Revised narrative V1km
E N G I N E E R I N G
July 27, 2022
Project No.: 20-023
Ms. Sonya Allen
City of Meridian
Community Development Department
33 E. Broadway Ave., Ste. 102
Meridian, ID 83642
RE: Sessions Parkway- Meridian, ID
REVISED Preliminary Plat and Development Agreement Modification Narrative
Dear Sonya:
On behalf of GFI — Meridian Investments, LLC. we are pleased to submit the attached applications and required
supplements for a preliminary plat, development agreement modification, and a request for direct access to Eagle
Road for the Sessions Parkway Subdivision.
Site and Background Information
The subject property is approximately 5.32 acres and is comprised of one parcel, identified as parcel number
S1104233650 in Meridian (the "Property"). The site is located north of East River Valley Street, south of Ustick
Road, east of Eagle Road, and west of Records Avenue.
This Property is subject to an existing
development agreement (Inst. No.
2017-121321). The adjacent parcel to
the east has received Conditional Use
Permit, Certificate of Zoning
Compliance and Design Review
approval for the Village Apartments.
In 2003, a portion of the Property was
annexed and zoned C-G as part of the
Redfeather Estates No. 2 project and
subjected to Development Agreement,
which is instrument No. [104129528]
("DA"). In 2015, an additional 0.38
acres of the Property was annexed with
C-G zoning (AZ-15-012), the existing DA
was modified (MDA-15-011) and a
Conditional Use Permit (CUP) was
approved for the easterly portion of the
Property.
5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939 • kmenglip.com
In 2020, a property boundary adjustment was approved (A-2020-0115) to adjust an existing property line to
yield an approximately 5.32-acre parcel, the Property, on the west and 11.38-acre parcel on the east.
This application proposes a preliminary plat for five commercial lots comprising the Sessions Parkway
Subdivision accessible via State Highway 55 (SH-55), as further discussed herein. A development agreement
modification is proposed to remove the property from the DA and prepare a new development agreement with
an updated conceptual development plan. The City recently approved a similar development agreement
modification application for the Copper Canary (MDA H-2022-0009).
Development Agreement Modification
The original DA for the Property included several provisions governing the development, one of which we are
requesting to modify in the new development agreement, specifically:
5.1b. Development of this site shall be generally consistent with the overall site plan, landscape plan
and building elevations included in Exhibit A of the Staff Report attached to the Findings of
Fact attached hereto as Exhibit "C" and the conditions of approval included in Exhibit 8 of the
Staff Report attached to the Findings of Fact attached hereto as Exhibit " C".
The original DA included a conceptual site plan depicting 4 building pads within the westerly portion of the
Property. As the preliminary plat now proposed includes 5 lots, the 2003 concept plan no longer functions. The
exhibit below shows a comparison of the underlying concept plan and the proposed preliminary plat. An
additional lot in the eastern part of the Project will allow the developer to attract a variety of future users and
will afford flexibility with future development. The original site plan is no longer applicable and the proposed
preliminary plat will provide more specificity in provision of a template for future development.
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The underlying concept plan also needs to be replaced because it did not depict direct access to SH-55. The
Sessions Parkway project proposes a limited right-in/right-out access to SH-55. Applicant requests a
modification to allow direct SH-55 access as discussed in detail below. Connectivity in this area and specifically
in relation to the property immediately to the south (Copper Canary, parcel number S1104233802) has been
planned in several discussions with Meridian planning staff and follows the City's plan to close the Copper
Canary's temporary SH-55 access when that property is provided access to the north through the Property. The
applicant has coordinated with the Copper Canary owner to locate a portion of the future right-in/right-out
access point across the northwest part of their parcel. Locating the access as indicated on the proposed concept
plan will provide a necessary access point to support future commercial uses and for the property to the south.
It will also aid in facilitating efficient site circulation and will consolidate access points to SH-55. ITD supports the
proposed SH-55 access point. The Copper Canary owner has also signed an affidavit of legal interest to
demonstrate their agreement with the drive aisle location, enclosed herein. In sum, the concept plan needs to
be updated to reflect current development and access patterns in the area.
Preliminary Plat
The Sessions Parkway Subdivision is
comprised of approximately 5.32
acres and includes 5 lots. Lot sizes
range from approximately 36,513
square feet to 63,482 square feet to
accommodate a variety of potential
future commercial/retail uses. Lot
size and configuration have been
designed to provide flexibility for
future development and in
alignment with the C-G district s
dimensional standards. Lots are
proposed to take direct access via a W
30' cross -access easement as
depicted on the preliminary plat.
The applicant will also be granting
cross -access to the Copper Canary
property and stubbing a drive aisle
into the Copper Canary's existing
parking area.
The Finch Lateral has been tiled in
accordance with a provision of the
original development agreement.
Access for the subdivision is
proposed via SH-55/Eagle Road, as
discussed further below.
—� yea*2eroe-E 17AY
A landscape plan depicting a 35-foot
buffer with the City's 10-foot multi -use pathway are included with this application for review. A 25-foot
landscape buffer is going to be installed to provide a buffer to the Village Apartments project to the east in
PAGE 13
accordance with UDC 11-213-3. Vehicular and pedestrian connectivity has been incorporated to provide a
cohesive and integrated development as was contemplated with the initial project.
Access to State Highway 55 (Eagle Road) — Modification Request
As part of this application, we
request the City Council modify
access standards and permit
direct access from the Property
to SH-55 via a right-in/right-out
access point pursuant to UDC 11-
3H-3. Direct access is proper for
many reasons discussed below
including that ITD—the agency
with jurisdiction over state
highways —approves of the
direct access proposed. Direct
access to Eagle Road will be
accompanied by consolidation of
a temporary driveway utilized by
the Copper Canary, the closure of
two existing access points and
will aid in vehicular and
pedestrian traffic circulation in
this area.
EXISTING
APPROACHES
TO BE
A6ANDONEO
PROPOSED
CONSOLIDATED
ACCESS
POINT TO
EAGLE ROAD
BACXAGE
ROAD TO
SOUTH
PROPOSED
VEHICLE Al
>PRIVATEU- I
DRIVE ��
In December 2019, a Traffic
W �t
Striping Conceptual plan was FORMER
GREAT WALL +
EXISTING approved by ITD for the Im I
VEHICLE RESTAURANT
EAGLE ROAD
ACCESS TO.4
..
proposed direct access point. BE CLOSED
That approval has been included IL
as an attachment within this
application. ITD continues to support the access plan proposed and final design issues are being coordinated with
ITD. A traffic impact study prepared by Kittelson and Associates analyzing the access and associated traffic patterns
has been submitted to ITD and ACHD for their review. A formal 2109 encroachment permit will be submitted to
ITD to gain final approval of the proposed access and authorization to proceed. The 2109 permit will not be
completely processed until the construction drawings are submitted and reviewed.
The Sessions Parkway project and direct access will increase connectivity and will consolidate traffic from the
Village Apartments to the east, and connect the Copper Canary project to the north. Approval of the direct SH-55
access will also enable the subject property to align a private backage road that will extend from north to south
and will consolidate multiple access points on to Eagle Rd. as seen on the exhibit above, a shared planning goal of
the City and ITD.
PAGE 14
Conclusion
The preliminary plat we are proposing will comply with the C-G dimensional standards, will provide a solution
regarding access to Eagle Rd. and will provide additional commercial opportunities in an infill location. Additional
commercial lots adjacent to a major transportation corridor and proposed multi -family residential supports the
MU-R land use designation while providing a variety of potential uses for business owners and residents in the
area.
Sessions Parkway Subdivision project will complement surrounding residential and commercial uses, is consistent
with the City's goals for this area, and provides additional economic and housing opportunities for this central area
of Meridian.
Should you have questions or require further information in order to process these applications, please feel free
to contact me.
Sincerely,
KM Engineering, LLP
Stephanie Hopkins
Land Planning Manager
cc: GFI —Meridian Investments, LLC.
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