PZ - Applicant's Response to Staff Report 2-3 4.
BRIGHTON
CORPORATION
February 2,2022
Applicant Response to Staff Recommendation for Quartet South Subdivision (11-2021-0088)
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A.PLANNING DIVISION
1. A Development Agreement(DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance,a DA shall be entered into between the City of
Meridian,the property owner(s) at the time of annexation ordinance adoption, and the
developer. A final plat application will not be accepted until the DA is fully executed.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA
shall, at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the preliminary plat,
landscape plan and conceptual building elevations for the single-family dwellings
included in Section VI and the provisions contained herein. CONCUR(hereafter"C")
DELETE
COMMENT. ACHD does not require improvement of all ROW frontage in the first of
multi-phased projects. (seeACHD Condition IS,nextpage)This requirement imposes the
cost of all external project improvements, including underground utilities, street lighting,
storm drainage,pathways, landscaped berms and buffers on the 96 Phase One lots a
phase completely "internal"to the project and accessed from a collector street in Quartet
Southeast No. 1. (see Phasing Plan,page 3) The extraordinary financial burden of such a
requirement will render the project infeasible.
c. The applicant shall [be]required to amend the development agreement to include a
concept plan and conceptual elevations concurrent with a CUP for a
multi-family development. MODIFY as noted.
d. The rear and/or sides of 2-story structures that face N. Black Cat Rd. and/or W. Ustick
Rd 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. Single-story structures are exempt from this
requirement. Planning approval will be required at time of building permit. C
e. To ensure consistency throughout the development, any future townhome or multifamily
dwellings shall be generally consistent with the single-family elevations provided in this
application. C
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2. The Preliminary Plat included in Section VI,dated 7/15/2021,is approved with the following
revisions:
DELETE; the "transition"is a requirement on the MU-NR parcel.
b. All alleys shall meet the requirements of UDC 11-6C-3 that requires the entire length to
be visible from a public street. COMMENT: The alleys, as proposed—and approved in
prior Brighton projects—comply with the UDC requirement.
c. All pathways and micropath shall be within a separate common lot or easement as
required per UDC 11-3A-8. C
3. The landscape plan and open space exhibit shall be revised to match the Preliminary Plat,
dated''"_` 1/25/22. CORRECTED DATE
4. Prior to City Council,the open space exhibit shall be revised to remove any areas of less than
20 ft. in width from being credited as qualified open space. C
5. The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable. C
6. Any common lots proposed for drainage shall meet the landscape requirements of 11-
3B-11.C
7. Per UDC 11-3A-6, irrigation easements wider than ten(10) feet shall be included in a
common lot that is a minimum of twenty(20)feet wide and outside of a fenced area,unless
otherwise waived by City Council. C
8. The applicant shall comply with all provisions of 11-3A-3 with regard to access to streets. C
9. The development shall comply with standards and installation for landscaping as set forth in
UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13. C
10. All laterals shall comply with the provisions for irrigation ditches, laterals, canals and/or
drainage courses, as set forth in UDC 11-3A-6. C
11. Pathway and adjoining fencings and landscaping shall be constructed consistent with the
standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-3B-12C. C
12. The development shall comply with all subdivision design and improvement standards as set
forth in UDC 11-6C-3, including but not limited to driveways, easements,blocks, street
buffers, and mailbox placement. C
13. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual
ingress/egress easement being filed with the Ada County Recorder,which shall include a
requirement for maintenance of a paved surface capable of supporting fire vehicles and
equipment. C
14. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on
a final plat in accord with UDC 11-6B-7. C
15. The Applicant shall comply with all conditions of ACHD. C—see Condition Lb, above
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QUARTET SOUTH SUBDIVISION PRELIMINARY PLAT
A PARCEL OF LAND SITUATED BEING A PORTION OF THE WEST 112 OF THE SOUTHWEST 114 OF
SECTION 34,TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO.
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Charlene Way
From:Mike Wardle <mwardle@brightoncorp.com>
Sent:Wednesday, February 2, 2022 12:36 PM
To:Alan Tiefenbach
Cc:Caleb Hood; Bill Parsons; Chris Johnson; Adrienne Weatherly; Charlene Way; David
Turnbull; Robert Phillips; Jon Wardle; Joshua Beach
Subject:Quartet South - Applicant Response
Attachments:Quartet South - Applicant Response.pdf; RE: Quartet South
External Sender - Please use caution with links or attachments.
All,
The attached Applicant Response is provided for staff review prior to tomorrow evening’s hearing—and for Planning &
Zoning Commission consideration in formulating its recommendation to the City Council.
There are three Planning Division conditions of concern—and one date correction:
CONDITION 1.b – Requires that ALL arterial frontage improvements “be completed with the first phase of development.”
This condition should be deleted per the Applicant Response “comment” and for the following reasons:
- The City’s proposal usurps the jurisdictional authority and development requirements of the Ada County
Highway District.
o ACHD requires “frontage” improvements and ROW dedication as the abutting property is platted and
developed.
- The first phase of Quartet South is “internal,” with direct access from the collector roadway currently under
construction in Quartet Southeast No. 1.
- “Front-loading” the cost of all of the arterial roadways is unprecedented and imposes an extraordinary and
unacceptable financial burden on Phase One.
CONDITION 1.c – Requires DA amendment of the “concept plan and conceptual elevations prior to submitting a CUP for
a multi-family development.”
This requirement would, at best, confuse the process. The site plan and elevations should be part of the CUP
application for context, clarity, and concurrent determination.
CONDITION 2.a – Per the second attachment, this issue has been the subject of extensive discussion—and back-and-
forth with staff.
This condition should be deleted, as requested, for the following reasons:
- The Comprehensive Plan-designated MU-NR area IS the required buffer for the WRRF.
- The Meridian Public Works Director has informed Planning staff that her WRRF odor impact concerns are for
properties within the MU-NR—not Quartet Subdivision.
- Requiring the buffer on the adjoining Comp Plan-designated Medium Density Residential property is a
“taking”—of usable property or in unrecoverable costs for the single-loaded roadway suggested by staff.
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CONDITION 3 – Correction required; the referenced revision is dated 1/25/22. It was provided to staff on that date and
entered into the City Clerk’s “Projects” file on 1/27/2022.
Michael D. Wardle, Director of Planning
BRIGHTON CORPORATION
2929 W. Navigator Dr., Suite 400, Meridian, ID 83642
Direct 208.287.0512 l Mobile 208-863.6150
mwardle@brightoncorp.com
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