Graycliff Estates (MDA-H-2019-0129) Second Addendum to Development Agreement( 2020-066784) ADA COUNTY RECORDER Phil McGrane 2020-066784
BOISE IDAHO Pgs=36 CHE FOWLER 06/04/2020 11:44 AM
CITY OF MERIDIAN, IDAHO NO FEE
SECOND EN U TO DEVELOPMENT AGREEMENT
PARTIES: 1. City of Meridian
2. Star Development, Inc., Owner/Developer
THIS ADDENDUM TO DEVELOPMENT AGREEMENT is dated this — day
of , 2020, ("ADDENDUM"),by and between City of Meridian, a municipal
corporation of the State of Idaho("CITY"),whose address is 33 E.Broadway Avenue,Meridian,Idaho
83642 and Star Development Inc., ("OWNEWDEVELOPER"), whose address is PO Box 518,
Meridian, Idaho 83680.
RECITALS
A. CITY and OWNER/DEVELOPER entered into that certain Development
Agreement that was recorded on December 9, 2015 in the real property records of Ada County as
Instrument No. 2015-112095 ("DEVELOPMENT AGREEMENT") and the Addendum to
Development Agreement that was recorded on September 12,2018 in the real property records of Ada
County as Instrument No. 2019-086664 ("ADDENDUM TO DEVELOPMENT AGREEMENT").
B. CITY and OWNER/DEVELOPER now desire to amend the Development
Agreement,which terms have been approved by the Meridian City Council in accordance with Idaho
Code Section 67-6511.
NOW, THEREFORE, in consideration of the covenants and conditions set forth
herein,the parties agree as follows:
1. OWNER/DEVELOPER shall be bound by the terms of the Development Agreement recorded
in the records of Ada County as Instrument No. 2015-112095 and the Addendum to
Development Agreement, Inst ument No. 2019-086664 except as follows:
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 29,
Block 3 (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 l l-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-
Page 1 of 4
family portion of the development;these applications can be submitted concurrently
after 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.
f. 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
front this requirement.
h. A 10-foot wide multi-use pathway shall be constructed within the 75-foot wide
Williams Pipeline easement(Lot 27C,Block 3 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 8.97 acres (or 17.10/0) 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 2C,Block 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 1.69 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.
in. The multi-use pathway and associated linear open space in Lot 27C,Block 3 shall be
constructed prior to issuance of the first Certificate of Occupancy in Phase 3.
SECOND ADDENDUM TO DEVELOPMENT AGREEMENT GRAYCLIFF ESTATES MDA H 2O19-0129
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Meridian City Council Meeting Agenda June 2,2020— Page 179 of 263
2. That Owner/Developer agrees to abide by all ordinances of the City of Meridian and the Property
shall be subject to de-annexation if the Owner/Developer,or their assigns,heirs,or successor shall not
meet the conditions of this Addendum,and the Ordinances of the City of Meridian as herein provided.
3. This Addendum shall be binding upon and insure to the benefit of the parties' respective heirs,
successors, assigns and personal representatives, including City's corporate authorities and their
successors in office. This Addendum shall be binding on the Owner/Developer of the Property,each
subsequent owner and any other person(s)acquiring an interest in the Property. Nothing herein shall in
any way prevent sale or alienation of the Property, or portions thereof, except that any sale or
alienation shall be subject to the provisions hereon and any successor owner or owners shall be both
benefited and bound by the conditions and restrictions herein expressed. City agrees, upon written
request of Owner/Developer, to execute appropriate and recordable evidence of termination of this
Addendum if City,in its sole and reasonable discretion,had determined that Owner/Developer have
fully performed its obligations under this Addendum.
4. If any provision of this Addendum is held not valid by a court of competent jurisdiction,such
provision shall be deemed to be excised from this Addendum and the invalidity thereof shall not affect
any of the other provisions contained herein.
5. This Addendum sets forth all promises, inducements, agreements, condition, and
understandings between Owner/Developer and City relative to the subject matter herein,and there are
no promises, agreements, conditions or under-standing, either oral or written, express or implied,
between Owner/Developer and City, other than as are stated herein. Except as herein otherwise
provided,no subsequent alteration,amendment,change or addition to this Addendum shall be binding
upon the parties hereto unless reduced to writing and signed by them or their successors in interest or
their assigns, and pursuant,with respect to City,to a duly adopted ordinance or resolution of City.
a. Except as herein provided, no condition governing the uses and/or conditions
governing development of the subject Property herein provided for can be modified
or amended within the approval of the City Council after the City has conducted
public hearing(s) in accordance with the notice provisions provided for a zoning
designation and/or amendment in force at the time of the proposed amendment.
6. This Addendum shall be effective as of the date herein above written.
7. Except as amended by the Addendum,all terms of the previous Agreements shalt remain in full
force and effect.
SECOND ADDENDUM TO DEVELOPMENT AGREEMENT GRAYCLIFF ESTATES MDA H 2O19-0129
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Meridian City Council Meeting Agenda June 2,2020— Page 178 of 263
ACKNOWLEDGMENTS
IN WITNESS WHEREOF,the parties have herein executed this agreement and made it
effective as hereinabove provided.
OWNER/DEVELOPER:
Star Development, Inc.
By:le e
CITY OF MERIDIAN ATTEST:
By:
Mayor Robert E. Simison Chris Johnson, City Clerk
STATE OF IDAHO )
ss:
County of Ada, )
-+h �n
On this O day of l Y ,o� ,2020,before me,the undersigned,a Notary Public in and for said State,
personally appeared Lee- Can ,known or identified to me to be the Ptdc,J-11-rt-}—
of Star Development,Inc.,and acknowledged to me that he executed the same on behalf of said Corporation.
IN WITNESS W1J.KA yQF,I have hereunto set my hand and affixed my official seal the day and year in this
certificate first above
(SEAL)
NOTq
N&4ry Public for Id6o
N t�.o �•� ; Residing at: � ..
1C ' ? My Commission Expires: i i u i-l
STATE OF MAHN, O
F?IMANo,,,,,,,.
'0�'''aad uuHN.
County of Ada )
On this 2nd day of June ,2020,before me,a Notary Public,personally appeared Robert E.
Simison and Chris Johnson,know or identified to me to be the Mayor and Clerk,respectively,of the City of Meridian,
who executed the instrument or the person that executed the instrument on behalf of said City,and acknowledged to me that
such City executed the same.
IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this
certificate first above written.
(SEAL) Notary Public for Idaho
Residing at: Meridian,Idaho
Commission expires: 3-28-2022
SECOND ADDENDUM TO DEVELOPMENT AGREEMENT GRAYCLIFF ESTATES MDA H 2O19-0129
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Meridian City Council Meeting Agenda June 2,2020— Page 180 of 263
EXHIBIT A
CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW V IDIAN- -
AND DECISION& ORDER A H O
C�
In the Matter of the Request for Modification to the Existing Development Agreement(Iust.#2015-
112095, amended Inst.#2018-086664)to Update the Development Plan for the Site Consistent with
the Preliminary Plat and Conceptual Building Elevations; and Preliminary Plat Consisting of 202
Buildable Lots, 15 Common Lots and 4 Other Lots on 52.46 Acres of Land in the R-8 and R-40
Zoning Districts for Graycliff Estates Subdivision,by Star Development,Inc.
Case No(s).H-2019-0129
For the City Council Hearing Date of: March 10 and 17,2020(Findings on April 7, 2020)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of March 17, 2020, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of March 17,2020, incorporated by
reference)
3. Application and Property Facts(see attached Staff Report for the hearing date of March 17, 2020,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of March 17,2020,incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian,which was adopted April 19,2011, Resolution No. 11-7 84 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
Community Development Department,the Public Works Department and any affected party
requesting notice.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR GRAYCLIFF ESTATES-MDA,PP H-2019-0129 - 1 -
hP�di�li P@g@ 26J @#866
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of March 17,2020, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that:
1. The applicant's request for a modification to the development agreement and preliminary plat is
hereby approved per the provisions in the Staff Report for the hearing date of March 17, 2020,
attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 11-
6B-7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six(6)months of the city council granting the
modification.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR GRAYCLIFF ESTATES—MDA,PP H-2019-0129 -2-
Meridian City Council Meeting Agenda 9yunibp — papowaffNB
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight(28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight(28)days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67,Idaho Code.
F. Attached: Staff Report for the hearing date of March 17, 2020
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR GRAYCLIFF ESTATES—MDA,PP H-2019-0129 -3 -
Meridian City Council Meeting Agenda 9yunibp — P �lasaffE
By action of the City Council at its regular meeting held on the 7th day of April
2020.
COUNCIL PRESIDENT TREG BERNT VOTED AYE
COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED AYE
COUNCIL MEMBER JESSICA PERREAULT VOTED AYE
COUNCIL MEMBER LUKE CAVENER VOTED AYE
COUNCIL MEMBER JOE BORTON VOTED AYE
COUNCIL MEMBER LIZ STRADER VOTED AYE
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
1 Robert E. Simison,Mayor
Attest:
Chris Johnson
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 4-7-2020
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR GRAYCLIFF ESTATES—MDA,PP H-2019-0129 -4-
Meridian City Council Meeting Agenda June 2,2020— Page 184 of 263
EXHIBIT A
STAFF REPORT E COMMUNITY
N ---
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING March 17,2020
Legend
DATE: Continued from: 3/10/2020 ( j
II��++''Proje�- Loc a=ten
TO: Mayor&City Council
FROM: Sonya Allen,Associate Planner
208-884-5533
Bruce Freckleton,Development
Services Manager
208-887-2211
SUBJECT: H-2019-0129
1 ,
Graycliff Estates
I I
I kt I
LOCATION: Southwest of W. Harris St. and S. r
Meridian Rd. (Parcel#51225418957; SE -----, x
- ----- -----
%4 of Section 25,T.3N.,R.1W.)
I. PROJECT DESCRIPTION
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
Description Details Page
Acreage 52.46
Existing/Proposed Zoning R-8 and R-40(existing)
Future Land Use Designation Medium Density Residential(MDR)&High Density
Residential(HDR)
Existing Land Use(s) Agricultural
Proposed Land Use(s) Single-family(SFR)&multi-family residential(MFR)
Lots(#and type;bldg./common) 202 SFR buildable lots,2 MFR buildable lots, 15 common
lots and 4 other(3 common driveway and 1 well)lots
Phasing Plan(#of phases) Yes—3 phases(SFR portion)
Number of Residential Units(type 200 detached SFR homes;224 MFR apartments
of units)
Density(gross&net) 4.9(SFR)and 14.18(MFR)
Open Space(acres,total 8.97 acres(or 17.1%)
[%]/buffer/qualified)
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Meridian City Council Meeting Agenda N1ItmitP — P �l�mffffi3
Description Details I Page
Amenities Multi-use pathway,swimming pool,children's play
structure
Public Amenities:possible neighborhood park and well lot
Physical Features(waterways, The Sundall Lateral bisects site and the Tumbler/Carlson
hazards,flood plain,hillside) Lateral runs along east boundary
Neighborhood meeting date;#of 10/23/19; 8 attendees
attendees:
History(previous approvals) 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]
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Not yet
• Requires ACHD Commission No
Action es/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-
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 Capacity Miles
Capacity of Schools ** (Dev.to school)
#of Students Enrolled Mary McPherson Elementary 551 625 1.5
Victory Middle School 971 1000 1.7
Meridian High School 1994 2400 4.5
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Meridian City Council Meeting Agenda NmitP — P auenE tfm
Description Details Page
Wastewater
• Distance to Sewer Services Directly adjacent
• Sewer Shed South Black Cat Trunk Shed
• Estimated Project Sewer 202 SFR building; 15 common;and 4 other lots
ERU's
• WRRF Declining Balance 13.81
• Project Consistent with WW Applicant is requesting to increase the number of SF units
Master Plan/Facility Plan 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.
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Meridian City Council Meeting Agenda NmitP — P �lw ffm
C. Project Area Maps
Future Land Use Map Aerial Map
Legend i 0 fLegend
Residential-
High Densit+r
ResideX. ° -
iigh
Nmedium-Dens x t al .
Residenti€aI
F'fUJ Ar
Planned Development Map
Zoning Map
Legend
Legend
I� t Lfl � R.8
OFTI
R-4 �,
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R,1 5
RUT
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RUT I
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Meridian City Council Meeting Agenda NmitP — Page34133alfM
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
Planning& Zoning City Council
Posting Date 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
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Meridian City Council Meeting Agenda NtmitP — P 2l43'9affffi3
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 17.1%) of qualified open space in accord
with the requirements listed in UDCIl-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(UDC)
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
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Meridian City Council Meeting Agenda NmitP — PageNZmffM
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 L�L-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
Meridian City Council Meeting Agenda NmitP — paue AW mffffi3
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 IOIS`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
Meridian City Council Meeting Agenda NmitP — Page A44mffffi3
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-
313-7C.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 11-3G1
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_�:
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
Meridian City Council Meeting Agenda NmitP — Page345affM
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-1.
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 1 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 VIII.A; and approval of the preliminary plat with the conditions
noted in Section IX.A per the Findings in Section X.
B. The Meridian Planning&Zoning 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; Codger,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
Meridian City Council Meeting Agenda NtmitP — Page 34)9mffffi3
2. Key issue(s)of public testimony
A. Applicant requested 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 (Applicant agreed to install fencing as requested and
hashed the Sundall Lateral on her property with a 36"fie 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, issue(s)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 city;
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. Outstandingis 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.
C. The Meridian City Council heard these items on March 10 and 17, 2020. At the public hearing
March 17',the Council moved to approve the subject MDA and PP requests.
1. Summary of the City Council public hearing:
a. In favor: Becky McKay, Engineering Solutions (Applicant's Representative): Brett
Hughes: Cody Stoege
b. In opposition: None
C. Commenting: Suzy Hutteball
d. Written testimony: Jennifer Maurer,Kryssa Gough,Pat McLaughlin,Phil Dugan,Tony
Larson
e. Staff presenting application. Sonya Allen&Caleb Hood
Page 11
Meridian City Council Meeting Agenda NtmitP — Ppge
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. Letters of testimony received since the Commission hearing in support of project-
b. Testimony from L2 Construction regarding homes proposed in development:
C. Impact of development on area schools and boundary changes.
3. Kev issue(s)of discussion by City Council:
a. Concern pertaining to the impact the proposed development would have on area schools:
b. Concern pertaining to Fire Dept. emergency access and response time to the site:
C. Timing for construction of the City park and linear open space where the gas pipeline is
located:
d. The need for a traffic signal at the Harris St./S.Meridian Rd. intersection and the timing
for such.
4. City Council change(s)to Commission recommendation:
a. Modification to DA provision#5.1m in Section VIII to require the multi-use pathway
and associated linear open space to be constructed prior to issuance of the first
Certificate of Occupancy in Phase 3.
VIII. EXHIBITS
A. Existing Development Agreement Provisions& Preliminary Plat(dated: 5/8/18)
(Applicant's proposed changes shown in strike-out/underline format;staffs 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:
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
13 (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.
f. The multi-family development should incorporate high quality architectural design and
materials and thoughtful site design to ensure quality of place and incorporation of
Page 12
Meridian City Council Meeting Agenda NmitP — Pa@e 2146d1fffi3
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 5."8.97 acres (or 17.1%) 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 L7769 acres included in Lot 4-2C,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.
m. The multi-use pathway and associated linear open space in Lot 27C,Block 3 shall be
constructed at the end ofgrior to issuance of the first Certificate of Occunancv in
Phase 2-3.
Page 13
Meridian City Council Meeting Agenda NmitP — lR 2l49mffffi3
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Page 14
Meridian City Council Meeting Agenda NtmitP — Rage A53affffi3
B. Preliminary Plat&Phasing Plan(date: 1/31/20)
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Meridian City Council Meeting Agenda NmitP — PpUBAqqdfffi3
C. Landscape Plan(date: ° 6Q019 March 10,2020)
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Page 16
Meridian City Council Meeting Agenda hgmib- — P3@e25lVdfffi3
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Meridian City Council Meeting Agenda NmitP — Ppgm 2M mffffi3
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Meridian City Council Meeting Agenda Nmit7 — lRppm2WdfGW
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Page 20
Meridian City Council Meeting Agenda Aylmib-P — madfE
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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
VIII.A and the updated preliminary plat and phasing plan, landscape plan and
conceptual building elevations in Section VIII.
2. The revised preliminary plat included in Section VIII.A.2, dated 1/31/20, shall be fvvis l
€olio �s is approved.
a. include the Block number(i.e. 9) for Lots 1 and 2C on the nefth side of W. Harris St.
b. The multi fiamily residential portion of the site (Lots 28 29, Block 3) shall be depicted on
the phasing plan as the foufth phase of developmepA-.
e. A minimum 20 foot wide conunon lot is required for the street buff-er along W. Harris St-.
on Lot 29 Bleek 3
d. The bottodafy of Phase 1 shall ineltide the 20 foot wide stfeet bid�f alang A'. Ran:is St.
on Lot 29 >?loek 3
e. A 15 foot wide eommen!at for-a pedestfian pathway shall be provided thfough the
middle of Blocks 2 and 3 in general alignment with S. Redwater Ave.
.4 mv&edplan showing these ehangvs shafl be submittedprior to Me City Couneil hearing-.
Done
3. The revised landscape plan included in Section VIII.A.3, dated 9*4-9 3/10/20, shall be
revised as follows:
follows! Bleek 9 should be 8; Block 8 sh it be 3; Lot 20 Bleek 8 should be Tot 27!
Bleek 3; and lecc 10 shouldver.
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.
e. The street buffer-on the R 4 0 zoned n�mhi family poi4ion of the development is r-e"ir-ed
with the sus listed in UPC 11 3B 7G.
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.
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Meridian City Council Meeting Agenda NmitP — Pa@e 2ESm1fffi3
f. The eoler-!andseape plan rendering ineeffeetly ealls E)u4 6 feet tall solid Vinyl fefleing at
the rear-of building lots adjacepA to the pipeline easement on Lot 27G,Block 3 although
the feneing sy*ibol in the PlapA Palette correctly depiets 6' open vision lat4ice top Vinyl
fenee.A49te,- Open visianfeiieiHg where requii-ed sheuk4 Hot pest-Piet or iflTede vision or
sight-thigh-MefeHEe b�,mer-e than 20° .
g. A 15 foot wide eommon lot eontaini — . . n 5 foot wide pedestrian pa4hway with
5 feet wide!a-ndseape stfips on eaeh side shall be pr-evided thfatigh the middle of 131oeks
.;
aeeer-d with the standards listed in UPC 11 3B QQ
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.
6. 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 at the*ifie of Tina
platting 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
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Meridian City Council Meeting Agenda NtmitP — lRaUe2Wdfffi3
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.
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 I F 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
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Meridian City Council Meeting Agenda NtmitP — p 2ESm1fffi3
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.
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 11-12-314.
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.
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Meridian City Council Meeting Agenda NmitP — P 2mem
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.
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
hgps://weblink.meridianci. org/WebLink/DocView.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)
hgps://weblink.meridiancity.org/WebLink/DocView.aspx?id=180781&dbid=0&repo=MeridianC
hty
G. BOISE PROJECT BOARD OF CONTROL
hgps://weblink.meridiancity.org/WebLink/DocView.aspx?id=180700&dbid=0&repo=MeridianC
i &cr=1
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Meridian City Council Meeting Agenda NmitP — PaUe29ZdfM
H. CENTRAL DISTRICT HEALTH DEPARTMENT
hops://weblink.meridianciU.org/WebLink/DocView.aspx?id=180512&dbid=0&repo=MeridianC
ky
I. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridianciiy.org/WebLink/DocView.aspx?id=180403&dbid=0&repo=MeridianC
ity
J. ADA COUNTY HIGHWAY DISTRICT(ACHD)
hops://weblink.meridianciU.org/WebLink/Doc View.aspx?id=182866&dbid=0&repo=Me
ridianCity
K. WEST ADA SCHOOL DISTRICT(WASD)
hops://weblink.meridianciU.oLgd ebLink/DocView.aspx?id=184834&dbid=0&repo=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 City Council finds that the proposed plat with the Commission'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.
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
The City Council 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 City Council 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 City Council 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 Mfor more information)
5. The development will not be detrimental to the public health,safety or general welfare;
and,
The City Council 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.
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Meridian City Council Meeting Agenda NmitP — paue 2921 mffffi3
6. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any significant natural, scenic or historic features that exist on
this site that require preserving.
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Meridian City Council Meeting Agenda NmitP — p 29,2mffffi3