CC- Commission Recommendations/Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 3/10/2020
DATE:
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0129
Graycliff Estates
LOCATION: Southwest of W. Harris St. and S.
Meridian Rd. (Parcel #S 1225418957; SE
'/4 of Section 25, T.3N., R. 1W.)
I. PROJECT DESCRIPTION
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Modification to the Development Agreement to update the development plan for the site consistent
with the proposed preliminary plat and conceptual building elevations; and,
Preliminary plat consisting of 202 building lots, 15 common lots and 4 other lots on 52.46 acres of
land in the R-8 and R-40 zoning districts
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Existing/Proposed Zoning
Future Land Use Designation
Existing Land Use(s)
Proposed Land Use(s)
Lots (# and type; bldg./common)
Phasing Plan (# of phases)
Number of Residential Units (type
of units)
Density (gross & net)
Open Space (acres, total
[%] /buffer/qualified)
Amenities
Details
52.46
R-8 and R-40 (existing)
Medium Density Residential (MDR) & High Density
Residential (HDR)
Agricultural
Single-family (SFR) & multi -family residential (MFR)
202 SFR buildable lots, 2 MFR buildable lots, 15 common
lots and 4 other (3 common driveway and 1 well) lots
Yes — 3 phases (SFR portion)
200 detached SFR homes; 224 MFR apartments
4.9 (BFR) and 14.18 (MFR)
8.97 acres (or 17.1%)
Multi -use pathway, swimming pool, children's play
structure
Page 1
Physical Features (waterways,
hazards, flood plain, hillside)
Neighborhood meeting date; # of
attendees:
History (previous approvals)
B. Community Metrics
Ada Countv Hilrhwav District
Details
The Sundall Lateral bisects site and the Tumbler/Carlson
Lateral runs along east boundary
10/23/19; 8 attendees
CPA -08-009 (Res. 08-622); AZ -15-012 (Ord. 15-1666; DA
#2015-112095); PP -15-012 (120 building lots); H-2018-
0054 [PP (136 building lots), MDA #2018-086664]
Details
• Staff report (yes/no) Not yet
• Requires ACHD Commission No
Action (yes/no)
Access (Arterial/Collectors/State W. Harris St., collector street
Hwy/Local)(Existing and Proposed)
Traffic Level of Service
Stub Street/Interconnectivity/Cross Stub streets are proposed to the east and south
Access
Existing Road Network
Existing Arterial Sidewalks /
Buffers
Proposed Road Improvements
Fire Service
• Distance to Fire Station
2.1 miles
• Fire Response Time
6:00 minutes (under ideal conditions from nearest station -
# of Students Enrolled
Fire Station #6 — CAN'T MEET RESPONSE TIME
GOALS
• Resource Reliability
Current reliability is unknown at this time. The current
closest fire station is Station #4 which is 10 minutes away
& the reliability is 78% - CAN'T MEET TARGET GOAL
of 80% or greater
• Risk Identification
1 — current resources would be adequate to supply service
• Accessibility
Project doesn't meet all required access, road widths and
turnarounds; there is only one way in and one way out —
therefore, they're limited to 30 building lots until an
approved secondary access is constructed.
• Special/resource needs
Project will not require an aerial device; can meet this need
in the required timeframe if a truck company is required.
• Water Supply
Requires 1,000 gallons per minute for one hour, may be
less if buildings are sprinklered.
• Other Resources
Police Service No comments submitted
West Ada School District
Distance (elem, ms, hs)
Enrollment Ca II Miles
Capacity of Schools
C°� %k"°")
# of Students Enrolled
Mary McPherson Elementary 551 405 1.5
Meridian Middle School 1231 1000 4.5
Meridian High School 1994 2406 4.5
Page 2
Description Details Page
Wastewater
• Distance to Sewer Services
• Sewer Shed
• Estimated Project Sewer
ERU's
• WRRF Declining Balance
• Project Consistent with WW
Master Plan/Facility Plan
Directly adjacent
South Black Cat Trunk Shed
202 SFR building; 15 common; and 4 other lots
13.81
Applicant is requesting to increase the number of SF units
from 136 to 202. This has been modeled, is acceptable, and
has been allocated.
Water
• Distance to Water Services
Directly adjacent
• Pressure Zone
5
• Estimated Project Water
202 SFR building; 15 common; and 4 other lots
ERU's
• Water Quality
None
• Project Consistent with Water
Yes
Master Plan
• Impacts/Concerns
There are concerns that the development only has one
connection to the city water system. This concern will
eventually be eliminated by the development to the east
and south connecting to Meridian and Amity, creating a
dual connection. The water mainlines in Harris Street,
South Graycliff Way, South Colditz Way and West Wilton
Woods Street must be 12" in order to eliminate the
proposed main line in South Oakbriar Way. Also, applicant
to provide a water mainline easement to the parcel to the
northeast across Williams Pipeline to the future multi-
family lots.
Page 3
C. Project Area Maps
Future Land Use Map
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Aerial Map
Zoning Map
Legend
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Page 4
Planned Development Map
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III. APPLICANT INFORMATION
A. Applicant:
Star Development, Inc. — PO Box 518, Meridian, ID 83680
B. Owner:
Same as Applicant
C. Representative:
Becky McKay, Engineering Solutions, LLP — 1029 N. Rosario St., Ste. 100, Meridian, ID 83642
IV. NOTICING
V. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan)
(Note: This project was submitted prior to the new Comprehensive Plan being adopted; therefore,
this project will be reviewed under the previous Plan)
The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates approximately
30 acres of this site as Medium Density Residential (MDR) and approximately 22.5 acres as High
Density Residential (HDR).
The purpose of the MDR designation is to allow small lots for residential purposes within City limits.
Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre.
The purpose of the HDR designation is to allow for the development of multi -family homes in areas
where urban services are provided. Residential gross densities should exceed 15 dwelling units per
acre. Development might include duplexes, apartment buildings, townhouses and other multi -unit
structures. A desirable project would consider the placement of parking areas, fences, berms, and
other landscaping features to serve as buffers between neighboring uses. Development need to
incorporate high quality architectural design and materials and thoughtful site design that incorporate
connectivity with adjacent uses and area pathways, attractive landscaping and individual project
identity.
The following Comprehensive Plan Policies are applicable to this development:
• "Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities." (3.07.01E)
A mix of medium density single-family detached dwellings and high density multi family
apartment dwellings are proposed which will contribute to the variety of housing types and lot
Page 5
Planning & Zoning
Posting Date
City Council
Posting Date
Notification published in
1/17/2020
2/21/2020
newspaper
Notification mailed to property
owners within 300 feet
1/14/2020
2/19/2020
Applicant posted public hearing
notice on site
1/27/2020
2/28/2020
Nextdoor posting
1/14/2020
2/19/2020
V. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan)
(Note: This project was submitted prior to the new Comprehensive Plan being adopted; therefore,
this project will be reviewed under the previous Plan)
The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates approximately
30 acres of this site as Medium Density Residential (MDR) and approximately 22.5 acres as High
Density Residential (HDR).
The purpose of the MDR designation is to allow small lots for residential purposes within City limits.
Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre.
The purpose of the HDR designation is to allow for the development of multi -family homes in areas
where urban services are provided. Residential gross densities should exceed 15 dwelling units per
acre. Development might include duplexes, apartment buildings, townhouses and other multi -unit
structures. A desirable project would consider the placement of parking areas, fences, berms, and
other landscaping features to serve as buffers between neighboring uses. Development need to
incorporate high quality architectural design and materials and thoughtful site design that incorporate
connectivity with adjacent uses and area pathways, attractive landscaping and individual project
identity.
The following Comprehensive Plan Policies are applicable to this development:
• "Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities." (3.07.01E)
A mix of medium density single-family detached dwellings and high density multi family
apartment dwellings are proposed which will contribute to the variety of housing types and lot
Page 5
sizes available in the southern part of the City; staff is unaware how "affordable" the units
will be.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.01F)
City services are available and will be extended by the developer to the proposed lots upon
development of the site in accord with UDC 11-3A-21.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.01F)
There are no existing residential properties in close proximity to this site.
• "Require common area in all subdivisions." (3.07.02F)
The proposed plat depicts a total of 8.97 acres (or 17.101o) of qualified open space in accord
with the requirements listed in UDC11-3G-3.
• "Develop pathways to connect Meridian with Boise, Nampa, Kuna, and Eagle." (6.01.02C)
A segment of the City's multi -use pathway system is designated on the Master Pathways Plan
on this site along the Williams Northwest pipeline which will connect to the future pathway in
Biltmore Estates Subdivision to the north and eventually be extended to the southeast and
connect to pathways in other jurisdictions.
• "Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets). (3.03.020)
The proposed plat depicts an extension of W. Harris Street, a collector street, from the
northeast to the west boundary of the site and a north/south collector street along the
northern portion of the west boundary of the site. Stub streets are proposed to the south, west
and east for future extension and interconnectivity.
The proposed development plan is consistent with the vision of the Comprehensive Plan in regard to
land use, density, transportation and pedestrian connectivity for this area.
VI. UNIFIED DEVELOPMENT CODE ANALYSIS UD
History: A preliminary plat was approved for this property in 2015 consisting of 120 buildable lots. A
subsequent preliminary plat was approved in 2018 which decreased buildable lot sizes and increased
the number of buildable lots by 16 to 136; this entitlement is still valid.
A. Development Agreement (DA) Modification:
The applicant requests a modification to the existing development agreement (Inst. #2015-
112095, amended Inst. #2018-086664) to increase the number of single-family residential
buildable lots from 136 to 200 and the qualified open space from 8.85 to 8.97 acres; the number
of multi -family buildable lots and apartments are proposed to stay the same at 2 and 224 units
respectively.
The previous gross density of the single-family residential portion was 3.23 units per acre
compared to 4.9 units per acre currently proposed; the density of the multi -family portion is the
same at 14.18 units per acre. The proposed increase in density is still consistent with that desired
in the MDR FLUM designation.
The previous development plan included a 1,720 linear foot segment of the City's 10 -foot wide
multi -use pathway in a linear open space area bisecting the site where the William's Pipeline is
Page 6
located, a children's play structure and yard shuffleboard as amenities. The proposed plan still
includes a multi -use pathway and children's play structure but the yard shuffleboard has been
removed and a community swimming pool is proposed as an upgraded amenity.
The access and interconnectivity proposed to adjacent parcels with the proposed plan is
substantially the same as the previous plan.
The current provisions of the DA are included in Section VIII.A.1 along with the Applicant's
proposed changes in strike-out/underline format. Proposed changes consist of updating the lot
counts and open space area and updating Lot and Block numbers consistent with the proposed
plat. Staff also recommends a couple of other minor modifications as noted. The existing plat in
Section VIII.A.1 should be updated with the proposed plat in Section VIII.A.2 if the MDA is
approved by City Council.
When approved, the amended DA is required to be signed by the property owner(s)/developer
and returned to the City within 6 months of the Council granting the modification.
B. Preliminary Plat:
The proposed plat consists of 200 single-family residential buildable lots, 2 multi -family
buildable lots, 14 common lots, 3 common driveway lots, 1 park lot that may be a portion of a
future City neighborhood park and 1 City well lot on 52.46 acres of land in the R-8 (medium
density residential) and R-40 (high density residential) zoning districts. Proposed single-family
residential lots range in size from 4,200 to 9,600 square feet (s.f.) with an average lot size of
4,692 s.f. and a gross density of 4.89 units/acre.
The single-family portion of the plat is proposed to develop in 3 phases as shown on the phasing
plan on Sheet PP -1 of the plat; the multi -family portion and linear open space where the
pipeline easement is located should be depicted as the fourth phase. Staff recommends the
boundary of Phase 1 is modified to include the street buffer and sidewalk along W. Harris
St. on Lot 29, Block 3.
Existing Structures/Site Improvements:
There are no existing structures or site improvements on this property.
Proposed Use Analysis:
Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district;
and multi -family developments are listed as a conditional use in the R-40 zoning district per UDC
Table 11-2A-2: Allowed Uses, subject to the specific use standards listed in UDC 11-4-3-27.
Specific Use Standards (UDC 11-4-3):
Single-family residential: None
Multi -family residential: The proposed multi -family development is required to comply with the
specific use standards listed in UDC (11-4-3-27). The project will be reviewed for consistency
with these standards upon submittal of a detailed development plan with a future conditional use
permit application.
Dimensional Standards (UDC LL -2:
R-8 district: (UDC Table 11-2A-6); R-40 district: (UDC Table 11-2A-8)
The property sizes and street frontages of the proposed single-family lots and width of street
buffers comply with the aforementioned minimum dimensional standards; future development
should comply with the minimum building setbacks and maximum building height standards of
the applicable district.
Page 7
Subdivision Design and Improvement Standards (UDC 11-6C-3)
Development of the subdivision is required to comply with the subdivision design and
improvement standards listed in UDC 11-6C-3, including but not limited to streets, common
driveways, driveways, and block face.
There are three common driveways proposed; such driveways should be constructed in accord
with the standards listed in UDC 11 -6C -3D. An exhibit should be submitted with the final plat
application that depicts the setbacks, fencing, building envelope, and orientation of the lots
and structures accessed via the common driveway; if a property abuts a common driveway
but has the required minimum street frontage and is taking access via the public street, the
driveway should be depicted on the opposite side of the shared property line from the
common driveway.
Access (UDC 11 -3A -3,11 -3H -
Access is proposed via the extension of W. Harris Street, a collector street, at the northeast corner
of the site, which is proposed to stub to the project's west boundary. A collector street is also
planned along the northern half of the project's west boundary consistent with the Master Street
Map; this street is proposed as an ACHD right-of-way easement with this plat since it is part of
the approved preliminary plat for Brundage Estates. The northern portion of the collector street is
required to be constructed prior to platting the I01't lot as ACHD Policy Manual only allows 100
homes on one point ofpublic street access.
Public stub streets are proposed at the south and east boundaries of the site for future extension
and neighborhood interconnectivity. Two (2) driveway connections are proposed between the
single-family and multi -family portions of the development for interconnectivity. A driveway
should be provided at the east boundary of the multi -family development in alignment with
that proposed in the adjacent development to the east (i.e. Stapleton Subdivision) for
emergency access; a cross -access easement should be granted to that property and a
recorded copy submitted to the City prior to signature on the final plat that contains Lot 28,
Block 3.
Parking (UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-6 for single-family detached dwellings based on the number of bedrooms per unit. Future
development should comply with these standards.
Pathways (UDC 11-3A-8):
A 10' wide multi -use pathway is proposed within the Williams Northwest Pipeline easement on
Lot 27C, Block 3 consistent with the Pathways Master Plan between the single-family and multi-
family developments. Construction of the pathway should comply with the standards listed in
UDC 11-3A-8. Staff recommends a pedestrian connection is provided to the multi -use
pathway within the pipeline easement through the middle of Blocks 2 and 3 in general
alignment with S. Redwater Ave.
A 14 -foot wide recreational pathway easement is required to be provided for the multi -use
pathway within Lot 27C, Block 3 and Lot 2C, Block 9. The applicant shall coordinate with
Kim Warren, Park's Department (208-888-3579), on the location of the easement. The
easement shall be submitted to the Planning Division for approval by the City Council and
subsequent recordation, prior to signature on the final plat by the City Engineer.
Sidewalks (UDC 11-3A-1 :
Detached sidewalks are proposed throughout the development in accord with the standards listed
in UDC 11-3A-17.
Page 8
Parkways (UDC 11-3A-1 :
Eight -foot wide parkways are proposed adjacent to all local and collector streets in accord with
the standards listed in UDC 11-3A-17.
Landscaping (UDC 11-3B):
A 20 -foot wide street buffer is required adjacent to all collector streets, landscaped per the
standards listed in UDC 11 -3B -7C: the street buffer in the R-40 district on the multi -family
portion of the development is required to be placed in a common lot as set forth in UDC 11-
3B-7C.2a and landscaped in accord with the aforementioned standards.
Parkways are required to be constructed in accord with the standards listed in UDC 11 -3A -17E
and landscaped in accord with the standards listed in UDC 11 -3B -7C. The total lineal feet of
parkways and required vs. proposed trees should be included in the Landscape Calculations
table on the landscape plan.
Landscaping is required along all pathways in accord with the standards listed in UDC 11 -3B -
12C. Because trees are prohibited within the Williams Northwest Pipeline easement on Lot 27C,
Block 3 and Lot 2C, Block 9, the Applicant applied for and received approval of Alternative
Compliance to these standards with H-2018-0054. This approval does not expire.
Common open space is required to be landscaped in accord with the standards listed in UDC 11-
3G -3E. Because trees are prohibited within the Williams Northwest Pipeline easement on Lot
27C, Block 3 and Lot 2C, Block 9, the Applicant applied for and received approval of Alternative
Compliance to these standards with H-2018-0054. This approval does not expire.
Qualified Open Space (UDC 11-3G1:
A minimum of 10% qualified open space meeting the standards listed in UDC 11 -3G -3B is
required. The Applicant proposes 17.10% (or 8.97 acres) of qualified open space consisting of
the following: a 75' x 1,720' linear open space where the William's Pipeline is located, collector
street buffers, parkways along internal local streets, internal common areas over 50' x 100' in
area and a 1.69 acre common area on the north side of W. Harris St. planned for a possible future
City neighborhood park (see open space exhibit in Section VIII.D). The proposed qualified open
space meets and exceeds the minimum UDC standards.
The common area (Lot 2, Block 10) that may be a future City park is intended to be included with
common area in adjacent developments (i.e. Biltmore Estates and Brundage Estates) and
consolidated for a City neighborhood park; this area is proposed to be graded and improved with
sprinklers, trees and grass by the Developer.
Qualified Site Amenities (UDC 11-3
Based on the area of the proposed plat (52.46 acres), a minimum of 2 qualified site amenities are
required to be provided per the standards listed in UDC 11 -3G -3C. The Applicant proposes a
1,720 ft. long segment of the City's multi -use pathway system, a children's play structure and
swimming pool facility as amenities, which exceed the minimum UDC standards. A detail of the
children's play structure should be submitted with the final plat application.
Waterways (UDC 11-3A_u
The Sundell Lateral bisects this site. The Applicant's narrative states the Developer proposes to
relocate and pipe the facility with 36 inch water class DR51/Class 80 pipe; construction plans
have been approved by the Boise Project Board of Control and the Bureau of Reclamation.
The Tumbler/Carlson Lateral runs along the east boundary of the site and is proposed to be piped
in its historical alignment.
Page 9
Fencing (UDC 11 -3A -6,11-3A- •
Fencing abutting pathways and common open lots not entirely visible from a public street is
restricted as set forth in UDC 11 -3A -7A.7; where open vision fencing is proposed, it must not
restrict or impede vision or sight through the fence by more than 20% per UDC 11 -1A -I.
Six-foot tall vinyl lattice fence is proposed along the rear of building lots adjacent to the pipeline
easement on Lot 27C, Block 3 and adjacent to common lots with micro -paths. Six-foot tall vinyl
fence is proposed at the back edge of street buffers and adjacent to common areas visible from a
public street.
Utilities (UDC 11-3A-21):
Central sewer is provided to the site by extension of an 8 inch main line from Biltmore Estates
subdivision. Water service is available to the site with by extension of a 12 inch water main
installed by the City in Harris Street and the connection to Well No. 32 as a secondary source.
The project will be served by the pressure irrigation pump station constructed adjacent to the
Tumbler Lateral, which also provides pressure irrigation water to Biltmore Estates.
Well Lot: The applicant has provided the City with a lease on a parcel of land within Lot 1,
Block 9 of the development for a future city well. The well lot shall be created and deeded to
the city at the time of final platting.
Williams Northwest Pipeline: A 75 -foot easement for the Williams Northwest Pipeline
Corporation bisects this site. All development within the easement must adhere to the most
current standards in the Williams Gas Pipeline Developers' Handbook.
Building Elevations (UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevations were submitted, included in Section VIII.E, that depict 2 -story
homes in a variety of styles and materials with stone/brick veneer accents. Design review is not
required for single-family detached homes.
Because the rear and/or sides of homes abutting the collector streets (W. Harris St. and S.
Oakbriar Way) on Lots 2-15, Block I and Lots 2-13, Block 5 will be highly visible, Staff
recommends these elevations incorporate articulation through changes in two or more of
the following: modulation (e.g. projections, recesses, step -backs, pop -outs), bays, banding,
porches, balconies, material types, or other integrated architectural elements to break up
monotonous wall planes and roof lines that are visible from the subject public street. Single -
story structures are exempt from this requirement.
VII. DECISION
A. Staff:
Staff recommends approval of the requested modification to the Development Agreement with
the revisions noted in Section VIIIA; and approval of the preliminary plat with the conditions
noted in Section IX.A per the Findings in Section X.
B. The Meridian Plannine & Zonine Commission heard these items on February 6. 2020. At the
public hearing, the Commission moved to recommend approval of the subject PP request.
1. Summary of Commission public hearing_
a. In favor: Becky McKay, Applicant's Representative; Cody Stoeger, L2 Construction
b. In opposition: Jennifer Pedrali
C. Commenting: Monica Bronson
d. Written testimony: Becky McKay, Applicant's Representative
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
Page 10
2. Key issue(s) of public testimony
a. Annlicant reauested a change to condition #A.10 in Section IX to allow the well lot to
be dedicated to the City after recording of the final plat instead of at the time of final
platting;
b. Not in favor of the proposed increase in density due to there already being a lot of traffic
in the area and school overcrowding and belief that impact fees ar too low to support all
the development in Meridian;
C. Ms. Laidlaw requests Developer install a 6' tall fence on top of a berm across the entire
southern end of the development adjoining her property to ensure crops on her property
won't be ruined due to trespassing and that an underground pipe is installed to
accommodate drainage from her property to replace the existing ditch that runs across
this site that serves that purpose (4pplicant agreed to install fencing as requested and
hashed the Sundall Lateral on her property with a 36"pipe all the way up to the
north
d. Concern pertaining to safety of the W. Harris St. access to Meridian Rd. and more traffic
generated from the proposed development — feels traffic light should be installed soon.
3. Ke,, ids) of discussion by Commission:
a. Concern pertaining to the Fire Dept. emergency response time to the site in the event of
an emergency (can't meet response time goals);
b. Applicant's request to change the timing for dedication of the well lot to the cites
C. Preference for the greenbelt pathway to be constructed prior to the apartments and last
phase of development as currently proposed;
d. Concern pertaining to one main access to the site via W. Harris St. from S. Meridian
Rd./SH-69, timing of improvements to W. Harris St. with the development of Stapleton
Subdivision to the east, and safety concerns and timing for installation of a traffic signal
at the Harris/SH-69 intersection; and,
e. Impact of the proposed development on area schools and the absence of comments from
WASD.
4. Commission change(s) to Staff recommendation:
a. Modify condition #A.10 in Section IX to allow the well lot to be dedicated to the City
after recording of the final plat instead of at the time of final platting;
b. Include a condition for the multi -use pathway and associated linear open space to be
constructed at the end of phase 2 rather than with the last phase of development (see DA
provision #5.1m. in Section VIII).
5. Outstandingissue(s) ssue(s) for City Council:
a. The Commission recommended the multi -use pathway and associated linear open space
where the Northwest Gas Pipeline is located be constructed at the end of Phase 2 — this
is problematic because the boundary of Phase 2 doesn't touch any portion of the
pathway, therefore, the lot can't be included in Phase 2.
VIII. EXHIBITS
A. Existing Development Agreement Provisions & Preliminary Plat (dated: 5/8/18)
(Applicant's proposed changes shown in strike-out/underline format; staff's recommended
changes shown in bold strike-out/underline format)
Section 5: CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5. 1. Owner/Developer shall develop the Property in accordance with the following special
conditions:
Page 11
a. Direct lot access to W. Harris Street and the north/south street along the west boundary,
both collector streets, is prohibited in accord with UDC 11-3A-3, except for Lot -229, Block
23 (the multi -family lot) which shall be allowed one access via W. Harris Street.
b. Future development of this site shall be generally consistent with the preliminary plat,
phasing plan and building elevations for the single-family homes depicted in the revisions
noted in the staff report attached to the Findings of Fact and Conclusions of Law herein
attached as Exhibit "A".
c. A conditional use permit is required to be obtained for the multi -family development in the
R-40 zoning district, per UDC Table 11-2A-2.
d. A Certificate of Zoning Compliance and Design Review application is required to be
submitted for approval of the site design and structures proposed within the multi -family
portion of the development; these applications can be submitted concurrently a ter
conditional use permit approval is obtained.
e. Design and building materials of the future multi -family structures shall be compatible with
and include design elements consistent with that of the single-family dwellings and comply
with the design standards listed in UDC 11-3A-19 and in the Architectural Standards
Manual (or any updated version(s) thereof) in effect at the time of application for
Certificate of Zoning Compliance.
£ The multi -family development should incorporate high quality architectural design and
materials and thoughtful site design to ensure quality of place and incorporation of
connectivity with adjacent uses and area pathways, attractive landscaping and individual
project identity as set forth in the Comprehensive Plan.
g. The rear and/or sides of home elevations that face W. Harris Street and the future
north/south collector street along the west boundary of the site shall incorporate articulation
through changes in two or more of the following: modulation (e.g. projections, recesses,
step -backs, pop -outs), bays, banding, porches, balconies, material types, or other integrated
architectural elements to break up monotonous wall planes and roof lines that are visible
from the public street. Single -story structures are exempt from this requirement.
h. A 10 -foot wide multi -use pathway shall be constructed within the 75 -foot wide Williams
Pipeline easement (Lot -327C, Block -23 and Lot 2C, Block 9) that runs through this site
as depicted on the landscape plan in accord with the Pathways Master Plan.
i. The developer shall provide a minimum of 8-.858.97 acres (or 16.8717.1%) of qualified
open space within the development as shown on the preliminary plat in accord with the
standards listed in UDC 11 -3G -3B.
j. All development within the 75 -foot wide Williams pipeline easement shall adhere to the
most current standards contained in the Williams Gas Pipeline Developers' Handbook.
k. The 1.69 acres included in Lot 4-20, Block 4-9 shall be dedicated to the City in the future
for a City Park. This lot is proposed to be combined with additional land in Biltmore Estates
Subdivision to the northwest and the future development to the west on the Centers'
property to total a minimum of 7 acres. If City Council determines a public park is not
preferred in this development, the 1.7769 acres shall be private open space.
1. Signage is required to be installed on the multi -family portion of the site and information
shall be included in the marketing material for the single-family development announcing
the future development of apartments on the site.
Page 12
m. The multi -use pathway and associated linear open space in Lot 27C, Block 3 shall be
constructed at the end of Phase 2.
NOTE: Existing plan above to be replaced with the new preliminary plat in Exhibit A.2
Page 13
A
PRE R
B. Preliminary Plat & Phasing Plan (date: 1/31/20)
GBAYCLIFF ESTATES SUBDIVISION
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Page 19
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IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. The existing Development Agreement (Inst. (Inst. #2015-112095, amended Inst.
#2018-086664) shall be revised consistent with the modifications noted in Section
VIIIA and the updated preliminary plat and phasing plan, landscape plan and
conceptual building elevations in Section VIII.
2. The preliminary plat included in Section VIII.A.2, dated 1/31/20, shall be revised as follows:
a. Include the Block number (i.e. 9) for Lots 1 and 2C on the north side of W. Harris St.
b. The multi -family residential portion of the site (Lots 28-29, Block 3) shall be depicted on
the phasing plan as the fourth phase of development.
c. A minimum 20 -foot wide common lot is required for the street buffer along W. Harris St.
on Lot 29, Block 3.
d. The boundary of Phase 1 shall include the 20 -foot wide street buffer along W. Harris St.
on Lot 29, Block 3.
e. A 15 -foot wide common lot for a pedestrian pathway shall be provided through the
middle of Blocks 2 and 3 in general alignment with S. Redwater Ave.
A revised plan showing these changes shall be submitted prior to the City Council hearing.
3. The landscape plan included in Section VIII.A.3, dated 9/6/19, shall be revised as follows:
a. Revise the lot and block numbers consistent with that shown on the preliminary plat as
follows: Block 9 should be 8; Block 8 should be 3; Lot 20, Block 8 should be Lot 27C,
Block 3; and Block 10 should be 9.
b. A driveway shall be provided at the east boundary of the multi -family portion of the
development in alignment with that proposed in the adjacent development to the east (i.e.
Stapleton Subdivision) for emergency access only.
c. The street buffer on the R-40 zoned multi -family portion of the development is required
to be placed in a common lot as set forth in UDC 11-3B-7C.2a and landscaped in accord
with the standards listed in UDC 11 -3B -7C.
d. The total lineal feet of parkways shall be included in the Landscape Calculations table for
the residential subdivision trees demonstrating compliance with the standards listed in
UDC 11 -3A -17E and UDC 11 -3B -7C.
e. Fencing abutting pathways and common open lots not entirely visible from a public street
is restricted as set forth in UDC 11 -3A -7A.7. Where open vision lattice top fencing is
proposed and open vision fencing is required, it must not restrict or impede vision or
sight through the fence by more than 20% per UDC 11-1A-1 "fence, open vision";
fencing detail(s) shall reflect compliance with this standard.
f. The color landscape plan rendering incorrectly calls out 6 -foot tall solid vinyl fencing at
the rear of building lots adjacent to the pipeline easement on Lot 27C, Block 3 although
the fencing symbol in the Plant Palette correctly depicts 6' open vision lattice top vinyl
fence. Note: Open vision fencing where required should not restrict or impede vision or
sight through thefence by more than 20%per UDC 11 -IA -1.
Page 21
g. A 15 -foot wide common lot containing a minimum 5 -foot wide pedestrian pathway with
5 -foot wide landscape strips on each side shall be provided through the middle of Blocks
2 and 3 in general alignment with S. Redwater Ave.; landscaping shall be depicted in
accord with the standards listed in UDC 11 -3B -12C.
4. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-6 for the R-8 zoning district and UDC Table 11-2A-8 for the R-40 zoning
district as applicable.
5. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit.
Parking for the multi family development will be reviewed with the subsequent conditional
use permit.
An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing,
building envelope, and orientation of the lots and structures accessed via the common
driveway; if a property abuts a common driveway but has the required minimum street
frontage and is taking access via the public street, the driveway shall be depicted on the
opposite side of the shared property line from the common driveway as set forth in UDC 11-
6C -3D.
7. A detail of the children's play structure shall be submitted with the final plat application.
8. The rear and/or side elevations of homes abutting the collector streets (W. Harris St. and S.
Oakbriar Way) on Lots 2-15, Block 1 and Lots 2-13, Block 5 shall incorporate articulation
through changes in two or more of the following: modulation (e.g. projections, recesses, step -
backs, pop -outs), bays, banding, porches, balconies, material types, or other integrated
architectural elements to break up monotonous wall planes and roof lines that are visible from
the subject public street. Single -story structures are exempt from this requirement.
9. All development within the Williams Northwest Pipeline easement must adhere to the most
current standards in the Williams Gas Pipeline Developers' Handbook.
10. The well lot (Lot 1, Block 9) shall be created and deeded to the city a4 the time of final
plug after recording of the final plat.
11. A cross -access easement shall be granted to the property east of the proposed multi -family
development (i.e. Stapleton Subdivision) for emergency access; a recorded copy of the
easement shall be submitted to the City prior to signature on the final plat that contains Lot
28, Block 3.
12. A 14 -foot wide recreational pathway easement is required to be provided for the multi -use
pathway within Lot 27C, Block 3 and Lot 2C, Block 9. The applicant shall coordinate with
Kim Warren, Park's Department (208-888-3579), on the location of the easement. The
easement shall be submitted to the Planning Division for approval by the City Council and
subsequent recordation, prior to signature on the final plat by the City Engineer.
13. Alternative compliance was previously approved with H-2018-0054 to the standards listed in
UDC 11 -3B -12C for the landscaping (trees) required adjacent to the multi -use pathway; and
to the standards listed in UDC 11 -3G -3E.2 for the common open space landscaping (1
deciduous tree per 8,000 square feet of common area) required within the Williams Pipeline
easement on Lot 2C, Block 9 and Lot 27C, Block 3. A total of 35 additional trees shall be
provided within the development (or within another City park as determined
appropriate by the Planning Division and Park's Department) based on the calculations
provided.
Page 22
14. A Certificate of Zoning Compliance and Design Review application is required to be
submitted and approved by the Planning Division for the swimming pool facility prior to
submittal of a building permit application for such.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 There are concerns that the development only has one connection to the city water system.
This concern will eventually be eliminated by the development to the east and south
connecting to Meridian and Amity, creating a dual connection. The water mainlines in West
Harris Street, South Graycliff Way, South Colditz Way and West Wilton Woods Street must
be 12" in order to eliminate the proposed main line in South Oakbriar Way. Applicant shall
also provide a water mainline easement to the parcel to the northeast across Williams
Pipeline to the future multi -family lots.
1.2 Distance between manholes cannot exceed 400'. Distance between manholes on S. Graycliff
Way exceeds this requirement.
1.3 Temporary sewer dead ends require either a cleanout or a manhole. Add one of these to the
south end of South Bear Claw Ave and east end of W. Lyra St.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the 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 water/sewer mains outside of public
right of way (include all water services and hydrants). The easement widths shall be 20 -feet
wide for a single utility, or 30 -feet wide for two. 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 shall be required. If a
single -point connection is utilized, the developer will be responsible for the payment of
assessments for the common areas prior to prior to receiving development plan approval.
Page 23
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, road base approved by the Ada County Highway District and the Final Plat for
this subdivision shall be recorded, prior to applying for 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.
Page 24
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.
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, water 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.
C. FIRE DEPARTMENT
https:11web1ink. meridiancity. org/WebLink/Doc View. aspx?id=179993&dbid= 0&repo=MeridianC
hty
D. POLICE DEPARTMENT
No comments were received.
E. PARK'S DEPARTMENT
No comments were received.
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
https: //weblink. meridiancioy. orglWebLinkIDocView. aspx?id=180781 &dbid= 0&repo=MeridianC
hty
G. BOISE PROJECT BOARD OF CONTROL
https:11web1ink. meridianciby. org/WebLink/Doc View. aspx?id=180700&dbid= 0&repo=MeridianC
i &cr-- 1
H. CENTRAL DISTRICT HEALTH DEPARTMENT
https: //weblink. meridiancioy. org/WebLink/Doc View. aspx?id=180512&dbid= 0&repo=MeridianC
Lty
Page 25
I. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
https:llweblink. meridianciV. orylWebLink1DocView. aspx?id=180403&dbid= 0&repo= Meridian C
iv
J. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https: //weblink. meridiancity. org/WebLink/Doc View. aspx?id=182866&dbid= 0&repo=Me
ridianCity
K. WEST ADA SCHOOL DISTRICT (WASD)
https: llweblink. meridianciU. oLglWebLink/Doc View. aspx?id=183065&dbid= 0&re2o=MeridianC
Lty
X. FINDINGS
A. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed plat with Staff's recommendations is in substantial
compliance with the adopted Comprehensive Plan in regard to land use, density, transportation,
and pedestrian connectivity. Please see Comprehensive Plan Policies in, Section V of this
report for more information.
Public services are available or can be made available and are adequate to accommodate
the proposed development;
The Commission finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, the Commission finds that the subdivision will not require the expenditure of
capital improvement funds.
4. There is public financial capability of supporting services for the proposed development;
The Commission finds there is public financial capability of supporting services for the
proposed development based upon comments from the public service providers (i.e., Police,
Fire, ACHD, etc.). (See Section IX for more information)
5. The development will not be detrimental to the public health, safety or general welfare;
and,
The Commission is not aware of any health, safety, or environmental problems associated
with the platting of this property. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any significant natural, scenic or historic features that exist
on this site that require preserving.
Page 26