Staff ReportSTAFF REPORT Hearing Date: April 2, 2013
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: MDA-13-006 -Waverly Place
E IDIAN~--
IL1AH0
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Scott Noriyuki, Northside Management, requests approval to amend the existing
development agreement (MDA) for Waverly Place. The development agreement (DA) currently restricts
development on the site to single-family attached townhomes. The applicant's request is to allow the
construction of single-family attached and detached homes within the subdivision. See Section IX Analysis
for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA with the changes shown in Exhibit A.2, attached.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number MDA-13-006 as
presented in the staff report for the hearing date of April 2, 2013, with the following modifications: (Add
any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny MDA-13-006 as presented
during the hearing on April 2, 2013, for the following reasons: (You should state specific reasons for
denial.)
Continuance
I move to continue File Number MDA-13-006 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. Magic View Drive, west of S. Wells Street, in the
NE'/4 of Section 17, Township 3N., Range lE.
B. Owner(s):
Heartland Homes, LLC
6810 Fairhill Place
Boise, ID 83714
C. Applicant:
Scott Noriyuki, Northside Management
6810 Fairhill Place
Boise, ID 83714
Waverly Place MDA-13-006
D. Representative:
Same as applicant
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a development agreement modification. A public hearing is required
before the City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: March 11, and 25, 2013
C. Radius notices mailed to properties within 300 feet on: March 8, 2013
D. Applicant posted notice on site by: March 23, 2013
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property is currently in the development process. To
date, two attached single-family dwellings as well as the clubhouse and caretaker unit have been
constructed on the site.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: Single-family residential properties
surround this site at urban and rural densities.
C. History of Previous Actions:
• In 1983, this property was included as Lot 6, Block 1, in the Amended Magic View Subdivision
plat.
• On March 13, 2007, this property received the following approvals:
- Annexation and zoning (AZ-06-047) of 5.3 acres of land with an L-O zoning district
(Ordinance No. 07-1313). A development agreement was not required with annexation of the
property;
- Conditional use permit (CUP-06-030) for amulti-family residential development in an L-O
district consisting of 24 dwelling units within (6) four plexes; and
- Preliminary Plat (PP-06-049) consisting of 6multi-family residential building lots, 1 clubhouse
building lot, and 3 common lots.
• On August 14, 2007, this property received the following approvals:
• Final plat (FP-07-023) consisting of 6multi-family residential building lots, 1 clubhouse lot,
and 4 common lots; and
• Vacation (VAC-07-010) of a portion of the existing right-of--way of Magic View Court that was
created for aturn-around area. Because Magic View has since been extended to the west
through Woodbridge Subdivision, the turnaround was no longer needed. (Approved by ACHD
on February 27, 2008, Res. No. 837)
• An 18 month time extension (TE-09-011) to obtain the City Engineer's signature on the final plat
was approved by the Director on February 27, 2009. The final plat was signed by the City Engineer
on March 2, 2012 and subsequently recorded.
Waverly Place MDA-13-006
• On June 7, 2010, this property received the following approvals:
- Amendment to the Comprehensive Plan Future Land Use Map (CPAM-10-001) to change the
land use designation on 4.9 acres of land from Office to Medium Density Residential;
- Rezone (RZ-10-004) of 5.3 acres of land from the L-O (Limited Office) to the R-8 (Medium
Density Residential) zoning district with a development agreement (Inst. #1 1 1 032844); and
- Preliminary Plat (PP-10-003) consisting of 24 single-family residential building lots and 4
common/other lots on 4.9 acres of land for Waverly Place subdivision.
D. Utilities:
1. Public Works:
a. Location of sewer: NA
b. Location of water: NA
c. Issues or concerns: NA
E. Physical Features:
1. Canals/Ditches Irrigation: NA
2. Hazards: NA
3. Flood Plain: NA
VII. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The request is to modify the existing Development Agreement (DA) (Instrument No. 111032844),
which currently restricts development of the site to single-family attached townhouse dwellings, to
allow for the construction ofsingle-family attached as well as detached dwellings. No additional
density or reduction of common open space is requested.
The applicant has submitted new building elevations for the proposed single-family detached product,
included in Exhibit A.4. Staff is of the opinion the proposed elevations shown in Exhibit A.4 are not
of comparable quality in regard to design and building materials with those of the attached
dwellings shown in Exhibit A.3. The proposed units should have modulation of the rear building
facades, variations in profile of the roofs (2 or more roof planes), pattern variations, and
architectural elements to mitigate blank walls (i.e. windows, color, texture/color of materials).
Therefore, staff does not recommend approval of the proposed elevations for the detached homes.
Staff has communicated this with the applicant and the applicant intends to submit revised
elevations prior to the Council hearing. To ensure quality of design, Staff recommends the
detached units include the design specifications noted above.
A site plan showing placement of the detached homes on the lots is included in Exhibit A.7. All
development on the site will be consistent with the material specifications included in the existing DA
(see Exhibit A.5); no changes are requested.
The recorded final plat shown in Exhibit A.6 depicts zero (0) lot lines on internal shared lot lines where
attached dwellings were proposed to be constructed. Where detached homes are proposed in the future,
staff recommends the applicant record an affidavit of change with a legal description(s) and exhibit
map(s) that depict new side utility easement(s) where zero lot lines are currently shown. Said side
utility easement(s) shall be 5 feet wide.
Waverly Place MDA-13-006
Staff is supportive of the changes to the DA requested by the applicant and as recommended by staff
shown in ExhibitA.2.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Amendments to Development Agreement
3. Approved Single-Family Attached Building Elevations
4. Proposed Single-Family Detached Building Elevations
5. Material Specifications Proposed by the Developer & Included in the Existing DA
6. Recorded Plat
7. Site Plan Showing Placement of Detached Homes on Lots
8. Previously Approved Site Plan for Attached Units & Landscape Plan
Waverly Place MDA-13-006
Exhibit A.1: Vicinity Map
Waverly Place MDA-13-006
Exhibit A.2: Proposed Amendments to Development Agreement
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1 Owner/Developer shall develop the Property in accordance with the following special conditions:
a. Off-street parking shall be provided on the site in accord with the requirements for t+he~se
single-family dwellings listed in UDC Table 11-3C-6.
b. All ~eme single-family attached structures constructed on the site shall substantially
comply with the elevations shown in Exhibits A.33 of the staff report. Further, there shall be a
minimum of two different styles of te~t3homes constructed within the development for variety.
c. The clubhouse/caretaker structure shall substantially comply with the building elevation
(including construction materials) shown in Exhibit A.6 of the staff report.
d. Development of the site shall substantially comply with the site plan and landscape plan
included in Exhibit A of the staff report.
e. A Certificate of Zoning Compliance (CZC) application is required to be submitted for each of
the proposed ~e~e attached structures
. More than one of the structures may be contained in the same CZC application.
f. An Administrative Design Review application is required to be submitted concurrently with the
CZC application for all attached residential structures
~a *'~° °'~~'~'~°~~~° ~«~••°*~~~° in accord with UDC 11-SB-8B. As applicable, the site and
structures shall comply with the standards listed in UDC 11-3A-19 and the guidelines contained
in the City's Design Manual.
g. Development of the site shall be consistent with the material specifications provided by the
applicant included in Exhibit A.7 of the staff report.
h. To ensure quality of design all single-family detached structures shall include modulation of
the rear building facades variations in profile of the roofs (2 or more roof planes), pattern
variations and architectural elements to mitigate blank walls (i.e. windows, color, texture/color
of materials). Further there shall be a minimum of two different styles of detached homes
constructed within the development for variety.
i. Where detached homes are proposed in the future the applicant shall record an affidavit of
chan eg_(related to the final plat) with a legal description(s) and exhibit map(sl for the new side
utility easement(s) where zero lot lines are currentlyshown.
Waverly Place MDA-13-006
Waverly Place MDA-13-006
Exhibit A.3: Approved Single-Family Attached Building Elevations
Waverly Place MDA-13-006
Exhibit A.4: Proposed Single-Family Detached Building Elevations (NOT APPROVED)
Waverly Place MDA-13-006
Exhibit A.S: Material Specifications Proposed by the Developer & Included in the Existing DA
Waverly Place Townhome
Material Minimums
SPEC SHEET
2X6 EXTERIOR WALLS @ 16 INCH ON CENTER
TJI FLOOR JOISTS 19.2 INCH ON CENTER
R-21 EXTERIOR BLOW IN BLANKET WALL INSULATION
R-40 INSULATION IN ATTIC
AIR SEAL
R-19 INSULATION IN FLOOR
OVER AND ABOVE ENERGY STAR INSULATION PACKAGE
VINYL WINDOWS
LOW E GLASS
30 YEAR ARCH. SHINGLES W/HIGH RIDGE
COTTAGE LAP MASONITE/CEMENTATIUS SIDING
INSULATED GARAGE DOORS WITH BELT DRIVE OPENER
90% EFFICIENT FURNACE
9 FT. CEILINGS
3 EXTERIOR PAINT COLORS
HAND TEXTURED WALLS
HARDWOOD FLOORING -ENTRY, KITCHEN & DINING
TILE FLOOR AND SHOWER IN MASTER BATHROOM
GRANITE COUNTERTOPS -KITCHEN & BOTH BATHROOMS
PLUMBED FOR CENTRAL VACUUM
OIL RUBBED BRONZE FIXTURES
CRAFTSMAN STYLE DOORS & TRIM
BLACK & STAINLESS APPLIANCES
CUSTOM BUILT ALDER CABINETS
FINISHED & PAINTED GARAGE
3 INTERIOR PAINT COLORS
Items of Clarification regarding the Waverly Project:
Clubhouse: Addition of secondary patio for Common Area use.
Includes secondary dormer, concrete patio and doors.
Existing patio for Living Quarters will be slightly reduced but remain.
Added plantings between the two patios to provide separation.
Incorporate stone or stucco into rear elevation of clubhouse to ensure material diversity.
Consider false dormers along roofline in an effort to break up roofline.
*commitment to meet with neighbors between P&Z and City Council to review finalized
designs.
Driveways: Add stamped and/or stained concrete ribbon strips along borders to break up driveways
and add diversity.
Waverly Place MDA-13-006 10
Fencing: Add and/or repair fencing along West, North and Eastern property lines.
Fencing to transition down to 4' at common lots.
Termination points of fencing to be softened with plantings.
Homes: Minimum of 1,500 sf living space.
To be consistent with square footages represented on floor plans
Incorporates stone or stucco at side and rear elevations that are viewed by Magic View
Drive.
Consider false dormers along roofline in an effort to break up rooflines.
*homes to be built consistent with submitted designs.
*exterior materials to be consistent with attached Spec Sheet submitted at neighborhood
meeting.
Waverly Place MDA-13-006 11
Exhibit A.6: Recorded Plat
PLAT SHOWING
WAVERLY PLACE SUBDIVISION
A RE-SUBDIVISION OF A PORTION OF LOT 6 OF AMENDED MAGIC VIEW SUBDIVISION
LOCATED IN THE SW 1/4 OF THE NE 1/4 SECTION 17 T.3N., R.1 E., B.M.,
MERIDIAN, ADA COUNTY, IDAHO
2072
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SHEET 1 OF 2
Waverly Place MDA-13-006 12
Exhibit A.7: Site Plan Showing Placement of Detached Homes on Lots
Waverly Placc MDA-13-006 13
Exhibit A.8: Previously Approved Site Plan for Attached Units & Landscape Plan
~`r r yr ~ `~C" ~':
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Waverly Nlace MDA-13-006 ~4
Waverly Place M DA-13-006 15
Exhibit A.1: Vicinity Map
Waverly Place MDA-13-006
Exhibit A.2: Proposed Amendments to Development Agreement
CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1 Owner/Developer shall develop the Property in accordance with the following special conditions:
a. Off-street parking shall be provided on the site in accord with the requirements for t+~w~keuse
single-family dwellings listed in UDC Table 11-3C-6.
b. All ~ single-family attached structures constructed on the site shall substantially
comply with the elevations shown in Exhibits A.~3 of the staff report. Further, there shall be a
minimum of two different styles of homes constructed within the development for variety.
c. The clubhouse/caretaker structure shall substantially comply with the building elevation
(including construction materials) shown in Exhibit A.6 of the staff report.
d. Development of the site shall substantially comply with the site plan and landscape plan
included in Exhibit A of the staff report.
e. A Certificate of Zoning Compliance (CZC) application is required to be submitted for each of
the proposed ~ attached structures '
. More than one of the structures may be contained in the same CZC application.
f. An Administrative Design Review application is required to be submitted concurrently with the
CZC application for all attached residential structures
" ~ on~~.~a~ in accord with UDC 11-SB-8B. As applicable, the site and
structures shall comply with the standards listed in UDC 11-3A-19 and the guidelines contained
in the City's Design Manual.
g. Development of the site shall be consistent with the material specifications provided by the
applicant included in Exhibit A.7 of the staff report.
h. To ensure quality of design all sin le-family detached structures shall include modulation of
the rear buildm~ facades variations in profile of the roofs (2 or more roof planed pattern
variations, and architectural elements to mitigate blank walls (i a windows color texture/color
of materials). Further there shall be a minimum of two different styles of detached homes
constructed within the development for variety
i. Where detached homes are proposed in the future the applicant shall record an affidavit of
chance (related to the final plat) with a legal description(s) and exhibit map(s) for the new side
utility easement(s) where zero lot lines are currently shown
Waverly Place MDA-13-006
Waverly Place MDA-13-006
Exhibit A.3: Approved Single-Family Attached Building Elevations
Waverly Place MDA-13-006
Exhibit A.4: Proposed Single-Family Detached Building Elevations (NOT APPROVED)
Waverly Place MDA-13-006
Exhibit A.S: Material Specifications Proposed by the Developer & Included in the Existing DA
Waverly Place Townhome
Material Minimums
SPEC SHEET
2X6 EXTERIOR WALLS @ 16 INCH ON CENTER
TJI FLOOR JOISTS 19.2 INCH ON CENTER
R-21 EXTERIOR BLOW IN BLANKET WALL INSULATION
R-40 INSULATION IN ATTIC
AIR SEAL
R-19 INSULATION IN FLOOR
OVER AND ABOVE ENERGY STAR INSULATION PACKAGE
VINYL WINDOWS
LOW E GLASS
30 YEAR ARCH. SHINGLES W/HIGH RIDGE
COTTAGE LAP MASONITE/CEMENTATIUS SIDING
INSULATED GARAGE DOORS WITH BELT DRIVE OPENER
90% EFFICIENT FURNACE
9 FT. CEILINGS
3 EXTERIOR PAINT COLORS
HAND TEXTURED WALLS
HARDWOOD FLOORING -ENTRY, KITCHEN & DINING
TILE FLOOR AND SHOWER IN MASTER BATHROOM
GRANITE COUNTERTOPS -KITCHEN & BOTH BATHROOMS
PLUMBED FOR CENTRAL VACUUM
OIL RUBBED BRONZE FIXTURES
CRAFTSMAN STYLE DOORS & TRIM
BLACK & STAINLESS APPLIANCES
CUSTOM BUILT ALDER CABINETS
FINISHED & PAINTED GARAGE
3 INTERIOR PAINT COLORS
Items of Clarification regarding the Waverly Project:
Clubhouse: Addition of secondary patio for Common Area use.
Includes secondary dormer, concrete patio and doors.
Existing patio for Living Quarters will be slightly reduced but remain.
Added plantings between the two patios to provide separation.
Incorporate stone or stucco into rear elevation of clubhouse to ensure material diversity.
Consider false dormers along roofline in an effort to break up roofline.
*commitment to meet with neighbors between P&Z and City Council to review finalized
designs.
Driveways: Add stamped and/or stained concrete ribbon strips along borders to break up driveways
and add diversity.
Waverly Place MDA-13-006 10
Fencing: Add and/or repair fencing along West, North and Eastern property lines.
Fencing to transition down to 4' at common lots.
Termination points of fencing to be softened with plantings.
Homes: Minimum of 1,500 sf living space.
To be consistent with square footages represented on floor plans
Incorporates stone or stucco at side and rear elevations that are viewed by Magic View
Drive.
Consider false dormers along roofline in an effort to break up rooflines.
*homes to be built consistent with submitted designs.
*exterior materials to be consistent with attached Spec Sheet submitted at neighborhood
meeting.
Waverly Place MDA-13-006 I1
Exhibit A.6: Recorded Plat
PLAT SHOWING
WAVERLY PLACE SUBDIVISION E. FRANKLIN ROAD 5~ 5g
9.1] 5.16
A RE-SUBDIVISION OF A PORTION OF LOT 6 OF AMENDED MAGIC VIEW SUBDIVISION s~~°'
LOCATED IN THE SW 1/4 OF THE NE i/4 SECTION 17 T.3N., R.1E., B.M., > ai
MERIDIAN, ADA COUNTY, IDAHO a`
2012 >
CREENHILL ESTAR9 SUBOIMSpN CREENNILL EST4TES SUBOMSgN N0. 1
T S 89_'57'30' E 500.87'
sxT _Q BLLeWI ~ 7ax'--~~~oo~ -IS.oo' i__.voo' ~ _u.aa' T i
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SHEET 1 OF 2
Waverly Place MDA-13-006 12
Exhibit A.7: Site Plan Showing Placement of Detached Homes on Lots
Waverly Place MDA-13-006 13
Exhibit A.8: Previously Approved Site Plan for Attached Units & Landscape Plan
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Waverly Place MDA-13-006 14
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Waverly Place MDA-13-006 15
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