PZ - Applicant Response to Staff ReportChris Johnson
From:
Sent:
To:
Cc:
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Mike Wardle <mwardle@brightoncorp.com>
Thursday, March 21, 2019 9:37 AM
Bill Parsons; Bill Nary; Ted Baird; Andrea Pogue; Meridian City Clerk
Sonya Allen; David Turnbull; Jon Wardle; Tommy Ahlquist; Tonn Petersen
(tonn@bvadev.com); Kameron Nauahi; Mike Wardle
Pollard Subdivision Staff report for 03/21/2019 P/Z MTG
CVP - Pollard Applicant Response to Conditions II.docx
We have reviewed the Pollard Subdivision staff report, and its analysis and recommended conditions of approval.
While we are in agreement with the report's recommendation for approval, we offer five (5) points of clarification
and propose four (4) condition modifications as detailed in the attached "Applicant Response." And, perhaps as a
hearing 'lirst," we are proposing the addition of one (1) new condition of approval concerning commercial landscape
buffers.
We will bring colored copies of the "response" for each of the Commissioners to this evening's hearing.
Michael Wardle
Director of Planning
Brighton Corporation
12601 W. Explorer, Suite 200 � Boise, Idaho 83713
Direct 208.287.0512 1 CeH 208.863.6150
WE ARE MOVING!
Effective Monday, April 81h, our new mailing address and office location will be:
2929 W. Navigator Dr., Suite 400, Meridian, ID 83642
Located at Ten Mile Crossing at the intersection of Ten Mile Rd & 1-84
From: Bill Parsons [mailto:bparsons@meridiancity.org]
Sent: Tuesday, March 19, 2019 4:31 PM
To: Bill Nary; Ted Baird; Andrea Pogue; Mike Wardle; Meridian City Clerk
Cc: Sonya Allen
Subject: Pollard Subdivision Staff report for 03/21/2019 P/Z MTG
WA—Ii�.
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From: Bill Parsons [mailto:bparsons@meridiancity.org]
Sent: Tuesday, March 19, 2019 4:31 PM
To: Bill Nary; Ted Baird; Andrea Pogue; Mike Wardle; Meridian City Clerk
Cc: Sonya Allen
Subject: Pollard Subdivision Staff report for 03/21/2019 P/Z MTG
Attached is the staff report for the proposed Annexation and Preliminary Plat for Pollard Subdivision H-2019-0021.
This item is scheduled to be on the Commission agenda on March 21, 2019. The public hearing will be held at City
Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Mike - Please submit any written response you may have to the staff report to the City Clerk's office
(cityclerk@meridiancity.org) and me as soon as possible.
C.Jay — Attached is the correct PDF of the staff report. Please upload this one on laserfiche.
Thank you,
Bill Parsons, AlCP I Planning Supervisor
City of Meridian I Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 1 Fax: 208-489-0571
E
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APPLICANT RESPONSE To RECOMMENDED CONDITIONS OF
APPROVAL
FOR
POLLARD SUBDIVISION (H-2019-0021)
Proposed condition modifications are "boxed" and noted in red [4 items]
Applicant comments or clarifying statements are noted in red [5 items]
Yellow -highlighted items are as published in the staff report.
The Applicant concurs with all items in black without a noted modification or clarification.
An additional Condition of Approval is proposed on page 7. [liteml
1. CITY/AGENCY COMMENTS & CONDITIONS
Prior to the City Council hearing, Staff recommends the Applicant revise the conceptual site
plan as follows:
Depict supportive and proportional public and/or quasi -public spaces and places including
but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools
that comprise a minimum of 5% of the development area within the mixed use portion of
the development as set forth in the Comprehensive Plan (outdoor seating areas at
restaurants do not count) (see pgs. 24 & 28 of the Comprehensive Plan).
• The office structure proposed near the east boundary of the site should be shifted further to
the west or to the north along Narbeth Dr. to create more of a spatial separation between
the 3 -story structure and future single -level patio homes to the east in Fairbourne
Subdivision; or, it should be reduced to a 2 -story structure because the structure is not
proportional to and will not blend in with the adjacent residential buildings per the
following Comprehensive Plan provision: "Non-residential buildings should be proportional
to and blend in with adjacent residential buildings."
0 SAME ISSUE
• The 3 -story office structure proposed near the east boundary of the site adjacent to the
future single -level patio homes should be shifted further to the west or to the north next to
the street (Narbeth Dr.) to create more of a spatial separation to the future single -level patio
homes; or the height of the structure should be reduced to 2 -stories in accord with the
following Comprehensive Plan provision: "Non-residential buildings should be proportional
to and blend in with adjacent residential buildings." Additionally, if a 4'h office building is
proposed, it should be depicted on the plan.
Depict the sewer lift station on the subject property instead of on the adjacent property to
the west.
The specific use standards for flex space uses prohibit roll -up doors from being
visible from a public street (UDC 11-4-3-18); the flex space buildings are proposed
to have roll -up doors which will be face the collector street. Staff recommends the
buildings be relocated so they each front on public streets (i.e. Waverton &
Narbeth) or rotate the buildings 90 degrees with the rear of the structures facing
each other; or some other alternative that allows compliance with this standard.
The applicant will work with staff to clarify and address the "bulleted"
items prior to Council as recommended; the 2' and 3' bullets deal with
the same issue.
A. PLANNING DIVISION
A Development Agreement (DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the
developer.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division
prior to commencement of the DA. The DA shall be signed by the property owner
and returned to the Planning Division within six (6) months of the City Council
granting the annexation. The DA shall, at minimum, incorporate the following
provisions:
a. Future development of this site shall be generally consistent with the conceptual site plan,
conceptual building elevations, preliminary plat, phasing plan, landscape plan, qualified
open space exhibit and pedestrian circulation plan included in Section V11 and the
provisions contained herein.
b. All single-family attached homes, the assisted living facility and all commercial
structures shall comply with the design standards listed in the Architectural Standards
Manual. An application for Design Review shall be submitted concurrently with the
Certificate of Zoning Compliance application and approved prior to submittal of building
permit applications.
c. A cross -access easement shall be recorded that provides access to the out -parcel
(#S0421438700) at the southeast comer of the site and a driveway shall be provided for
access and interconnectivity with the subject property in accord with UDC 11 -3A -3A.2.
d. A I 0 -foot wide multi -use pathway shall be constructed within the street buffer along the
W. Chinden Blvd./SH-20/26 in accord with UDC I I -3H-4C.4; landscaping shall be
provided along either side of the pathway as set forth in UDC 11 -3B -12C.
e. Buildings within the commercial portions of the development shall be arranged to create
some form of common, usable area, such as a plaza or green space as set forth in the
Comprehensive Plan for mixed use designated areas (see pg. 23 of the Comprehensive
Plan). (To be addressed with I" bullet issue on prior page)
f. Supportive and proportional public and/or quasi -public spaces and places including but
not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools
that comprise a minimum of 5% of the development area shall be provided within the
mixed use portion of the development as set forth in the Comprehensive Plan (outdoor
seating areas at restaurants do not count) (see pgs. 24 & 28 of the Comprehensive Plan).
(To be addressed with P bullet issue on prior page)
g. Buildings, landscaping, and other design features near the SH- I 6/SH-20/26 interchange
need to reflect Meridian's heritage, quality, and character as one of the regional gateways
to the City of Meridian in accord with the Comprehensive Plan (see pg. 33).
2. The preliminary plat included in Section VILB, shall be revised as follows:
a. If solid fencing is proposed on Lot 61, Block I adjacent to the common driveway on
Lot 62, Lot 62 shall be widened an additional 5 feet to accommodate the required 5 -
foot wide landscape buffer as set forth in LTDC 11 -6C -3D.5.
b. The private streets (i.e. N. Restucci Ln. and N. Schwenkfelder Ln.) depicted stabbing
at the north boundary shall be public. (LONCUR. Although the street stubs are
depicted as private north of Tree Crest St., the intent was to construct them to
ACHD's local street standardsJor dedication if or when the properties north of
Pollard Subdivision develop)
c. Depict a 20 -foot wide landscape easement for the street buffer along
W. Waverton Dr. on Lot 24, Block I in accord with UDC I I -3134C.2a. (Lot 24 will
be an assisted livingfacility, thus, the buffer will be owned and maintained by that
facility not an HOA)
d. Depict street buffers along W. Chinden Blvd./SH-26/26, N. Levi Ave., and W.
Waverton Dr. in the C -G district on a common lot or on a permanent dedicated
landscape easement buffer in accord with UDC 11-3B-7C.2b.
e. Depict street sections on the plat.
f, Depict lot square footage for each residential lot.
g. Depict a cross -access easement to the out -parcel at the southeast comer of the site in
accord with UDC 11 -3A-3A.2.
3. The landscape plan included in Section VILC shall be revised as follows:
a. If solid fencing is proposed on Lot 61, Block I adjacent to the common driveway on
Lot 62, Lot 62 shall be widened an additional 5 feet to accommodate the required 5 -
foot wide landscape buffer as set forth in UDC 11 -6C -3D.5.
b. The private streets (i.e. N. Restucci Ln. and N. Schwenkfelder Ln.) depicted stubbing
at the north boundary from W. Treecrest St. shall be public. (CONCUR — Same as
2.b, above)
c. One (1) additional tree shall be added within the street buffer along N. Levi Ave. in
accord with UDC 11-3B-7C.3b.
d. Include additional trees (i.e. a mix of evergreen and deciduous) within the landscape
buffer to adjoining residential uses from commercial uses along the east boundary to
result in barrier that allows trees to touch at maturity in accord with UDC I 1 -313-
9C. 1.
e. Depict fencing on building lots adjacent to common open space lots in residential
areas to distinguish common from private areas as set forth in IJDC 11 -3A -7A.7.
Depiet noise abatement within the street buffer- along S14 20,126 adjaeent to the
hospital in the fafm of a befm or- a befm a -ad wall eembina4ion th4 is a minimum e
! 0 feet highef than the elevation at the eentefline of the state highway as set fe
UDG 11 3H 4D; ineltide a efess seetion of the befm and/of wall in fela4ien to the
eefftefline of the highway as a detail on the plan of a sepafate exhi . (&EQUES
DELE or resolution by ALTERNATIVE COMPLIANCE or by VARIANCE
or by UDC AMENDMENT Given the 300foot-plus distance of the hospital
structuresfrom SH -20126 and, with no desire to hide thatfacility behind a berm,
wall, orfence, a remedy to the UDC requirement by any of the above -noted options
is appropriate with final determination made at DRICZC. If UDC Amendment is
required, we request that it be included in the current Code amendment process)
4. Direct lot access via W. Chinden Blvd./SH-20/26 is prohibited per UDC 11 -3H -4B.2.
5. The existing easements/right-of-way noted on Sheet PPLI of the plat shall be vacated prior to
signature on the final plat by the City Engineer.
6. Submit a detail of the children's play equipment with the applicable residential final plat
application.
An exhibit is required to be submitted with the final plat application for lots accessed by the
common driveway on Lot 62, Block I that depicts the setbacks, fencing, building envelope
and orientation of the lots and structures. Driveways for abutting properties that aren't taking
access from the common driveway(s) should be depicted on the opposite side of the shared
property line away from the common driveway. Solid fencing adjacent to common driveways
is prohibited unless separated by a minimum 5 -foot wide landscaped buffer.
8. A perpetual ingress/egress easement for the common driveway(s) shall be filed with the Ada
County Recorder, which shall include a requirement for maintenance of a paved surface
capable of supporting fire vehicles and equipment. A copy of the easement shall be
submitted to the Planning Division prior to signature on the final plat.
9. A 14 -foot wide public pedestrian easement is required to be submitted to the Planning
Division for the multi -use pathway within the street buffer along SH -20/26 ifthe pathway is
located outside of ITD's right-of-way; coordinate the details of the easement with Kim
Warren, Park's Department.
10. Signage for addressing needs to be provided at the public street for homes on Lots 63 & 64,
Block I accessed by the common driveway for emergency wayfinding purposes.
11. All single-family attached structures, the assisted living facility and all commercial structures
are required to comply with the design standards listed in the Architectural Standards
Manual. Submittal and approval of a Certificate of Zoning Compliance and Design Review
application is required prior to issuance of building permits. Single-family detached
structures are exemptfrom this requirement.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A copy of the
standards can be found at http://�ww.meridiancio�.oMIgublic works. aspx?id= 2 72
1.2 Although this development falls within the North McDermott Sewer Trunkshed,
mainlines that will provide service do not exist at this time. The Public Works
Department has evaluated and conceptually approved the developer's proposal to
temporarily pump wastewater to the adjacent Black Cat Trunkshed to the East. The
permanent Lift Station site, contemplated in the Meridian Wastewater Master Plan, is
located north of the subject development and on the west side of N. Pollard Lane.
However, the developer is proposing to locate the Lift Station in the northwest comer of
the proposed development. The developer shall be required to work out the final design
location with the Public Works Department, and deed the necessary land to the city with
completion of the station The Lift Station shall be satisfactorily completed and accepted
prior to the first occupancy permit being issued within the development. This
development shall be required to install the permanent forcemain (dryline) under Chinden
to facilitate an easy transition when service from the McDermott Trunkshed becomes
available.
4
1.3 This development is subject to paying reimbursement fees for The Oaks Lift Station and
Pressure Sewer Reimbursement Agreement, and the West Ada School District
Reimbursement Agreement for Okas Lift Station Pump Upgrades (currently under
development) pursuant to meridian city code section 8-6-5. (Clariflication, of this
requirement has been requestedfrom staff inasmuch as the sewer lift station associated
with this project will also be a permanentfacility; and reimbursementfor subsequent
connections to it may also be appropriate)
1.4 Water service being provided by Suez Water Idaho. Applicant will need to work closely
with Suez and the City of Meridian to ensure that adequate water flow and pressures can
be provide to the development to provide for domestic needs and fire protection.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with Suez Water Idaho,
and the Meridian Public Works Department, and execute standard forms of easements
for any mains that are required to provide service outside of a public right-of-way.
Minimum cover over sewer mains is three feet, if cover from top of pipe to sub -grade is
less than three feet than alternate materials shall be used in conformance of City of
Meridian Public Works Departments Standard Specifications.
2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and
water mains to and through this development. Applicant may be eligible for a
reimbursement agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s) for all public sewer mains outside of public right
of way. The easement widths shall be 20 -feet wide for a single utility. The easements
shall not be dedicated via the plat, but rather dedicated outside the plat process using the
City of Meridian's standard forms. The easement shall be graphically depicted on the plat
for reference purposes. Submit an executed easement (on the form available from Public
Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,
which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11"
map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a
note to the plat referencing this document. All easements must be submitted, reviewed,
and approved prior to development plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 12-13-8.3). The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
available, a single -point connection to the culinary water system may be necessary.
2.5 All existing structures that are required to be removed shall be prior to signature on the
final plat by the City Engineer. Any structures that are allowed to remain shall be subject
to evaluation and possible reassignment of street addressing to be in compliance with
MCC.
2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,
intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall
be addressed per UDC 11-3A-6. In performing such work, the applicant shall comply
with Idaho Code 42-1207 and any other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian
Engineering Department at (208)898-5500 for inspections of disconnection of services.
Wells may be used for non-domestic purposes such as landscape irrigation if approved by
Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and
activated, and road base approved by the Ada County Highway District prior to issuance
of building permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all
uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures. Where approved by the City Engineer, an owner may post a
performance surety for such improvements in order to obtain City Engineer signature on
the final plat as set forth in UDC 11 -5C -3B.
2.12 Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to the
issuance of a plan approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
2.18 The design engineer shall be required to certify that the street centerline elevations are set
a minimum of 3 -feet above the highest established peak groundwater elevation. This is
to ensure that the bottom elevation of the crawl spaces of homes is at least 1 -foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have
been installed in accordance with the approved design plans. This certification will be
required before a certificate of occupancy is issued for any structures within the project.
2.20 At the completion of the project, the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any
structures within the project.
2.21 A street light plan will need to be included in the civil construction plans. Street light
plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found at
http://www.meridiancity.org/public—works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water and reuse
infrastructure prior to final plat signature. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety, which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
6
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20% of the total construction cost for all completed sewer, and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety, which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
UDC LANDSCAPING ISSUE
While there is no stated Condition of Approval for this project, we have an on-going issue with
letter -of -the -law implementation of UDC Section 11 -3B -14:B.3. Specifically, the landscaping of
commercial lot buffers when, typically, 13 feet of the 20 foot buffer consists of an 8 -foot planter
strip and a five-foot sidewalk. The resulting seven -foot grass strip is often damaged or
destroyed, or requires extensive reconstruction when the adjacent commercial lot is developed.
Therefore, we request that the following Condition of Approval be added to address the concern:
Street landscape buffers behind the sidewalk of commercial lots with planter str�ps an
detached sidewalks mav be installed at the time of the lot development. All landscape buffers
shall be completed, weather permitting, prior to certificate of occupg-qc
j.
We also encourage staff to consider processing a text amendment to UCD Section 11 -3B -14:B.3
such as, or similar to the following:
Forfinalplats, all landscape buffers along streets, with the exception of local streets, shall
be installedprior to signature on thefinalplat. Street buffers on local streets and
landscaping behind the sidewalk of commercial lots with planter strips and detached
sidewalks may be installed at the time of the lot development; installation ofsuch
improvements shall not be required at the time ofplat approval. All landscape buyers
behind sidewalk for commercial lots fronting a public street must be completed prior to
certifleate of occupancy.
1
Charlene Way
From:Sonya Allen
Sent:Wednesday, April 17, 2019 4:06 PM
To:Mike Wardle; C.Jay Coles; Chris Johnson; Charlene Way
Cc:David Turnbull; Jon Wardle; Tommy Ahlquist; Tonn Petersen (tonn@bvadev.com);
Kameron Nauahi
Subject:RE: Pollard Sub. - REVISED Staff Report
Thanks Mike!
From: Mike Wardle <mwardle@brightoncorp.com>
Sent: Wednesday, April 17, 2019 3:49 PM
To: Sonya Allen <sallen@meridiancity.org>; C.Jay Coles <cjcoles@meridiancity.org>; Chris Johnson
<cjohnson@meridiancity.org>; Charlene Way <cway@meridiancity.org>
Cc: David Turnbull <dturnbull@brightoncorp.com>; Jon Wardle <jwardle@brightoncorp.com>; Tommy Ahlquist
<tommy@bvadev.com>; Tonn Petersen (tonn@bvadev.com) <tonn@bvadev.com>; Kameron Nauahi
<knauahi@brightoncorp.com>
Subject: Pollard Sub. - REVISED Staff Report
All,
We have reviewed the attached Pollard Subdivision staff report revision for the Planning & Zoning
Commission’s April 18 th public hearing and agree with the recommended conditions of approval.
Michael D. Wardle
Director of Planning
Brighton Corporation
Effective April 29 th
2929 W. Navigator, #400
Meridian, ID 83642
Direct 208.287.0512
Cell 208.863.6150
_____________________________________
From: Sonya Allen < sallen@meridiancity.org >
Sent: Monday, April 15, 2019 1:32 PM
To: C.Jay Coles < cjcoles@meridiancity.org >; Charlene Way < cway@meridiancity.org >; Chris Johnson
<cjohnson@meridiancity.org >
Cc: Mike Wardle < mwardle@brightoncorp.com >; Jon Wardle < jwardle@brightoncorp.com >
Subject: Pollard Sub. - REVISED Staff Report
Please use this one rather than the one I sent a bit ago. Thx!
City of Meridian
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-888-4433
www.meridiancity.org
2
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.