Revised Preliminary Plat and MDA Narrative - Sessions Parkway V1km
E N G I N E E R I N G
August 26, 2022
Project No.: 20-023
Mr. Bill Parsons, Planning Supervisor
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 Application
Dear Mr. Parsons:
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. 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. 104129529]
("Original DA").
In 2015, an additional 0.38 acres of land
was annexed by the City and added into
the Property with C-G zoning (AZ-15-
012), the Original DA was amended and
restated (MDA-15-011) and a
Conditional Use Permit (CUP) was
approved for the easterly portion of the Property. Currently the Property is subject to that certain Development
Agreement, which is Instrument No. 2017-121321 ("DA").
5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939 • kmengllp.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 an 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: (i) remove the property from the DA and prepare a new development agreement
with a 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 current DA governing the Property includes several provisions governing the development of the
Property, one of which we are requesting to revise 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 B of the
Staff Report attached to the Findings of Fact attached hereto as Exhibit " C".
The conceptual site plan in the DA depicts 4 building pads on the westerly portion of the Property. As the
preliminary plat now proposed includes 5 lots, the concept plan no longer functions. The exhibit below shows a
comparison of the underlying concept plan and the proposed concept plan. 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.
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PAGE 12
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 multiple existing 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 plan and access patterns in the area.
To afford flexibility for future potential users, we request to allow for a degree of permitted modification with
the proposed concept plan. Applicant currently plans to develop the property in alignment with the revised
concept plan, however, future users could require more space or a configuration that may alter the concept
plan slightly. Accordingly, we have proposed the City's standard development agreement language that only
requires general conformity with the site plan.
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 $
dimensional standards. Lots are proposed
to take direct access via a 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.
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
PAG E 13
buffer to the Village Apartments project to the east in 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
ABANDONED
PROPOSED
CONSOLIDATED
ACCESS
POINT TO
EAGLE ROAD
BACKAGE
ROAD TO
SOUTH
PROPOSED
PRfVATE DRIVE T
In December 2019, a Traffic 4�
Striping Conceptual plan was FORMER
EXISTING GREAT WALL
approved by ITD for the VEHIC
LE RESTAURANTACCESSTO
I
EAGLE ROAD
proposed direct access point. BE CLOSED .
That approval has been included '�
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 forthis area, and provides additional economic and housing opportunities forthis 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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