Staff ReportSTAFF REPORT
HEARING DATE: March 26, 2013
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: MDA-13-003 -Kingsbridge
I. SUMMARY DESCRIl'TION OF REQUEST
IDIAN--
1DAFit~
The Applicant, Stetson Homes, is requesting to amend the recorded Kingsbridge development
agreement (DA instrument # 105092050) for the purpose of modifying the landscape buffer adjacent
to E. Zaldia Street/Lane. The applicant is proposing two (2) options for modifying the landscape
buffer. Option # 1 would lower the height of the existing 11-foot high berm by 3-feet and relocate the
existing 6-foot tall fence south five (5) feet towards the shared boundary of the common lot and the
buildable lots (This location is still three (3) feet north of the shared common lot/buildable lot lines,
on the individual lot owners' property). Overall height of the berm fence combination would be eight
(8) feet under this scenario. Option #2 would lower the berm only two (2) feet, while also relocating
the fencing to the same location as option 1. Under this scenario the overall height of the berm/fence
combination is nine (9) feet. The modification is proposed so the adjacent property owners have more
rear yard and so the fence is constructed upright and not on the berm slope. Staff's analysis of the
modification is based on the applicant's preferred option # 1. See Section Vll Analysis for more
information.
Note: All of the affected property owners adjacent to the landscape buffer and the HOA (developer)
have submitted notarized affidavit of legal interest consenting to be part of the development
agreement modification application.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the application as detailed in Section VII of the staff report. If City
Council approves the subject application, the Council action does not constitute a modification to
the Settlement Agreement referenced in the recorded DA instrument #105092050.
III. PROPOSED MOTION
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number MDA-
13-003, as presented in Staff Report for the hearing date of March 26, 2013, with the following
changes: (insert any changes here). I further move to direct Legal Department Staff to prepare a
Development Agreement for this site that reflects the changes noted in Section VIII.
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number MDA-13-
003, as presented during the hearing on March 26, 2013. (You should state why you are denying the
request.)
Continuance
I move to continue File Number MDA-13-003 to the hearing date of (insert continued hearing date
here) for the following reason(s): (you should state specific reason(s) for continuance)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location: The subject property is located on the north side of E. Zaldia Street; east
of S. Eagle Road in the northwest'/4 of Section 28, Township 3 North, Range 1 East.
Kingsbridge MDA- 13-003 Page 1
B. Applicant/Owner(s):
Boise Hunter Homes
1025 S. Bridgeway Place
Eagle, ID 83616
C. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is a request for a development agreement modification. Per Meridian City
Code, a public hearing is required before the City Council on this matter.
B. Newspaper notifications published on: March 4, and 18, 2013
C. Radius notices mailed to properties within 300 feet on: February 28, 2013
D. Applicant posted notice on site by: March 15, 2013
VI. LAND USE
A. Existing Land Use(s): The subject properties are vacant or developed residential lots and a
common lot within Kingsbridge Subdivision No. 1, zoned R-2.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: The subject properties are
surrounded by developed single family residences in the County and the City.
C. History of Previous Actions:
• In 2004, the first applications (AZ-04-023, PP-04-030 and CUP-04-032) for the Kingsbridge
project were submitted and subsequently denied by City Council. The basis for the denial was
largely due to the lack of transitional lots between the project and the large county parcels
surrounding the property. The applicant redesigned the plat and resubmitted to the City for
approval in 2005.
In 2005, the property received annexation (AZ-OS-003), preliminary plat (PP-OS-004) and
Conditional Use Permit (CUP-OS-004) approval for a Planned Development (PD). The PD
allowed reduced lot frontages and extended block lengths. The preliminary plat consisted of
130 residential lots and 34 common lots. A development agreement (DA), recorded as
instrument #105092050, was required at the time annexation approval. As part of the DA
approval, a separate settlement agreement with the adjacent property owners was also
required and tied to the DA. Further, the requirements for the landscape buffer adjacent to E.
Zaldia Street/Zaldia Lane were tied to the recorded development agreement.
• The City Council approved the final plat (FP-OS-056) for the first phase of Kingsbridge on
September 20, 2005. Phase 1 recorded 53 residential lots and 20 common lots on 38.4 acres.
The properties subject to the buffer along Zaldia were platted with this phase of the
development. A 28-foot wide landscape buffer along E. Zaldia Street was approved with the
final plat landscape plan. However, a portion of the adjacent buildable lots are part of the
constructed landscape buffer.
VII. STAFF ANALYSIS
The applicant is requesting to modify the landscape buffer and berm adjacent to E. Zaldia
Lane/Street, specifically the width and the height of the berm and fence combination. Currently, the
recorded development agreement requires a 20-foot wide landscape buffer to be bermed and provide
a vertical screen height of eleven (11) feet. Further, a 5-foot landscape strip was required on the south
side of 6-foot privacy fence (see Exhibit A.4). The overall width of the buffer was approved for 25
feet however; a 28-foot wide landscape buffer was constructed and approved with the development.
Kingsbridge MDA- 13-003 Page 2
Eight (8) feet of the landscape buffer is part of the adjacent buildable lots' rear yards, thus part of the
reason for the modification.
The applicant is requesting to lower the berm a maximum of three (3) feet and relocate the existing 6-
foot fence five (5) feet south. Overall height of the berm/fence combination is planned to be
approximately eight (8) feet in height. If the fence is moved as proposed by the applicant, the width of
the landscape buffer, between the street and fence, will be reduced from 28 feet in width to 23 feet
(see Exhibit A.2).
Staff is supportive of the applicant lowering the berm height so the fence can be constructed outside
of the slope of the berm. However there are numerous pine trees near the existing fence line that
could be impacted if the width of the buffer was reduced beyond the DA required 25 feet. Further, the
proposed landscape buffer is not being maintained by the HOA nor the adjacent homeowners which
currently under the control of the developer (Boise Hunter Homes). For these reasons, staff is
recommending the following modifications to the recorded development agreement:
1) Staff recommends the applicant be allowed to lower the berm height three (3) feet, relocate the
existing 6-foot fence five (5) feet south, to be within three (3) feet from the shared
common/private property lines, maintaining a 25-foot wide buffer (not 23 feet as proposed), to
ensure adequate protection for the existing pine trees; the existing pine trees must be protected
during the modification of the berm and fence relocation and:
2) The Kingsbridge HOA must landscape a portion of the existing 25-foot wide landscape buffer
because materials have died due to neglect. Said improvements shall be made consistent with the
approved final plat landscape plan dated 7-27-05. Said landscape buffer shall be maintained in
accord with the approved conditions of approval associated with FP-OS-061.NOTE: The common
lot adjacent to Zaldia Street was platted as a 20-foot wide common lot. Further, the recorded DA
requires the additional 5-foot wide landscape strip and pine trees every 20-foot on center on the
adjacent buildable lots. Currently, the homeowner's do not have access through their lots to
maintain the 5-foot wide landscape strip. This may become a code enforcement issue since the
landscape buffer is not being maintained. Staff encourages the home owners and the HOA work
together on a solution for the maintenance of the25-foot wide landscape buffer.
Written Testimony: Based on phone conversations with several of the neighbors, it was brought to
staff's attention that the Nine Mile Creek was within the jurisdiction of the Army Corp of Engineers.
Staff meet with a representative from the Corp on site and written documentation from the Corp
substantiates the proposed modifications do not impact the jurisdictional boundaries of the Corp.
Further, staff has received multiple letters in opposition of the proposed modification from the
adjacent neighbors. The neighbor's primary concerns are as follows:
1) modification to the landscape buffer would damage the existing trees;
2) stability of the berm after the modification;
3) reduce property values;
4) aesthetics of the berm;
5) improper notification to the Napoli homeowner's;
6) greater visibility of the adjacent Kingsbridge homes and;
7) negatively impact the wildlife using the existing open waterway (Nine Mile Creek).
If the landscape buffer is modified as recommended, staff is of the opinion many of the neighbor's
concerns will be addressed. Staff's recommended changes to the development agreement are
attached in Exhibit A.S.
X. EXHIBITS
A. Maps/Other
Kingsbridge MDA- 13-003 Page 3
1. Vicinity/Zoning Map
2. Proposed Changes to the Berm
3. Approved Berm Design
4. Recorded DA Provisions for the Kingsbridge Annexation
5. Recommended DA Provisions
Kingsbridge MDA- 13-003 Page 4
Exhibit A. l - Vicinity/Zoning Map
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Kingsbridge MDA- 13-003 Page 5
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Kingsbridge MDA- 13-003 Page 6
Exhibit A.2 -Proposed Changes to the Berm
Exhibit A.3 -Approved Berm Design
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SECTION D ZALDIA LANE BERM
Hrs.
Kingsbridge MDA- 13-003
Page 7
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Exhibit A.4 -Recorded DA Provisions for the Original Kingsbridge Annexation
honing end Developmart Ordinance criteria, therein, provided, prior to, and as a condition
of, the commencement of con.~ruction of any buildings or improvements on the "Property"
that require a conditional use peranit.
6. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT
PROPERTY:
6.1. "Owner/Daveloper" shall develop rho "Property" in accordance with
the following special conditions:
1. That fencing on the north aide of Lot 9, Block 1, adjoining Dartmoor
Subdivision, shall be installed prior to issuance of the first building permit
on the subject property;
Z. That the applicant shall impose, in the CCR'a for Kingsbridge
Subdivision, a minimum 2S-foot rear yard setback on all perimeter lots;
3. That the applicant shall impose a single story restriction on specific
pariraeter iota, single-story restricted lots shall have a maximum peak of
25-feat and a 10:12 maximum pitch, with iw bonus rooms in the attic
apace;
4. That along Zaldia Lane, the applicant shall construct a S-foot wide
landscape strip, south of the 6-foot vinyl privacy fence. An evergreen tree
shall ba installed ovary 20.feet on caster within the landscape strip;
S. That the applicant shall construct a berm (maximum 4:1 slops) within the
proposed 20-.foot wide buffer strip along Zaldia Lane. Said berm shall
produce a total vertical screen of 11-feet (b-foot privacy fence oa toP of a
S•foot berm). Vertical screen height to be measurod firm the Zaldia
Lane/aouth property line established grade;
6. That the applicant shall pipe the tail ditch from the Dartmoor irrigation
pond (along 'Eagle Road, north of Dartmoor Drive) through the site;
7. That a concrete sidewalk, curb, and gutter (or, if mutually egraed by the
developer and the Dartmoor roaideata, detached, meandering ridavvalks
separated from the street) extending along both sides of Dartmoor Drive
from the Kingsbridge sidewalks at the current end of Dartmoor Drive to
Eagle Road. Construction of said sidewalks shall be completed prior to
issuance of the first building permit in tlar development. (NOTE: Said
improvements are subject tD ACRD approval and design standards);
8. That tha applicant will construct a 3-rail fence along the Dartmoor Drive
frontage for the existing homes along Dartmoor Drive that currently do not
have fencing. In lieu of a 3-rail fence, a whits vinyl fence shall be installed
on the south side of Parcel # 81734560100. Said fencing slsall be .
DEVELOPMENT AGREEMENT (AZ-OS-~3 - KIIVGSBRIDGB 3UBDIVISIOI~
PAdB 4 OF 11
Kingsbridge MDA- 13-003 Page 8
completed prior to issuance of the first building permit in Phase IY (second
final plat phase) of the development;
4. That prior to issuance of the first building permit in Phase II (second final
plat phase), the applicant shall pipe the tail ditch from the Dartmoor
irrigation pond (along Eagle Road, north of Dartmoor Drive) through the
site and install a head gate on the new inlet to cor-trol water flow into the
pond;
10. To ensure that density changes are not made between preliminary and final
Plat approvals, no significant changes will be allowed to the plat dated
Apri15, 2005, except changes required by governmental agencies or other
minor changes approved by governmental agencies which do no increase
density or daily vehicle trips. Except for minor lot size adjustments
between adjacent perimeter lots, no perimeter lot in the subdivision shall
be reduced in siu below the square footage shown on the preliminary plat
dated April 5, 2005. All perimeter lots shall remain as single home
residential lots that cannot be further subdivided or split as part of this
subdivision. The preliminary plat dated April 5, 2005, is hereby included
as a condition of approval for developing the subject property;
11. That the applicant shall develop a wooed control and maintenance plan for
the undevelop~ areas of the subdivision;
12. That the applicant shall develop a grading and drainage plan for the five
(~ lots on the northwest corner of the subdivision; and,
I3. That the applicant's plans for retention and/or tci~ttaent of atone water
prior to leaving the aitc ahali be submitted for review ar'~d approval of the
Dartmoor HOA President, which shall not be unreasonably withheld.
6.2 Owner/Developerhes entered into a Settlement Agreement with
the authorized representtatives of the property owners residing in
t3olden Eagle Estates, Bridlewood Subdivision, Kunz Hollow
Subdivision, Zeldin Zerua Subdivision and Dardnoor Subdivision
(collectively, the "Neighbors' on the 12a' day of April, 2005, set
forth in Exhibit C, which is attached hereto and by this reference
incorporated herein as if set forth in full.
7, COMPLIANCE PERIOD/CONSENT TO REZONE: This Agrament and
the commitments contained herein shall be terminated, and the zoning ~signation reversed,
upon a default of the "Owner" or "Owners" heirs, successors, assigns, to comply with
Section S entitled "Conditions C}ovorning RaZone" of subject `~'' of this agreemenrt
within two years of the date this Agreement is effective, and aRer the "City" has complied
DBVELOPMENT ACIREBMENT (A7.OS-003 - KINCtgBRiDOE 3UBDMSYOI~
PAaE S OF l 1
Kingsbridge MDA- 13-003 Page 9
Exhibit A.5 -Recommended Changes to the recoded Development Agreement
1) Strike through DA provisions #4 and #5 and insert the following provision: A 25-foot wide
landscape buffer, consisting of a 20-foot wide common lot and 5-foot wide landscape strips south
of the privacy fence, are required adjacent to E. Zaldia Street/Zaldia Lane. The landscape buffer
shall be bermed and provide a minimum vertical screen height of 8 feet (6-foot privacy fence and
2-foot berm) as measured from E. Zaldia Street/Zaldia Lane established grade. The existing pine
trees (every 20-foot on center) within the landscape buffer must be protected during the
modification of the berm and fence relocation.
2) Insert the following DA provision: The required 25-foot landscape buffer adjacent to E. Zaldia
Street/Zaldia Lane must be landscaped and maintained in accord with the approved final plat
landscape plan dated 7-27-05, including but not limited to; the replanting trees, shrubs, other
vegetative groundcover and repairs to the irrigation system.
Kingsbridge MDA- 13-003 Page 10