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Council approves amended Nibley Meadows development agreement; developer to add affordable units and park contributions
Summary
The City Council approved an amended development agreement for Nibley Meadows that realigns a planned stub road, expands park acreage and requires the developer to provide stormwater improvements, 11 income-restricted units (50% of the 22 added units) at 80% AMI for 20 years, and a $40,000 recreation contribution to the city.
The City Council approved amendments to the development agreement for the Nibley Meadows subdivision, changes that the city planning staff and the applicant presented after prior review by the Planning Commission.
Key changes approved by the council included: a realignment of the planned 900 West roadway stub to improve future connectivity; relocating two previously platted single-family home lots into a larger, square park parcel; and stormwater-bypass piping adjustments coordinated with adjacent properties. Staff told council the realignment would produce a more usable park layout and is consistent with the city’s parks and trails master plan.
The developer proposed adding density in exchange for the park and stormwater improvements. Staff said the change increased the density of one portion of the site by 22 units compared with the earlier approval. To address affordable-housing concerns raised in discussion, the developer volunteered that 50% of those additional 22 units — 11 units — would be reserved for households earning at or below 80% of area median income (AMI). The draft agreement requires documentation of tenant incomes and places a 20-year sunset on that affordability requirement; city attorneys added monitoring and documentation language to implement the restriction.
Council members also negotiated a contribution for park amenities. The developer initially proposed a dedicated $40,000 toward pickleball courts; council amended the agreement to accept $40,000 pledged to recreation/park amenities more generally rather than to a specific amenity type. That amendment passed by council vote and was incorporated before final approval of the development agreement.
Council heard concerns from neighbors and commissioners about wetlands near the planned bypass pipe and placed a condition that the developer coordinate with adjacent Hawk Hollow property owners and secure any needed federal (U.S. Army Corps of Engineers) determinations regarding wetlands. The council recorded a roll call and approved the amended development agreement (the motion carried with five votes in favor). Staff said the developer must coordinate required wetland and utility work and that required stormwater piping would include manholes at appropriate intervals to allow maintenance.
The action included direction to staff to incorporate the council’s amendment — the unrestricted $40,000 contribution tied to park amenities — into the written agreement before signature.
