximum. Passing spaces shall be
either a 60 inch (1525 mm) minimum by 60 inch
(1525 mm) minimum space, or an intersection of
two walking surfaces That provide a T shaped
turning space complying with Section 304.3.2,
provided the base and arms of the T shaped
space extend 48 inches (1220 mm) minimum
beyond the intersection.
403.8 Handrails. Where handrails are required at
the side. of a corridor they shad comply with Sec-
tions 505.4 through 505.9.
~~~
~<< ~
a2
(a)
180 Degree Turn
Ftg. 4p3.5,1
Clear Width at Turn
ICC/AtVSI Ai 17.1-2003
404 boars and Doorways
404.1 General. Doors and doorways that are part
of an accessible route, shall comply with Section
404.
404.2 Manual Doors. Manual doors and doorways,
and manual gates, including ticket gates, shalt com-
ply with the requirements of Section 404.2.
EXCEPTION: Doors, doorways, and gates
designed to be operated oNy by security person-
nel shall not be required to comply with Sections
404.2,8, 404.2.7, and. 404,2.8.
404.2.1 Double-Leaf Doors and Gates. At feast
one of the active leaves of doorways with two
loaves shall comply wi#h Sections 404.2.2 and
404.2:3.
404.2.2 Clear Width. Doorways shall have a
clear opening width of 32 inches {8i5 mm) mini-
mum, Clear opening width of doorways with
swinging boars shall be measured between the
face of dear and stop, with the door open 9D
degrees.Openings, doarsand doorways without
doors mare than 24 inches {610 mm) iri depth
shah provide a clear opening width of 36 inches
{915 mm) minimum. There shall be no projec-
tions into the clear opening width lower than 34
th)
180 Degree Turn
(Exception}
1G
~~ Planning ]7~parttnent
I IA.
~~ ~ ~ ~..~ ~ ~ ALTERNATIVE COMPLIANCE ®Application Checklist
Pro'ect name: ~,~cal C,J ~ ~c. .~'ca ~ File # F ~ :~
~,.~ ~:
A licant/agent: W r ~• d d K t~ ~'a -bl d ~ r,~ ';~ ~ el ~ ,S' cd c~ C
All applications are required to contain one copy of the following unless otherwise noted:
~ Completed & signed Administrative Review Application
(If also submitting a co~tcurrent application for a preliminary plat or conditional use permit, the Alternative
Compliance request fvill be processed along with that application. Therefore, an Administrative Review application
is not necessary in this case; just check the Alternative Compliance box on Corruntssion & Cotencil Review
A Iicatiwt and submit the infarntation belotiv.}
Narrative fully describing the proposed request including the following:
- The specific requirements that are proposed to be modified
/ - Address the reason why strict adherence or application of the requirements are not
/ feasible
- Demonstrate haw the proposed alternative means for compliance with the specific
requirements provides an equal or superior means of meeting the intent and purpose
of the regulation ~..
- Any supporting documentation or plans
Fee
THIS APPLICATION SHALL NOT BE CONSIDERED COMPLETE UNTIL STAFF HAS RECEIVED ALL
REQUIRED INFOR1t~IAT10N T
33 E. Broadway Avenue, Suite 210 • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-b854 • Website: www.meridiancity.org
(Rev. Il/4/O8)