March 27, 2017 Garden City Planning & Zoning RE: 5811 N Coffey St (PUD & DR) Modification Request Please accept this letter as formal request to modify the Approved PUD SUB2015-00003. This letter and the accompanying drawings identify the items we are proposing to modify from the original approved PUD documents. Intent of proposed Modifications: The modifications proposed reflect a change in the direction of the project from a Single-family Detached Subdivision to a Multi-family development. The result of which will replace the (8) twobedroom single family homes with (12) one-bedroom detached units in a multi-family development. The overall layout and configuration of the development maintains the initial Pocket Neighborhood concept, site amenities, perimeter setbacks, parking count, and landscape features. Specific aspects of the approved PUD which we are seeking to modify are outlined below. PUD Modifications: Building footprint Although the number of residences has been modified from (8) to (12), the aggregate building footprint has been reduced due to the much smaller size of the proposed units. Thus, resulting in an increased amount of open space. Building Setbacks Perimeter setbacks from all buildings on the site remain unchanged from the approved PUD, except for the buildings at the west end of the site impacted by irrigation easement. The buildings at this location now have consistent setbacks with the other buildings due to the proposed use of the existing irrigation lateral as an internal site amenity vs. tiling. The distance between buildings has been reduced from 12 feet to 10 feet as is the minimum allowed between multifamily buildings on the same lot. Residence total footprint reduced from 24% to 17%. Garage Buildings Garage buildings have been modified into lower screened carport structures allowing for greater visual access to the core of the development while continuing to provide covered parking for all residences. Due to the smaller size residences, the current code required parking and guest parking has been provided on site. Landscaping The landscaping has been modified to accommodate the site plan changes using the previously approved planting palette and landscape treatments. Percent of total landscape remains at 44%. Hardscaping Modifications to the hardscape pedestrian pathways and patios have resulted in an increase in hardscape of approximately 5%. Building Massing Modification to the footprint and number of buildings results in the short façade of the buildings facing north and south. This modification provides a greater number of view corridors between buildings from the neighboring structures on the north and south property lines. The result is a reduction in the overall massing of the development as viewed from neighboring properties. P.O. Box 140483, Boise, ID 83714 P: (208) 869.9319 F: (208) 473.2024 E: Brett@Labrie.com Contractor Registration: RCT-27294 Architect License: AR 2313
Page 2 March 27, 2017 Site Utilities, Grading & Drainage, Irrigation Ditch The proposed modifications will have minimal effect on the previously proposed site utilities and the grading and drainage. Modifications will be made to address the added number of residences as required. The existing irrigation ditch is proposed to be re-routed through the site and landscaped as a dry creek bed amenity instead of tiling as previously approved. The proposed modifications as outlined are intended to hold closely to the previously approved concept of a pedestrian oriented pocket neighborhood while integrating a more modern aesthetic and catering to a segment of the market that is looking for a smaller home and a unique experience in housing that serves to nurture a stronger sense of community among its residents. Sincerely, Brett G. Labrie, Architect