HomeMy WebLinkAboutPZ - Narrative - Resubmittal km
December 23,2020
Project No.: 18-140
Ms.Sonya Allen
City of Meridian
Community Development Department
33 E. Broadway Ave.,Ste. 102
Meridian, ID 83642
RE: Prescott Ridge Subdivision—Meridian,ID
Annexation and Zoning,and Preliminary Plat Narrative
Dear Ms.Allen:
On behalf of Providence Properties, LLC. we are pleased to submit the attached applications and required
supplements for annexation and zoning and preliminary plat applications for the Prescott Ridge Subdivision and
future medical campus.
The following narrative has been revised to include updated information resulting from the acquisition and
inclusion of a previously excluded parcel. Lot counts, densities, acreages and other key information have been
updated. However, the general premise of the Prescott Ridge Subdivision project remains the same, so some
details will reflect the previous narrative submitted with this application.
Our development team has had the opportunity to participate in several discussions and meetings with
adjacent neighbors, City staff, the Planning and Zoning Commission and Meridian City Council to work
through requests, concerns, and revisions. Through these discussions we have made various changes to our
proposed project. The inclusion of a previously excluded parcel has allowed us to revise the medical campus
site plan in a way that will mitigate some of the neighbor's concerns while providing a use that will fulfill the
intent of the Mixed-Use Regional future land use. The location and orientation of the medical office building
and hospital within the medical campus component of the project have been revised to provide as little impact
to adjacent neighbors as possible.
We believe the several iterations this project has transitioned through has resulted in a development plan
that will prove to be a premier project with regional draw in the City of Meridian. We look forward to
continuing to work with the City on this project.
9233 West State street • Boise, Idaho 83714 • 208.639.6939 • kmengllp.com
Site Information
The subject property is approximately c-G R-a c-c
128.21 acres, 124.8 acres of which are d
located within the preliminary plat
boundary.The property is located south of
Chinden Boulevard, east of McDermott RUT
Road, and is currently zoned RUT (Rural-
Urban Transition) in Ada County. RUT
The property is bounded on the north by � `���
Chinden Blvd. and the Pollard Subdivision, ,
zoned C-G (General Retail and Service
��� .
Commercial); to the west by McDermott �__� ___—_--—
Rd., SH-16 and a single-family residence, R-9
zoned RUT;to the east by rural single family I
residences and future subdivisions, zoned P-4
R-4(Medium Low-Density Residential) and `
RUT; and to the south by the Oaks North
Subdivision,zoned R-4. R-ls
R-15 t
Background Information R-$
We chose this site due to its proximity to
services, parks, expanding infrastructure
and future schools. We believe the project
that we are proposing aligns with the comprehensive plan while accommodating surrounding development and
providing residential and employment opportunities in Meridian. In researching this property and preparing the
subject proposal we held two neighborhood meetings, participated in three pre-application meetings with City
staff and researched adjacent projects and recent approvals.Through these various discussions and research,our
preliminary plat was adapted to accommodate adjacent property owners to the west,to meet Fire Department
requirements and to incorporate various City requirements and requests.
Per Staffs direction,we have included various supplemental exhibits to illustrate parking availability,townhome
accessibility,a phasing plan,and concepts of the future multi-family component and medical campus.We believe
these exhibits will illustrate the functionality and complexity of the project.Additional information regardingthese
exhibits is included herein as well as attached within this application.
Meridian City
Prescott Ridge Subdivision PAGE 12
Comprehensive Plan V.S NGNW4Y I6 CNiNEN SIV
According to the City's
Comprehensive Plan, the
primary future land use
designation for this MEOE�
PRESCOTT
property is Medium Jj
Density Residential. A RIDGE
IDAHO
portion adjacent to MERIDIAN,
Chinden Blvd. is located
within the Mixed-Use
Regional land use
designation.
In an effort to integrate
-
and best utilize the mixed- - \
use regional portion with _
the medium density JJ
g I
residential portion, we 2 j
propose a mix of zoning Fui K mKSNOKT45UB0i VISION
designations.Our goal is to
develop a regional hospital located adjacent to a residential area to provide essential services as well as
employment opportunities for surrounding neighbors, in alignment with the mixed-use regional land use
designation. Our proposed zoning designations and enclosed preliminary plat for future development support
the intent of the land use designations and the Comprehensive Plan,as further discussed below.
Annexation and Zoning
As mentioned,the current zoning designation for the project site is RUT in Ada County. We propose to annex
and zone the property to the R-8 (Medium Density Residential), R-15 (Medium High-Density Residential), and
C-G (General Retail and Service Commercial) zoning districts to accommodate a mix of single-family detached
and attached homes,medium high-density multi-family residential development,a future medical campus and
a parcel owned by the West Ada School District.
The R-8 district will be comprised of approximately 100.5 acres, with detached single-family homes and
potentially a number of single-family attached units,and one lot owned by the West Ada School District.The R-
15 zone is proposed to cover approximately 7.92 acres with 38 attached single-family townhomes and 14 lots
allocated for a future multi-family residential development. The C-G zone will incorporate a future medical
campus with complementary commercial uses on approximately 16.36 acres.
Detailed development plans for the medical campus will be submitted at a later date with a Conditional Use
Permit for the hospital use. Provided in this application is a draft site plan of the medical campus and draft
renderings of the buildings'exterior.
The West Ada School District parcel in this annexation and preliminary plat request is included as the parcel was
split outside of typical code requirements in Ada County; including it in the subject application will allow for
future development of the site in Meridian's City limits. The school district parcel is otherwise not a major
component of this project. In early project discussions,the status of surrounding and incorporated parcels was
Meridian City
Prescott Ridge Subdivision PAGE 13
determined. We have included an exhibit depicting the current status of parcels in question within this
application.
Preliminary Plat
As noted, the subject request includes a preliminary plat for the approximately 124.8 acres comprising the
Prescott Ridge Subdivision boundary.419 lots are proposed overall,with 371 buildable lots and 48 common lots.
The R-8 district consists of 317 lots; most of which are proposed to be single-family detached residential lots,a
portion could potentially develop as single-family attached lots with zero-lot lines as allowed in the R-8 district.
----------------------------------------------------------
Proposed single-family attached lots within blocks are indicated in the table I Proposed Single-Family
to the right.These units will be placed in key locations to provide a variety I Attached Lots
--------------------------------------
of housing options near the future school site and at the northwest part of Block i Lot(s)
the subdivision. Placement will provide a transition housing type between 1 f 9-18
-----------------------------
the proposed multi-family units and single-family detached units.The exact 20-29
----------------------------¢----------------------------�
lot and block numbers could change with future platting, but general ! 23-28
locations will be consistent. 34-45
12 L----------------------------�
48-55
-----------------------------
The R-15 district is comprised of 38 single-family attached townhome lots 58-63
and 14 lots to accommodate a future multi-family development. T 2-5
Overall the subdivision contains 42 common lots,6 common driveway lots, 13 ----------------------------�
8-17
14 lots for a future multi-family development,one lot for the future medical ----------------------------y-------
2-15
campus,and one lot for the West Ada School District's parcel. No variances ' 14 ----------------------------�
18-28
or variations are requested from City code with the subject preliminary plat `------------
application.
In accord with City code, this subdivision will utilize City services upon annexation. Water and sewer will be
extended from the subdivision to the south. Water will be looped to the west to connect with water already
located within McDermott Rd.
Residential
Within the single-family detached residential areas, lot sizes range from approximately 4,000 to 12,000 square
feet, in alignment with the R-8 zoning district requested. Lots within the townhome area are approximately
2,400 square feet in accord with the R-15 district.
In alignment with the Comprehensive Plan, the gross density of the residentially platted lots in this project,
including the R-8 and R-15 zoning districts is 3.42 du/acre. In accord with code requirements,the R-15 portion
of the project is approximately 7.57 du/acre whereas the R-8 portion of the project is at the low-end of the
medium density target density of 3-8 units an acre at 3.07 du/acre.
The area reserved for future multi-family development has been strategically placed at the northeast part of the
site.The proposed location will provide a higher density of homes near the future school and medical campus
to provide housing opportunities for employees and families. Additionally, a multi-family development in this
location will provide a transition from what could potentially redevelop into a higher-density product within the
mixed-use land designation to the north. Future development of this lot will comply with specific use standards
within City Code and will be subject to conditional use permit approval. A conceptual development plan has
been included within this application to provide an idea of future development; detailed site and landscape
plans,elevations and amenities will be further defined with a subsequent application.
Meridian City
Prescott Ridge Subdivision PAGE 14
Attached to this application as an exhibit are exterior
renderings of the single family detached, single family-
PEREGRIME
attached and multi-family housing units. The single family + SV6OVISON
attached product series will be the same as the product
offered in White's Acres, located in Meridian. This product
z �
was very well received in one of our most popular
neighborhoods in the Treasure Valley.
o t
As mentioned, we propose that a portion of the R-8 district
lots be included with zero lot line setbacks to accommodate
single-family attached units.Additionally,the townhomes will
require zero lot lines to accommodate the proposed attached o
single-family housing. --
�
Integration with Adjacent Neighborhood
In order to provide a transition in lot size within our project to
an existing subdivision to the west (Peregrine Heights
Subdivision) we have included large, estate lots west of the _ p a' z
townhomes along our northwest boundary. Lots directly
adjacent to the Peregrine Heights residences range in size o
from approximately 10,400 square feet to 20,040.As shown
in the enclosed exhibit,these lots are intended to provide a buffer between rural Ada County residential property
and residences zoned R-8 in Meridian City.The minimum lot size is 4,000 square feet in the R-8 district;these lots
exceed that minimum requirement by more than 6,000 square feet, with most lots exceeding the minimum
requirement by approximately 8,000 square feet.
In response to the feedback we have received from adjacent neighbors,the Planning and Zoning Commission and
City Council,we have modified the size of the lots and added an open space lot,as seen in the attached exhibit.
Medical Campus
Per several discussions and meetings with adjacent neighbors, City staff,the Planning and Zoning Commission
and Meridian City Council,we have included a parcel that was previously excluded from the project.The result
of its inclusion has allowed us to revise the medical campus site plan in a way that will mitigate some of the
neighbor's concerns while providing a use that will fulfill the intent of the Mixed-Use Regional future land use.
The proposed future medical campus will include boutique medical services geared toward women's health and
pediatrics. The campus will be comprised of two buildings. A concept plan and conceptual elevations are
included within this application to provide an idea of the orientation of buildings and type of medical campus
proposed.As shown in the concept plan,the medical office building will be located near Rustic Oak Way and the
hospital will be located near Chinden Blvd.
The medical campus is planned to be built in phases.At build-out there will be an approximately 60,000 square
foot medical office building and 181,000 square foot hospital with approximately 60 beds. In response to
neighbor's requests, both facilities have been downsized compared to the original proposal. Originally,we had
proposed a 90,000 square foot medical office building;the hospital was proposed to be 220,000 square feet.
Meridian City
Prescott Ridge Subdivision PAGE 15
The bed count directly relates to the W.cHitinex eLvo
number of inpatient beds where patients
spend the night at the facility;most services a ..
performed in this hospital will be
outpatient in nature. The square footage
not used for inpatient beds,will be utilized
for services like surgery, radiology,
an
[iWluul llWIflLu r J lgtwuu�u�f�
emergency department, labor rooms,
physical plant, and a cafeteria. The -
proposed hospital will be similar in scope
and size to the St.Luke's campus in Nampa,
with 87 beds and the St. Al's campus in
Nampa with 100 beds. I
nrmr_mr tlFri
In excess of code requirements, a 30-foot
landscape buffer with vegetative
groundcover and an 8-foot masonry wall
are proposed to be included within the C-G
district to buffer the medical campus use
from adjacent residential properties. We
have also shifted the buildings further east in response to requests from the adjacent property owners. A
subsequent conditional use permit request will be submitted to further define the dimensional and design
standards for the medical campus. Upon that application, development of the proposed C-G parcel will be
required to meet all dimensional and design standards.
The physical and economic health of a community are important priorities for a city. In this part of Meridian,
there is a need for convenient medical care options for the community.A recent article, published in the Idaho
Business Review and included as an exhibit within this application, reports that Idaho ranks last in the Country
for physicians per resident and 361"in the Country for hospital beds per resident.A private medical campus is a
major economic asset to a City as the hospital is an engine for local tax revenue and provider of high-paying jobs.
This proposed medical campus will provide comprehensive and diverse medical services that meet the needs of
this community.
School District Parcel
As mentioned,the West Ada School District's parcel is included as a lot within the proposed preliminary plat(Lot
84, Block 12)to ensure its ability to develop in the future.The parcel is currently zoned RUT in the County and
was previously a part of a subdivision that occurred outside of normal County processes and requirements.As
a result, the parcel has been deemed an illegal parcel, which requires that it be annexed in with the subject
property.Additionally, for the parcel to be eligible for building permits it is required to be included within the
subject preliminary plat.The West Ada School District will pursue future development of the site on their own
volition and for all intents and purposes does not have any affiliation with the Prescott Ridge Subdivision outside
of its inclusion in the subject application.
Residential Project Phasing
We propose to construct the proposed preliminary plat in nine phases. The first phase will include the
construction of the proposed collector roadway,Rustic Oak Way,as well as 68 single-family residential lots.The
first phase was configured in an effort to provide a secondary access for emergency services via intersections at
Meridian City
Prescott Ridge Subdivision PAGE 16
Chinden and McDermott and due to the availability of services to the site. Phases 2-7 include the remainder of
the single-family detached homes proposed,with 251 buildable lots and 21 common lots. Phase 8 is comprised
of the proposed townhomes, which includes 38 buildable lots.The final phase is proposed to include a single
buildable lot to accommodate a future multi-family development.The full buildout of the nine proposed phases
is anticipated to be constructed over the course of four to five years.
Access and Connectivity
The primary entrance for the subdivision will be a full access point via Chinden Blvd. (Rustic Oak Way) and will
extend through the Prescott Ridge Subdivision to a future phase of an existing subdivision to the south (Oaks
North).The existing curb cut and roadway, Levi Ln.,will be improved to residential collector standards in accord
with the Future Land Use Map and ACHD's Master Street Map. The existing location of the access point will
remain the same and will align with Pollard Ln.across Chinden to the north.
An additional full access point is proposed to the west via McDermott Rd. (Sturgill Peak St.). Three stub streets
are proposed to extend to future development to the south and an emergency access is proposed to an existing
cul-de-sac within the subdivision to the north(Peregrine Heights Subdivision).The two stub streets proposed to
the Oaks North on the southern boundary of the subject property align with streets as approved in their
preliminary plat.The emergency access proposed via the existing cul-de-sac into Peregrine Heights Subdivision
will include bollards and will only be used in case of emergency.We have also proposed a stub street at the end
of a cul-de-sac on the west part of our site,which could be extended if the property to the northwest desires.
The primary access point for the proposed medical campus will be via Rustic Oak Way.The approximate location
is depicted on the attached concept plan and will be further finalized with a subsequent application. In accord
with City Code, hospitals are required to take direct access from an arterial roadway. Recognizing that Chinden
is a state highway and upon ITD's denial to take direct access,we propose to use Rustic Oak Way as emergency
vehicle access point via Chinden.
Transportation
In workingthrough the details of this project,several conversations have occurred with the Idaho Transportation
Department (ITD) and Ada County Highway District (ACHD). As the C-G lot is proposed to include a medical
campus,we discussed the possibility of an emergency access point to Chinden Blvd. ITD denied our request for
direct access to Chinden as they do not permit direct access to state highways.As such,we request that the City
Council permit Rustic Oak Way to function as direct access onto an arterial street as is required by the Specific
Use Standards,although it is classified a collector roadway.
As part of this request we are proposing to contribute to future improvements required along Chinden as
required by ITD. In discussions with ITD,they are amenable to requiring a proportionate share of the cost per
lot for each final plat phase. We request that this arrangement be memorialized in each of the Development
Agreements for this project.We have included correspondence regarding this proposal within this application.
Block Length
The most southern roadway,Smokejumper Street,exceeds the maximum block length of 750'by approximately
100'. In designing the southern portion of the subdivision, vehicular connections were available to the Oaks
North to the south, requiring connections at the points shown.As a result,the block length of Smokejumper in
between streets exceeded the maximum block length allowed. City Code typically allows pedestrian
connections to be included to alleviate the length of the street, however in this case, no pedestrian connection
is available as buildable lots abut that section of our subdivision.
Meridian City
Prescott Ridge Subdivision PAGE 17
Pedestrian Connectivity
Pedestrian connectivity and -
integration of uses is paramount
to the mixed-use regional land ;
use designation and this
development in general. In — —
accord with the City of Meridian's
Pathways Master Plan we have
I
included a 10-foot multi-use 1 �°
pathway adjacent to Chinden 1 ° _. • I
Blvd.and are proposing to extend
it through the center of the
project along the proposed ®° ° ® ,ee ® •
collector roadway. The pathway -m •,e ••e°° • ; °
extends to the school district's
property to the east to provide •®•
• m eeeee •area a ¢ -® mmm®®e •'
additional connectivity between
developments for future °�=m ®•® - •`° ? _ ®°
residents. Internal pathways will
be provided within the central
open space,the collector roadway and with the future development of each site and as required by subsequent
applications.
Landscaping,Open Space and Amenities
In accord with City Code, landscape buffers are being provided along the
collector and arterial roadways. Additionally, a 30' landscape buffer is
proposed between the future medical campus and the townhomes as well
as the existing homes to the west.Overall,this development contains 12.43 =_
acres, or 15.4%, of qualified open space as shown on the attached open
space exhibit. Each of the proposed areas within the development are .A $CHEMRTI[CLlJ6HOU5E
detailed in our open space exhibit to demonstrate compliance with City
�
Code. -
A 4.74-acre central park has been included as a focal point and gathering
place for residents with a pool, clubhouse and large children's play B
LARGETOTLOT
structure. Pedestrian walkways are included within the central open space
and throughout the development to allow for interconnectivity and easy
access to amenities. Several pocket parks are included throughout the
development in different phases to provide a variety of places for residents
to recreate and gather.A smaller children's play structure is proposed to be SMALL TOT LOT
located within one of the pocket parks. A dog park is included at the
northwest part of the site and several large grassy areas are provided throughout the development to offer
open space in easily accessible areas for all parts of the subdivision. All common space will be owned and
maintained by the homeowners'association.
Meridian City
Prescott Ridge Subdivision PAGE 18
Parking Availability
Per staffs direction we have included a parking exhibit to illustrate the number of off-street parking spaces
available to both detached and attached single-family residences and near open space areas.
In our discussions with staff,the townhomes were an area of primary concern as the density of the homes within
the R-15 area could result in close quarters for parking. As a solution, in addition to the required number of
parking spaces, we have included 14 spaces for visitors and residents within the townhome area. Each home
includes 4 parking spaces, 2 of which are enclosed and 2 located within the driveway for each home. Parking
requirements are configured based on the number of bedrooms within each housing unit. The number of
bedrooms proposed for each townhome differs;with an estimated 25%of the units including 2 bedrooms and
an estimated 75% including 3 bedrooms, we are required to provide 220 parking spaces overall. We are
providing 266 parking spaces including garage, parking pad and overflow parking spaces within the
development,exceeding code requirements by 46.
Within the exhibit we have included on-street parking along detached and attached housing types,to ensure
the rest of the development is adequately parked.Our lots range in width from about 40'to 75'. Depending on
the location of the driveway, a 40' lot can accommodate 1 or more street parking spaces while a 60' lot can
accommodate up to 2 spaces. As currently designed, the multi-family portion of development is expected to
provide 2 parking spaces for every 2-bedroom unit.
Fire Response
Per discussions with City staff, we have elected to include elements within this development to increase
serviceability and fire safety. Meridian Fire Station No. 7 is slated to be constructed near the proposed
development,however,is a few years out from completion.As recommended by the Fire Department,we plan
to include an AED (Automated External Defibrillator) device in the clubhouse. We plan to coordinate with the
Fire Department to provide education related to the use of the AED device to ensure residents are aware of the
benefits and function if the need to use the device arises.
Additionally,we have configured our phasing of the project to include full construction of the collector roadway
(Rustic Oak Way) bisecting the site to ensure the highest level of connectivity and access is achieved at the
beginning of the project. In discussions with the Fire Department, we understood this to be helpful in their
response times and ability to serve the site,as well as future homes in Oaks North to the south.
Development Agreements
In conjunction with the annexation and zoning of the property we propose to enter into a development agreement
to guide future development of the site.As this project is composed of three distinctly different uses,we propose
to enter into three different development agreements to accommodate varying development plans.We request
one development agreement forthe proposed R-8 and R-15 residential portion of this project,one forthe medical
campus component,and another for the School District's parcel.
Meridian City
Prescott Ridge Subdivision PAGE 19
Conclusion
We believe that the proposed zoning and preliminary plat as conditioned,will complement surrounding uses,fulfill
the intent of the Comprehensive Plan,and provide additional housing and employment opportunities in this area
of Meridian.
As mentioned,we have participated in several discussions and meetings with adjacent neighbors,City staff,the
Planning and Zoning Commission and Meridian City Council.Through those discussions we have made various
changes to our proposed project, and specifically the medical campus component.We have included a parcel
that was previously excluded from the project,which allowed us to revise the medical campus site plan in a way
that will mitigate some of the neighbor's concerns while providing a use that will fulfill the intent of the Mixed-
Use Regional future land use.The medical office building and hospital have been shifted to the east and oriented
in a way that we believe will provide as little impact to adjacent neighbors as possible.
We believe this project has transitioned well throughout the last year.Through several iterations we believe this
project is an improvement upon the original application submitted.
We appreciate the time you and other staff members have spent to help us understand the steps needed to
accomplish this project. Should you have questions or require further information in order to process these
applications, please feel free to contact me.
Sincerely,
KM Engineering,LLP/'a
Stephanie Leonard
Land Planner
cc: Providence Properties, LLC.
Meridian City
Prescott Ridge Subdivision PAGE 110