PZ - Updated Staff Report for 102220 Commission Hearing
Page 1
HEARING
DATE:
October 22, 2020
Continued from July 16, August 20,
September 17, 2020
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
SUBJECT: H-2020-0047
Prescott Ridge – AZ, PP, PS, ALT
LOCATION: South of W. Chinden Blvd. and east of N.
McDermott Rd., in the North ½ of
Section 28, Township 4N., Range 1W.
(Parcels: S0428233640, R6991222210,
S0428120950, S0428131315,
S0428131200, S0428211102)
I. PROJECT DESCRIPTION
Annexation of a total of 126.53 acres of land with R-8 (99.53 acres), R-15 (8.82 acres) and C-G (18.17 acres)
zoning districts; and, Preliminary Plat consisting of 395 buildable lots [316 single-family residential (94 attached &
222 detached), 63 townhome, 14 multi-family residential, 1 commercial and 1 school], 32 common lots and 6 other
(shared driveway) lots on 123.26 acres of land in the proposed R-8, R-15 and C-G zoning districts.
Private streets are proposed within the townhome portion of the development for internal access and circulation.
Alternative Compliance to UDC 11-3F-4A.4, which requires a limited gated development when townhomes are
proposed, is also requested.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 122.8
Existing/Proposed Zoning Rural Urban Transition (RUT) in Ada County (existing)/R-8, R-15 and C-G
(proposed)
Future Land Use Designation Medium Density Residential (MDR) (3-8 units/acre) (113.5+/- acres) with
Mixed Use – Regional (MU-R) (9+/- acres) along W. Chinden Blvd.
Existing Land Use(s) Rural residential/agricultural with 1 existing single-family home
Proposed Land Use(s) Residential (single-family attached/detached, townhomes & multi-family)
& commercial (hospital and medical campus)
Lots (# and type; bldg./common) 395 buildable lots (316 single-family residential, 63 townhome, 14 multi-
family, 1 commercial and 1 school)/32 common lots/6 other (common
driveway) lots
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Page 2
Description Details Page
Phasing Plan (# of phases) 9 phases
Number of Residential Units (type
of units)
316 single-family (94 attached/222 detached), (63) townhome and (56)
multi-family units
Density (gross & net) Overall - 3.63 units/acre (gross); 7.86 units/acre (net)
R-8 area: 4.87 units/acre (gross); 7.19 units/acre (net)
R-15 area: 12.87 units/acre (gross); 21.39 units/acre (net)
Open Space (acres, total
[%]/buffer/qualified)
11.56 acres (or 11%)
(10.51 acres required based on 105.08 acres of residential area)
Amenities Swimming pool, clubhouse, large and small children’s play structures, a
dog park, multi-use pathways and additional qualified open space beyond
the minimum standards
Physical Features (waterways,
hazards, flood plain, hillside)
Two (2) segments of the West Tap Sublateral cross this site
Neighborhood meeting date; # of
attendees:
12/18/19 - 11 attendees; and 4/1/20 - 13 attendees
History (previous approvals) A portion of the site is Lot 18, Block 1, Peregrine Heights Subdivision
(formerly deed restricted agricultural lot for open space – non-farm that has
since expired).
B. Community Metrics
Description Details Page
Ada County Highway
District
Staff report (yes/no) Not yet
Requires ACHD
Commission Action
(yes/no)
No
Access
(Arterial/Collectors/State
Hwy/Local)(Existing and
Proposed)
A collector street access (W. Rustic Oak Way) is proposed via W. Chinden
Blvd./SH 20-26 at the half mile which runs through the site and connects to a
future collector street (N. Rustic Way) in the Oaks North development from
McMillan Rd. An access is proposed via N. McDermott Rd., a collector street.
Traffic Level of Service McDermott Rd. – Better than “D” (acceptable level of service)
W. Rustic Oak Way/Levi Ln. – Better than “D” (acceptable level of service)
Stub
Street/Interconnectivity/Cross
Access
Two local stub streets are planned to be constructed with the Oaks North
development at the southern boundary of the site and extended with this
development. Two stub streets (N. Serenity Ave. & W. Fireline Ct.) are proposed
to the north for future extension. A cross-access easement is required to be
provided to the MU-R designated property to the west.
Existing Road Network No public streets exist within the site; N. Levi Ln., a private lane, exists on the
northern portion of the site via W. Chinden Blvd./SH 20-26.
Existing Arterial Sidewalks /
Buffers
There are no existing buffers or sidewalks along N. McDermott Rd. or W.
Chinden Blvd./SH 20-26
Proposed Road
Improvements
Page 3
Description Details Page
Fire Service
Distance to Fire Station 3 miles from Station #5 to Serenity Ln. on Chinden & 4.4 miles to the McDermott
side of the project (Station #7 once constructed, will serve this development)
Fire Response Time Some of this development falls within the 5 minute response time area as shown
on the priority growth map; the McDermott side is 8 minutes away and does not
meet response time goals
Resource Reliability 80% from Station #5 – meets response time goal
Risk Identification 2 – current resources would not be adequate to supply service (open waterway)
Accessibility Project meets all required access, road widths and turnarounds as long as phasing
plan is followed.
Special/resource needs Project will require an aerial device for the multi-family development – cannot
meet this need in the required timeframe. Eagle Station #1 is the closest truck
company at approximately 8.4 miles away.
Water Supply Requires 1,000 gallons per minute for one hour for the single-family homes; the
multi-family areas will require additional water (may be less if buildings are fully
sprinklered)
Other Resources NA
Police Service No comments submitted
Distance to Police
Station
9 miles
Police Response Time No emergency response data can be provided because this development is near the
edge of City limits
Calls for Service 56 (within a mile of site between 4/1/19-3/31/20)
Accessibility No concerns
Specialty/resource needs None
Crimes 5 (within a mile of site between 4/1/19-3/31/20)
Crashes 4 (within a mile of site between 4/1/19-3/31/20)
Other Although located near the edge of City limits, service can be provided if this
development is approved.
West Ada School District
Distance (elem, ms, hs)
Capacity of Schools
# of Students Enrolled
Wastewater
Distance to Sewer
Services
This proposed development is not currently serviceable by Meridian Sanitary
Sewer service. The sewer trunk line designed to service this development is
within The Oaks North Subdivision to the south.
Sewer Shed North McDermott Trunk Shed
Estimated Project Sewer
ERU’s
See application
WRRF Declining
Balance
13.92
Project Consistent with
WW Master
Plan/Facility Plan
Yes
Impacts/Concerns • Additional 4,662 gpd has been committed
Page 4
• Sewer mains are not allowed in common driveways. Please remove.
• The planned sewer trunk line will enter this property at N. Rustic Oak Way
• Sewer line in N. Rustic Oak Way shall be 10-inch all the way to Chinden Blvd
• This development is subject to paying sanitary sewer reimbursement fees (see
Public Works Site Specific Conditions of Approval for detail). Reimbur sement
fees for the entire subdivision shall be paid prior to city signatures on the first final
plat.
Water
Distance to Water
Services
This proposed development is not currently serviceable by the Meridian City
water system. Water mainlines designed to service this development are within
The Oaks North Subdivision to the south.
Pressure Zone 1
Estimated Project Water
ERU’s
See application
Water Quality None
Project Consistent with
Water Master Plan
Yes
Impacts/Concerns None
C. Project Area Maps
Future Land Use Map
Aerial Map
Page 5
III. APPLICANT INFORMATION
A. Applicant:
Providence Properties, LLC – 701 South Allen Street, Ste. 104, Meridian, ID 83642
B. Owner:
Joseph Hon – 16790 Rose Park Dr., Nampa, ID 83687
Raymond Roark – 5952 N. Serenity Ln., Meridian, ID 83646
Lonnie Kuenzli – 6210 N. Levi Ln., Meridian, ID 83646
West Ada School District – 1303 E. Central Dr., Meridian, ID 83642
C. Representative:
Stephanie Leonard, KM Engineering – 9233 W. State St., Boise, ID 83714
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Notification published in
newspaper 6/26/2020, 8/28/2020
Notification mailed to property
owners within 300 feet 6/23/2020, 8/26/2020
Applicant posted public hearing
notice on site 7/2/2020, 8/27/2020
Nextdoor posting 6/23/2020, 8/27/2020
Zoning Map
Planned Development Map
Page 6
V. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan)
The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates 9+/- acres along W. Chinden
Blvd./SH 20-26 as Mixed Use – Regional (MU-R); and the 113.5+/- acres to the south as Medium Density
Residential (MDR).
The purpose of the MU-R designation is to provide a mix of employment, retail, and residential dwellings and
public uses near major arterial intersections. The intent is to integrate a variety of uses together, including
residential, and to avoid predominantly single use developments such as a regional retail center with only
restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with
the appropriate supporting uses. The developments are encouraged to be designed consistent with the conceptual
MU-R plan depicted in Figure 3D (pg. 3-17).
The purpose of the MDR designation is to allow small lots for residential purposes within City limits. Uses may
include single-family homes at gross densities of 3 to 8 dwelling units per acre.
The MU-R designated area is located adjacent to a major intersection, W. Chinden Blvd./SH 20-26 and N.
McDermott Rd. (future SH-16). The MU-R area is proposed to develop with a medical campus, including a
regional hospital, and multi-family apartments. A larger MU-R area than currently designated on the FLUM is
proposed which incorporates an additional 9.5+/- acres to the south and east of the current designated area.
Because FLUM designations are not parcel specific and the proposed development provides needed services,
employment opportunities and housing consistent with that desired in MU-R designated areas, Staff is
supportive of the expanded MU-R area provided that a retail component is also included and integrated as
part of the development. The MDR designated area is proposed to develop with a mix of single-family attached,
detached and townhome units at a gross density of 3.46 units/acre, which although at the low end of the desired
density range, is consistent with that of the MDR designation.
The following Comprehensive Plan Policies are applicable to this development:
“Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian’s present and future residents.” (2.01.02D)
The proposed single-family attached, detached, townhomes and multi-family apartments will provide a
variety of housing types for future residents in the northwest portion of the City in close proximity to the
proposed employment uses on this site and across Chinden Blvd. to the north.
“Permit new development only where it can be adequately served by critical public facilities and urban
services at the time of final approval, and in accord with any adopted levels of service for public facilities
and services.” (3.03.03F)
City water and sewer services are not currently available to the subject development, however the
main/trunk lines intended to provide service are currently being developed in The Oaks North
Subdivision to the south. This development is dependent on the development timing of the phase(s)
within The Oaks North for services to be readily available for extension. This developer is attempting to
work with The Oaks developer to hasten the timing of utility expansion.
“Avoid the concentration of any one housing type or lot size in any geographical area; provide for diverse
housing types throughout the City.” (2.01.01G)
Four (4) different housing types are proposed in this development (i.e. single-family attached/detached,
townhomes and multi-family apartments) along with a wide range of lot sizes for diversity in housing types
in this area.
“Encourage compatible uses and site design to minimize conflicts and maximize use of land.” (3.07.00)
The proposed single-family residential development should be compatible with existing single-family
homes to the west in Peregrine Heights and in the development process to the south in The Oaks North and
Page 7
the future school to the east. Larger lot sizes are proposed as a transition to the 1-acre lots in Peregrine
Heights. Higher density residential uses are planned adjacent to the proposed medical campus at the north
boundary and the future school site at the east boundary. A 30-foot wide landscaped buffer with a
pedestrian pathway and 8’ tall CMU wall is also proposed adjacent to residential uses along the southern
and western boundaries of the proposed medical campus to reduce conflicts.
“With new subdivision plats, require the design and construction of pathway connections, easy pedestrian
and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality
amenities.” (2.02.01A)
A 10’ wide multi-use pathway is required within the street buffers along W. Chinden Blvd./SH 20-26 and
the north/south collector street (Levi Ln./Rustic Oak), and to the east to the future school site for safe
pedestrian access to the school. A large central common area is proposed along the collector street with
quality amenities.
“Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension
to and through said developments are constructed in conformance with the City of Meridian Water and
Sewer System Master Plans in effect at the time of development.” (3.03.03A)
The proposed development will connect to City water and sewer systems when available; services are
proposed to be provided to and though this development in accord with current City plans.
“Locate higher density housing near corridors with existing or planned transit, Downtown, and in
proximity to employment centers.” (2.01.01H)
The proposed townhomes and multi-family apartments in close proximity to the regional hospital and
medical campus will provide higher density housing options in close proximity to the employment center
and major transportation corridor (i.e. Chinden Blvd/SH 20-26 & future SH 16).
“Encourage the development of high quality, dense residential and mixed use areas near in and around
Downtown, near employment, large shopping centers, public open spaces and parks, and along major
transportation corridors, as shown on the Future Land Use Map.” (2.02.01E)
Townhomes and a multi-family development are proposed in close proximity to the mixed use area along
Chinden Blvd./SH 20-26, a major transportation corridor, where employment uses are proposed.
“Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within
the City over parcels on the fringe.” (2.02.02)
The proposed project is located on the fringe of the northwest corner of the City. However, because the
land to the north and south has been annexed into the City as well as land located a half mile to the east,
services will be extended in this area. Therefore, public services will be maximized by the development of
this property.
“Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,
water and sewer utilities.” (3.03.03G)
Urban sewer and water infrastructure, when available, and curb, gutter and sidewalks is proposed to be
provided as required.
“Annex lands into the corporate boundaries of the City only when the annexation proposal conforms to the
City's vision and the necessary extension of public services and infrastructure is provided.” (3.03.03)
The proposed development plan is consistent with the City’s vision in that a mix of uses are proposed
including a regional hospital and medical offices in the MU-R designated area adjacent to a major
transportation corridor. Residential uses are proposed at densities consistent with the Comprehensive
Page 8
Plan for this area. Public services can be provided and public infrastructure will be extended when
available to this site.
“Require collectors consistent with the ACHD Master Street Map (MSM), generally at/near the mid-mile
location within the Area of City Impact.” (6.01.03B)
The MSM depicts a collector street at the half mile between Black Cat and McDermott Roads in the
current location of N. Levi Ln. at the northeast corner of the site from W. Chinden Blvd./SH 20-26 to the
south to McMillan Rd. A collector street is proposed in accord with the MSM which will connect to N.
Rustic Oak Way to the south in The Oaks North subdivision.
In reviewing development applications, the following items will be considered in all Mixed Use areas, per
the Comprehensive Plan (pg. 3-13): (Staff’s analysis in italics)
“A mixed-use project should include at least three types of land uses. Exceptions may be granted for
smaller sites on a case-by-case basis. This land use is not intended for high density residential development
alone.”
The proposed development includes two (2) different land use types – residential and office. Staff
recommends commercial (i.e. retail, restaurant, etc.) uses are also provided as desired in Mixed Use and
specifically MU-R designated areas to serve the employment area and adjacent neighborhood. A public
school (i.e. civic use) is planned on the eastern portion of the annexation area; however, it’s outside the
mixed use designated area and not a part of the proposed development.
“Where appropriate, higher density and/or multi-family residential development is encouraged for projects
with the potential to serve as employment destination centers and when the project is adjacent to US 20/26,
SH-55, SH-16 or SH-69.”
Multi-family apartments and townhomes are proposed adjacent to the Mixed Use designated area to
provide a higher density in close proximity to the employment center located adjacent to W. Chinden
Blvd./SH 20-26.
“Mixed Use areas are typically developed under a master or conceptual plan; during an annexation or
rezone request, a development agreement will typically be required for developments with a Mixed Use
designation.”
A Master Plan is proposed with the annexation request which will be incorporated into a Development
Agreement to ensure future development is consistent with the Mixed Use designation. Staff recommends
changes to the Master Plan as noted in Section IX consistent with the development guidelines for Mixed
Use designated areas in the Comprehensive Plan.
“In developments where multiple commercial and/or office buildings are proposed, the buildings should be
arranged to create some form of common, usable area, such as a plaza or green space.”
The Master Plan depicts an outdoor yard area at the south end of the hospital and a pedestrian pathway
within a 30’ wide landscaped common area along the southern and western boundaries of the commercial
portion of the development abutting residential uses. Staff recommends the concept plan is revised prior to
the City Council hearing to reflect common usable area such as a plaza or green space more central to
the development with buildings arranged around the common area in accord with this provision.
“The site plan should depict a transitional use and/or landscaped buffering between commercial and
existing low- or medium-density residential development.”
There are existing low density homes on 1-acre lots along the west boundary of this site in Peregrine
Heights Subdivision adjacent to the area proposed to be zoned C-G and developed with a medical campus.
A 30’ wide densely landscaped buffer is proposed along the west and south boundaries of the C-G zoned
property adjacent to existing and proposed abutting residential uses along with an 8’ tall CMU wall as a
buffer to future commercial uses. Parking is proposed along these boundaries except for a 4-story medical
office building proposed at the southeast corner of the commercial development, which Staff
Page 9
recommends is shifted to the north to front on the main entry drive aisle off W. Rustic Oak Way as a
better transition to the residences to the south.
“Community-serving facilities such as hospitals, clinics, churches, schools, parks, daycares, civic buildings,
or public safety facilities are expected in larger mixed-use developments.”
A future school site is planned on the eastern portion of the annexation area but it is outside the Mixed Use
designated area and not a part of this development. A hospital is proposed in the medical campus on the
northern portion of the site adjacent to W. Chinden Blvd./SH 20-26 which will provide much needed
services in the northern portion of the City.
“Supportive and proportional public and/or quasi-public spaces and places including but not limited to
parks, plazas, outdoor gathering areas, open space, libraries, and schools are expected; outdoor seating areas
at restaurants do not count.”
A school is planned to develop on the eastern portion of the annexation area but it outside the Mixed Use
designated area and not being developed with this project. To ensure such spaces and places are included
in the mixed-use portion of the development as desired, Staff recommends the concept plan is revised
accordingly prior to the City Council hearing.
“Mixed use areas should be centered around spaces that are well-designed public and quasi-public centers
of activity. Spaces should be activated and incorporate permanent design elements and amenities that foster
a wide variety of interests ranging from leisure to play. These areas should be thoughtfully integrated into
the development and further placemaking opportunities considered.”
No such spaces or design elements/amenities are proposed. To ensure future development in the MU-R
designated area is consistent with this guideline, Staff recommends the concept plan is revised
accordingly prior to the City Council hearing.
“All mixed-use projects should be directly accessible to neighborhoods within the section by both vehicles
and pedestrians.”
The proposed mixed use development is directly accessible to neighborhoods within the section by a
collector street (W. Rustic Oak Way) that runs along the project’s east boundary at the half mile between
McDermott and Black Cat Roads; a multi-use pathway is planned along the collector street for pedestrian
connectivity in accord with the Pathways Master Plan.
“Alleys and roadways should be used to transition from dissimilar land uses, and between residential
densities and housing types.”
There are no roadways separating the commercial/mixed use area from the single-family detached homes
and townhomes proposed at the south boundary of the area proposed to be zoned C-G. Staff recommends
as a provision of the DA that a street is constructed paralleling W. Chinden Blvd./SH 20-26 to distribute
traffic in this area in accord with the standards listed in UDC 11-3H-4B.3 and also as a transition
between land uses.
“Because of the parcel configuration within Old Town, development is not subject to the Mixed Use
standards listed herein.”
The subject property is not located in Old Town, therefore, this item is not applicable.
In reviewing development applications, the following items will be considered in MU-R areas, per the
Comprehensive Plan (pgs. 3-16 thru 3-17):
Development should generally comply with the general guidelines for development in all Mixed Use
areas.
Staff’s analysis on the proposed project’s compliance with these guidelines is included above. Because a
development plan isn’t proposed at this time for the Mixed Use designated area, Staff has included
Page 10
recommended provisions in the DA to ensure future development is consistent with these guidelines.
Residential uses should comprise a minimum of 10% of the development area at gross densities ranging
from 6 to 40 units/acre. There is neither a minimum nor maximum imposed on non-retail commercial uses
such as office, clean industry, or entertainment uses.
Multi-family uses are proposed at a density of 16.6 units/acre for approximately 27% of the mixed use
development area. Non-retail medical office/hospital uses are proposed on the remainder of the mixed use
development.
Retail commercial uses should comprise a maximum of 50% of the development area.
No retail commercial uses are proposed. Because this site is proposed to develop with a medical campus
including a regional hospital, retail uses will be minimal but should be provided as a third land use type as
desired in mixed use designated areas as discussed above to serve patrons and residents.
Where the development proposes public and quasi-public uses to support the development, the developer may
be eligible for additional area for retail development (beyond the allowed 50%), based on the ratios below:
For land that is designated for a public use, such as a library or school, the developer is eligible for a 2:1
bonus. That is to say, if there is a one-acre library site planned and dedicated, the project would be eligible
for two additional acres of retail development.
For active open space or passive recreation areas, such as a park, tot-lot, or playfield, the developer is
eligible for a 2:1 bonus. That is to say, if the park is 10 acres in area, the site would be eligible for 20
additional acres of retail development.
For plazas that are integrated into a retail project, the developer would be eligible for a 6:1 bonus. Such
plazas should provide a focal point (such as a fountain, statue, and water feature), seating areas, and some
weather protection. That would mean that by providing a half-acre plaza, the developer would be eligible
for three additional acres of retail development.
This guideline is not applicable as no public/quasi-public uses are proposed in the MU-R designated area.
Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive
Plan if a commercial (i.e. retail, restaurant, etc.) component is included in the mixed use designated portion
of the development as discussed above.
VI. UNIFIED DEVELOPMENT CODE ANALYSIS (UDC)
A. Annexation & Zoning:
The proposed annexation area consists of six (6) parcels of land totaling 122.8 acres designated on the
Comprehensive Plan Future Land Use Map (FLUM) as Medium Density Residential (MDR) and Mixed Use –
Regional (MU-R). Per the proposed conceptual Master Plans included in Section VIII.A, single-family
residential attached and detached homes, townhomes, multi-family apartments and a medical campus featuring
a regional hospital is proposed to develop on this site. As discussed above, Staff recommends commercial
(i.e. retail, restaurant, etc.) uses are also provided in the C-G zoned area as desired in Mixed Use and
specifically MU-R designated areas to serve the employment area and adjacent neighborhood.
The medical campus is proposed to include “boutique” medical services geared toward women’s health and
pediatrics. Two buildings are proposed – a 4-story 220,000+/- square foot (s.f.) hospital with approximately 90
in-patient beds and a 4-story 90,000+/- s.f. medical office building. Most services anticipated to be performed
in the hospital will be out-patient procedures. Areas not used for inpatient beds will be used for surgery,
radiology, an emergency department, labor rooms, physical plant and a cafeteria. The hospital is proposed to
be similar in scope and size to the St. Luke’s and St. Al’s campuses in Nampa.
Page 11
West Ada School District plans to develop a public school on the eastern portion of the annexation area
separate from this development. The parcel was included in the subject AZ and PP applications because it was
created outside of the process required by Ada County to create a buildable parcel. Including it in the proposed
plat will allow building permits to be obtained for future development.
The single-family attached/detached portion of the development is proposed to be annexed with R-8 zoning
(99.53 acres), the townhome and multi-family portions are proposed to be zoned R-15 (8.82 acres) and the
medical campus is proposed to be zoned C-G (18.17 acres, including adjacent right-of-way to the section line
of W. Chinden Blvd./SH 20-26), which is generally consistent with the associated MDR and MU-R FLUM
designations for the site as discussed above in Section V (see zoning exhibit in Section VIII.B).
Proposed Use Analysis: Single-family attached and detached homes and townhouse dwellings are listed as a
principal permitted use in the R-8 and R-15 zoning districts; multi-family developments are listed as a
conditional use in the R-15 zoning district, subject to the specific use standards listed in UDC 11-4-3-27; and
public education institutions are listed as a conditional use in the R-8 zoning district per the Allowed Uses in
the Residential Districts table in UDC Table 11-2A-2, subject to the specific use standards listed in UDC 11-4-
3-14. A hospital is listed as a conditional use in the C-G district, subject to the specific use standards in UDC
11-4-3-22; and healthcare and social services is listed as a principal permitted use in the C-G district per the
Allowed Uses in the Commercial Districts table in UDC 11-2B-2.
Evaluation of the multi-family development for consistency with the specific use standards listed in UDC 11-
4-3-27 and the hospital’s consistency with the specific use standards listed in UDC 11-4-3-22 will occur with
the conditional use permit applications for such uses. One of the standards for hospitals that provide
emergency care requires that the location shall have direct access on an arterial street; the proposed
hospital is planned to provide emergency care. Because UDC 11-3H-4B.2 prohibits new approaches
directly accessing a State Highway, access is proposed via N. Rustic Oak Way, a collector street, at the
project’s east boundary located at the half mile mark between section line roads. The City Council
should determine if this meets the intent of the requirement; if so, it should be memorialized in the
Development Agreement. If not, City Council may consider a modification to the standard prohibiting new
approaches directly accessing SH 20-26 (UDC 11-3H-4B.2a) upon specific recommendation of the Idaho
Transportation Dept. or if strict adherence is not feasible as determined by City Council. Alternatively,
Council may deny the emergency care component of the hospital use.
The property is within the Area of City Impact Boundary (AOCI). A legal description for the annexation area
is included in Section VIII.B.
The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho
Code section 67-6511A. In order to ensure the site develops as proposed with this application and future
development meets the Mixed Use and specifically the MU-R guidelines in the Comprehensive Plan, Staff
recommends a DA as a requirement of annexation with the provisions included in Section VIII.A. The DA is
required to be signed by the property owner(s)/developer and returned to the City within 6 months of the
Council granting the annexation for approval by City Council and subsequent recordation.
The Applicant requests three (3) separate DA’s are required – one for the R-8 and R-15 residential portions of
the development, one for the medical campus and another for the school district’s parcel. Staff is amenable to
this request as there are three (3) distinct components of the project.
B. Preliminary Plat:
The proposed preliminary plat consists of 433 lots – 395 buildable lots [316 single-family residential (94
attached & 222 detached), 63 townhome, 14 multi-family residential, 1 commercial and 1 school], 32 common
lots and 6 other (shared driveway) lots on 123.26 acres of land in the proposed R-8, R-15 and C-G zoning
districts. A portion of the proposed plat is a re-subdivision of Lot 18, Block 1, Peregrine Heights Subdivision,
Page 12
a formerly deed restricted agricultural lot that was only to be used for open space (i.e. non-farm) – this
restriction has since expired.
The minimum lot size proposed in the single-family residential portion of the development is 4,000 square feet
(s.f.) with an average lot size of 6,060 s.f.; the average townhome lot size is 2,037 s.f. The overall gross density
is 3.63 units/acre with a net density of 7.86 units/acre. The gross density of the R-8 zoned portion is 4.87
units/acre with a net density of 7.19 units/acre and the gross density of the R-15 zoned portion is 12.87
units/acre with a net density of 21.39 units/acre consistent with the density desired in the associated MDR &
MU-R FLUM designations in the Comprehensive Plan for this site.
Phasing: The residential portion of the subdivision is proposed to develop in nine (9) phases as depicted on the
phasing exhibit in Section VIII.C over a time period of 4 to 5 years. The north/south collector street will be
constructed from W. Chinden Blvd./SH 20-26 in alignment with Pollard Ln. across Chinden Blvd. to the north
and extend to the southern boundary with the first phase of development. The single family portion of the site
will develop first, followed by the townhomes and then the multi-family apartments.
The commercial portion of the development (Lot 80, Block 8) and the school property (Lot 84, Block 12) are
not included in the phasing plan as they are under separate ownership and will develop separately from the
residential portion of the development. The Applicant estimates development of the hospital and medical
campus will commence in 2021 at the earliest; and the school in 2023 at the earliest, assuming services are
available.
Existing Structures/Site Improvements:
There is an existing home on the Kuenzli property and some old accessory structures on the Roark property
that are proposed to be removed with development. All existing structures should be removed prior to
signature on the final plat by the City Engineer for the phase in which they are located.
Dimensional Standards (UDC 11-2):
Development of the subject property is required to comply with the dimensional standards listed in UDC
Tables 11-2A-6 for the R-8 district, 11-2A-7 for the R-15 district and 11-2B-3 for the C-G district as
applicable.
Lot Layout:
The lot layout/development plan for the townhome portion of the development on Lots 16-79, Block 8 is
not consistent with UDC standards as it depicts common driveways for access to homes off the private
street, which is prohibited per UDC 11-3F-4A.6; additionally, each common driveway may only serve a
maximum of (6) dwelling units per UDC 11-6C-3D – 8 units are proposed off each driveway. Private
streets are not intended for townhome developments other than those than create a common mew
through the site design or that propose a limited gated development – neither mews nor gates are
proposed (alternative compliance is requested to this standard – see analysis below in Section VI.C, D).
Alternative Compliance may be requested to these standards and approved upon recommendation of
the City Engineer, Fire Marshal and the Director when the Applicant can demonstrate than the
proposed overall design meets or exceeds the intent of the required standards and shall not be
detrimental to the public health, safety and welfare and where private streets are determined to enhance
the safety of the development by establishing a clear emergency vehicle travel lane. However, the Fire
Dept. and Staff would not be in support of such a request as Staff is of the opinion approving such at the
number of units and density proposed would result in a neighborhood that is severely under parked,
which could be detrimental to the public health, safety and welfare if emergency services were not able
to access homes within the development due to parking issues on the private street.
Staff recommends this portion of the development is redesigned with public streets (alleys and/or
common driveways may be incorporated), or if private streets are proposed, each unit should front on
and be accessed via the private street(s) and the design should include a mew or gated entry in accord
with UDC 11-3F-1 – however, public streets are preferred. Alternatively, a multi-family development
Page 13
(i.e. one structure on one property with 3 or more dwelling units) with townhome style units might be a
development option for this area. A revised parking plan should be submitted for this area as well that
provides for adequate guest parking above the minimum UDC standards (Table 11-3C-6) to serve this
portion of the development. A revised concept plan and parking plan should be submitted prior to or at
the Commission hearing for review and a revised plat should be submitted at least 10 days prior to the
City Council hearing that reflects this modification.
The lot layout/development plan for the multi-family development on Lots 70-83, Block 12 depicts
parking and access driveways on buildable lots – the number of parking spaces varies with each lot and
are not commensurate with the parking required for each building. Therefore, Staff recommends the
access driveways and parking are placed in a common lot with an ingress-egress/parking easement for
each buildable lot. A revised plat should be submitted at least 10 days prior to the City Council hearing.
Subdivision Design and Improvement Standards (UDC 11-6C-3)
Development of the subdivision is required to comply with the subdivision design and improvement standards
listed in UDC 11-6C-3, including but not limited to streets, common driveways and block face.
Block length is required to comply with the standards listed in UDC 11-6C-3F. Block faces should not exceed
750’ in length without an intersecting street or alley unless a pedestrian connection is provided, then the block
face may be extended up to 1,000’ in length. The face of Block 7 on the south side of W. Smokejumper St.
exceeds 750’ at approximately 900’+/-; because the preliminary plat for the abutting property to the south did
not include a pathway to this site in this location, Staff does not recommend a pathway is required for
connectivity as it would dead-end at the subdivision boundary. Other block faces comply with the standard.
Common driveways are required to be constructed in accord with the standards listed in UDC 11-6C-3D. A
perpetual ingress/egress easement shall be filed with the Ada County Recorder, which shall include a
requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. An
exhibit should be submitted with the final plat application that depicts the setbacks, fencing, building
envelope, and orientation of the lots and structures accessed via the common driveway; if a property
abuts a common driveway but has the required minimum street frontage and is taking access via the
public street, the driveway should be depicted on the opposite side of the shared property line from the
common driveway. Address signage should be provided at the public street for homes accessed via
common driveways for emergency wayfinding purposes.
Access (UDC 11-3A-3)
Access is proposed via one (1) collector street (N. Rustic Oak Way) from W. Chinden Blvd./SH 20-26, which
extends through the site to the south boundary and will eventually extend to McMillan Rd. with development
of The Oaks North subdivision to the south. A local street access (W. Sturgill Peak St.) is proposed via N.
McDermott Rd., a collector street, at the project’s west boundary.
A stub street (N. Jumpspot Ave.) is proposed to the out-parcel at the southwest corner of the site – Staff
recommends W. Smokejumber St. is also stubbed to this property from the east; two (2) stub streets (N.
Trident Ave. and N. Rustic Oak Way) are proposed to the south for future extension with The Oaks North
subdivision; and two (2) stub streets (N. Serenity Ave. & W. Fireline Ct.) are proposed to the north for future
extension – the stub street to Serenity Ln. will serve as an emergency access only to Peregrine Heights
Subdivision and will have bollards preventing public access. A collector street (W. Ramblin St.) is proposed
for access to the school site. A stub street (Sunfield Way) was approved with The Oaks North preliminary plat
to Lot 37, Block 12, proposed as a common lot; this street is not proposed to be extended. The ACHD report
states Sunfield Way cannot be extended into the site at this time as the stub street is aligned with the parcel line
between this site and the school parcel. ACHD has required a permanent right-of-way easement to be provided
and a road trust for the future extension of Sunfield Way with development of the school parcel.
Page 14
Cross-access/ingress-egress easements should be provided to adjacent MU-R designated properties to
the west (Parcels # R6991221700 & R6991221600) and east (Parcel # R6991222101) in accord with UDC
11-3A-3A.2.
As discussed above, a private street loop (N. Highfire Loop) is proposed for access to the townhome
portion of the development in Block 8 adjacent to the southern boundary of the commercial
development (see analysis below under Private Streets). Staff is not supportive of the proposed design
and recommends revisions to the plan as stated above and in Section IX.A.
The Applicant’s proposal to curve McDermott Rd. north of Sturgill Peak St. to the east at the project’s west
boundary does not meet ACHD policy and is not approved; the ACHD report states construction of this portion
of McDermott will be completed in conjunction with ITD’s SH-16 extension.
Developments along SH 20-26 are required to construct a street generally paralleling the state
highway that is no closer than 660 linear feet (measured from centerline to centerline) from the
intersection (i.e. Rustic Oak) with the state highway. The purpose of which is to provide future
connectivity and access to all properties fronting the state highway that lie between the subject
property and the nearest section line road and/or half mile collector road. The street shall be
designed in accord with the standards set forth in UDC 11-3H-4B.3 and shall collect and
distribute traffic. Frontage streets or private streets may be considered by the council at the
time of property annexation or through the conditional use process. Frontage streets and
private streets shall be limited to areas where there is sufficient access to surrounding
properties and a public street is not desirable in that location.
A frontage road is proposed along the northern boundary of the site adjacent to Chinden Blvd.
with an access on Rustic Oak approximately 660’ south of Chinden as depicted on the
conceptual development plan in Section VIII.A. Because residential homes exist to the west
that are not likely to redevelop in the near future, a future interchange for SH-16 is planned
east of the McDermott/Chinden intersection, and a north/south collector street (Rustic Oak)
exists along the east boundary of this site, Staff believes there is sufficient access to
surrounding properties as proposed without the provision of a public street.
Emergency access: In response to the Fire Department’s estimated response time to the development, which
are below the target goal on the McDermott side of the subdivision, the Applicant plans to include an AED
(Automated External Defibrillator) device in the clubhouse and provide education related to the use of the
device to ensure residents are aware of the benefits and function if the device is needed. Additionally, a
connection is proposed from Chinden through the project to the southern boundary of the subdivision with the
first phase of development to aid in emergency response times to the site; this should also benefit response
times to The Oaks North to the south.
Parking (UDC 11-3C):
Off-street parking is required to be provided for residential uses in accord with the standards listed in UDC
Table 11-3C-6; and for non-residential uses in accord with the standards listed in 11-3C-6B.1. Future
development should comply with these standards. A parking exhibit (and details in the narrative) was
submitted with this application, included in Section VIII.F that depicts 46 extra off-street parking spaces in the
townhome portion of the development and a total of 505 on-street parking spaces available for guest parking.
A total of 16 off-street parking spaces are proposed for the 3,750+/- square foot clubhouse and swimming pool
facility. Staff is of the opinion the proposed parking in the single-family and townhomes portions of the
development should meet the parking needs. Off-street parking in the multi-family portion of the development
will be evaluated with the conditional use permit application.
Pathways (UDC 11-3A-8):
The Pathways Master Plan depicts segments of the City’s multi-use pathway system across this site. In accord
with the Plan, the Park’s Dept. recommends detached 10’ wide multi-use pathways are provided within the
Page 15
street buffers in the following locations: along N. McDermott Rd., W. Chinden Blvd./SH 20-26, the east side
of N. Rustic Oak Way from Chinden to the southern boundary of the site, and along W. Ramblin St. from
Rustic Oak to the school site. These pathways are required to be placed in a 14-foot wide public
pedestrian easement.
Other pathways and micro-paths through common areas are also proposed for pedestrian interconnectivity and
access within the development. Two (2) micro-path connections to the school site are proposed in addition to
the multi-use pathway connection from Rustic Oak that extends along the northern boundary of the multi-
family development.
All pathways shall be constructed in accord with the standards listed in UDC 11-3A-8 and landscaping
shall be provided on either side of the pathways as set forth in UDC 11-3B-12C.
Sidewalks (UDC 11-3A-17):
Detached sidewalks are required to be provided along all arterial and collector streets; attached (or detached)
sidewalks may be provided along internal local streets. Sidewalks are proposed in accord with the standards
listed in UDC 11-3A-17, except for along the east side of Rustic Oak, north of W. Lost Rapids St., where an
attached 7’ wide sidewalk is proposed. This sidewalk should be detached from the curb in accord with
UDC 11-3A-17.
Parkways (UDC 11-3A-17):
Eight-foot wide parkways are proposed adjacent to the north/south collector street (N. Rustic Oak Way) and
are required to be constructed in accord with the standards listed in UDC 11-3A-17 and landscaped in accord
with the standards listed in UDC 11-3B-7C. Note: The Master Plan included in Section VIII.A appears to
include landscaped parkways throughout the development; however, they are only proposed along N. Rustic
Oak Way.
Landscaping (UDC 11-3B):
Street buffers are required to be provided within the development as follows: a 35-foot wide street buffer is
required along W. Chinden Blvd./SH 20-26, an entryway corridor; and a 20’ wide buffer is required along N.
Rustic Oak Way, N. McDermott Rd. and W. Ramblin St., collector streets, landscaped in accord with the
standards listed in UDC 11-3B-7C.
A 25’ wide buffer is required on the C-G zoned property to residential uses as set forth in UDC Table 11-2B-3,
landscaped per the standards listed in UDC 11-3B-9C. The buffer area should be comprised of a mix of
evergreen and deciduous trees, shrubs, lawn or other vegetative groundcover that results in a barrier that
allowed trees to touch at the time of maturity.
Parkways where provided are required to be landscaped in accord with the standards listed in UDC 11-3B-7C.
The total linear feet of parkways with the required and proposed number of trees should be included in
the Landscape Calculations table on the final plat landscape plan to demonstrate compliance with the
required standards.
Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B-12C. The total
lineal feet of pathways with the required and proposed number of trees should be included in the
Landscape Calculations table on the final plat landscape plan to demonstrate compliance with UDC
standards.
Common open space is required to be landscaped in accord with the standards listed in UDC 11-3G-3E. The
total square footage of common open space with the required and proposed number of trees should be
included in the Landscape Calculations table on the final plat landscape plan to demonstrate compliance
with the UDC standards.
Parking lot landscaping is required to be provided in the commercial portion of the development in
accord with the standards listed in UDC 11-3B-8C.
Page 16
If any existing trees on the site are proposed to be removed, mitigation may be required per the
standards listed in UDC 11-3B-10C.5. The Applicant should coordinate with Matt Perkins, the City
Arborist, to determine mitigation requirements if any existing trees are not proposed to be retained on
site.
Noise abatement is required to be provided in the form of a berm or a berm and wall combination
parallel to W. Chinden Blvd./SH 20-26 constructed in accord with the standards listed in UDC 11-
3H-4D. A detail/cross-section of the proposed noise abatement should be submitted with the
final plat application for the commercial portion of the development that demonstrates
compliance with the required standards.
Qualified Open Space (UDC 11-3G):
A minimum of 10% qualified open space meeting the standards listed in UDC 11-3G-3B is required for the
residential portion of the development. Based on 105.08 acres, a minimum of 10.51 acres of qualified open
space should be provided.
A qualified open space exhibit was submitted, included in Section VIII.E, that depicts 11.56 acres (or 11%) of
open space consisting of the entire buffer along collector streets (McDermott & Rustic Oak), open space areas
of at least 50’ x 100’ in area and linear open space in accord with UDC standards. Note: Although a couple of
the lots (i.e. Lot 30, Block 1 and Lot 29, Block 9) counted toward qualified open space don’t meet the minimum
dimensional standards of 50’ x 100’, the rest of the area does qualify which still exceeds the minimum
standards.
Because the multi-family portion of the development is proposed to be subdivided with each 4-plex on its
own individual lot for the option of separate ownership of the 4-plex buildings, Staff recommends a
provision is included in the DA that requires one management company handle the leasing and
maintenance of the entire project to ensure better overall consistent management of the development.
Qualified Site Amenities (UDC 11-3G):
A minimum of (1) site amenity is required for every 20 acres of development area. Based on the residential
area of the proposed plat (105.08 acres), a minimum of five (5) qualified site amenities are required to be
provided per the standards listed in UDC 11-3G-3C. A site amenity exhibit and renderings are included in
Section VIII.E.
A 3,750+/- square foot clubhouse with restrooms, an exercise area, office and meeting room with an outdoor
patio and a 54’ x 30’+/- swimming pool, one large tot lot on Lot 1, Block 9 and (2) smaller tot lots on Lot 1,
Block 13 and Lot 12, Block 6 with children’s play equipment, an enclosed 5,500+/- s.f. dog park (although this
area may be just a pocket park with no dog facilities depending on what is desired by future residents),
segments of the City’s multi-use regional pathway system, and additional qualified open space exceeding
20,000 square feet are proposed as amenities in excess of UDC standards. Amenities are proposed from the
following categories listed in UDC 11-3G-3C: quality of life, recreation and pedestrian or bicycle circulation
system, in accord with UDC standards. Details of these amenities should be submitted with the final plat
applications for the phases in which they are located.
Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in accord with the City’s adopted standards, specifications and
ordinances as set forth in UDC 11-3A-18. Design and construction shall follow Best Management Practice as
adopted by the City. Sub-surface drainage is proposed but swales could be incorporated if needed.
Pressurized Irrigation (UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided in each development as set forth in UDC
11-3A-15. This property is within the Settler’s Irrigation District and the Nampa & Meridian Irrigation
District’s boundaries.
Page 17
Waterways (UDC 11-3A-6):
The West Tap Sublateral runs east/west across the southern portion of this site within a 20’ wide drainage
district easement; and a 15’ wide irrigation easement runs east/west across the northern portion of the site as
depicted on the Peregrine Heights subdivision plat. This waterway is planned to be relocated and piped. If the
easement(s) for the waterway is greater than 10’ in width, it should be placed in a common lot that is a
minimum of 20’ in width and outside of a fenced area, unless modified by City Council in accord with
UDC 11-3A-6E.
All waterways are required to be piped unless used as a water amenity of linear open space as defined in UDC
11-1A-1 in accord with UDC 11-3A-6B.
Fencing (UDC 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-6C and 11-3A-7. Fencing is depicted
on the landscape plan.
Fences abutting pathways and common open space lots not entirely visible from a public street is required to
be an open vision or semi-private fence up to 6’ in height as it provides visibility from adjacent homes or
buildings per UDC 11-3A-7A.7. Staff is concerned there is not enough visibility from the street of the
common area on Lot 1, Block 2 located behind building lots and around Lot 37, Block 12 and
recommends the fencing type is revised on the perimeter of these lots to comply with this standard.
Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
The Applicant submitted sample photo elevations and renderings of the different home types planned to be
constructed in this development which are included in Section VIII.G. Homes depicted are a mix of 1- and 2-
story units of varying sizes for the variety of lot sizes proposed. Building mat erials consist of a mix of finish
materials with stone/brick veneer accents.
Because the side and/or rear of 2-story homes that face collector streets (i.e. N. McDermott Rd., N.
Rustic Oak Way and W. Ramblin St.) will be highly visible, these elevations, should incorporate
articulation through changes in two or more of the following: modulation (e.g. projections, recesses,
step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated
architectural elements to break up monotonous wall planes and roof lines that are visible from the
subject public street. Single-story structures are exempt from this requirement.
A Certificate of Zoning Compliance and Design Review application is required to be submitted and approved
prior to submittal of any building permit applications for the clubhouse, swimming pool facility, single-family
attached, townhome and multi-family structures. The design of such is required to comply with the design
standards listed in the Architectural Standards Manual. Design review is not required for single-family
detached homes.
C. Private Streets (UDC 11-3F)
A private street loop (N. Highfire Loop) is proposed for access within the portion of the development where
townhomes are proposed on Lots 17-70, Block 8 adjacent to the southern boundary of the commercial
development. The Applicant believes a private street in this area will enhance safety and vehicular circulation
by creating a clear path of travel for emergency vehicles and residential traffic. Mews nor a gated development
are proposed as the Applicant believes a gate would detract from site circulation and would physically and
figuratively disjoint the townhomes from the rest of the community.
Private streets are not intended for townhome developments other than those that create a common mew
through the site design or that propose a limited gated residential development per UDC 11-3F-1. The
applicability may be extended where the Director or Fire Marshall determines that private streets will enhance
the safety of the development. The Applicant requests alternative compliance to UDC 11-3F-1 to allow the
development as proposed, without a mew(s) or a gated entry.
Page 18
As noted above in Section VI.B, Lot Layout, Staff recommends changes to the layout of the portion of
the plat where the private street is proposed. Staff and the Fire Dept. does not believe safety is enhanced
by the provision of a private street in this area with the density and lot layout proposed and in fact,
believes it creates a safety/emergency access issue due to the likelihood of vehicles parking in fire lanes
due to inadequacy of parking for guests and overflow parking. Therefore, Staff does not recommend
approval of the private street as proposed; a subsequent request for private streets may be considered if
warranted by the redesign.
D. Alternative Compliance (UDC 11-5B-5)
Alternative Compliance to UDC 11-3F-1, which requires a mew or limited gated development to be provided
when townhomes are proposed, is also requested. The Applicant’s request is based on their belief that the
townhome portion of the development will better integrate with the rest of the Prescott Ridge community and
will be easily accessible and usable without a gated entry and will provide a safer path of travel for emergency
vehicles.
Because Staff is not supportive of the proposed design of the townhome portion of the development with
the private street, Staff is in turn not supportive of the request for alternative compliance. As noted
above in Section VI.B, Lot Layout, Staff recommends changes to the layout of this portion of the plat. A
subsequent request may be considered if warranted by the redesign.
VII. DECISION
A. Staff:
Staff recommends approval of the requested annexation and zoning with the requirement of a Development
Agreement and approval of the requested preliminary plat with the conditions noted in Section IX.A and denial
of the request for a private street and alternative compliance per the Findings in Section X.
B. The Meridian Planning & Zoning Commission heard these items on (continued from July 16th
and August 20th) September 17, 2020. At the public hearing, the Commission moved to continue
the subject AZ and PP requests to a subsequent Commission hearing in order for the Applicant to
revise the concept plan for the commercial/medical campus and plat for the townhome portion of
the development.
1. Summary of Commission public hearing:
a. In favor: Stephanie Leonard, KM Engineering & Patrick Connor (Applicant’s
Representative); Betsy Huntsinger, representing the proposed hospital; Randall
Peterman (adjacent property owner); Mitch Armuth, Providence Properties
b. In opposition: None
c. Commenting: Val Stack and Paul Hoyer; Sue Ropski; Cory Coltrin; Randall Peterman
d. Written testimony: Josh Femreite, Chief of New Schools for Gem Innovation Schools
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: Joe Bongiorno
2. Key issue(s) of public testimony:
a. Gem Innovation School is in strong support of the project as their future campus lies
approximately 300 yards to the south and will be able to provide K-12 public education
options for future residents;
b. Would like 30’ buffer extended along entire east and south boundaries of Peregrine
Heights Subdivision for a buffer to higher density residential uses; would like more of a
transition to the lots at the southeast corner of Peregrine Heights Subdivision either with
larger lots or common area instead of 5 building lots; not in favor of proposed access
via Serenity Ln.; concern pertaining to future access for Serenity Ln. residents via
Page 19
Chinden; concern pertaining to obstruction of view sheds with proposed 4-story
structures on commercial portion of development.
c. Ms. Ropski’s concern with location of trash dumpsters and parking adjacent to their
property;
d. Preference for the hospital to be located closer to the Chinden/Rustic Oak intersection
away from low density residential lots at west boundary;
e. Mr. Peterman is in favor of the proposed development as it will bring services to his
property for development.
3. Key issue(s) of discussion by Commission:
a. Preference for owner-occupied townhomes rather than rental or more multi-family units
in the portion currently proposed for townhomes;
b. Preference for the Applicant to obtain the out-parcel at northeast corner of site in order
to develop commercial (retail, restaurant, etc.) uses on the site;
c. In favor of the variety in housing types and lot sizes proposed;
d. Not in favor of the proposed design of the townhome portion of the development and the
private streets – needs to be redesigned;
e. The Fire Dept.’s preference for a direct unhindered access to the site via Serenity Ln.
(i.e. not obstructed by a gate, bollards or a chain) – opposed to right-in/right-out at
Serenity Ln./Chinden Blvd. as a fire engine will not be able to access the site from the
east via Chinden.
f. Conceptual development plan for the commercial/medical campus portion of the site
needs to be revised as discussed.
4. Commission change(s) to Staff recommendation:
a. None
5. Outstanding issue(s) for City Council:
a. None
Page 20
VIII. EXHIBITS
A. Master Plan Conceptual Rendering & Medical Campus Conceptual Development Plan – NOT APPROVED
Note: Although tree-lined trees are depicted, parkways with detached sidewalks are not proposed except for
along the collector streets (i.e. N. Rustic Oak Way & McDermott Rd.) and on common lot end-caps; an
east/west oriented mew with landscaping is depicted within the townhome portion of the development which is
also not proposed.
Page 21
Page 22
B. Annexation & Zoning Legal Descriptions and Exhibit Maps
Page 23
Page 24
Page 25
Page 26
Page 27
Page 28
Page 29
Page 30
Page 31
Page 32
Page 33
C. Preliminary Plat (date: 8/28/2020), Phasing Plan & Lot Layout Exhibit
Page 34
Page 35
Page 36
Page 37
Page 38
Page 39
D. Landscape Plan (date: 8/26/2020)
Page 40
Page 41
Page 42
Page 43
E. Qualified Open Space Exhibit & Site Amenities (dated: 8/26/20)
Page 44
Page 45
F. Parking Plan (dated: 4/8/20) – NOT APPROVED (Parking for townhome portion needs to be revised)
Page 46
G. Conceptual Building Elevations/Perspectives
Page 47
Page 48
H. Parcel Status Exhibit
Page 49
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
The conceptual development plan for the commercial, C-G zoned portion of the site, shall be revised and
submitted to the City Clerk at least 10 days prior to the City Council hearing to reflect conformance
with the following guidelines in the Comprehensive Plan for Mixed Use developments:
The buildings in the commercial C-G zoned portion of the development shall be arranged to create
some form of common, usable area, such as a plaza or green space in accord with the mixed use
guidelines in the Comprehensive Plan (pg. 3-13).
Supportive and proportional public and/or quasi-public spaces and places including but not limited
to parks, plazas, outdoor gathering areas, open space, libraries, and schools shall be provided in the
Mixed Use designated portion of the site; outdoor seating areas at restaurants do not count (pg. 3-
13). The school planned on the eastern portion of the annexation area does not satisfy this requirement
as it is not part of the Mixed Use designated area.
Development of the Mixed Use designated area shall be centered around spaces that are well-
designed public and quasi-public centers of activity. Spaces should be activated and incorporate
permanent design elements and amenities that foster a wide variety of interests ranging from leisure
to play. These areas should be thoughtfully integrated into the development and further
placemaking opportunities considered.
The 4-story medical office building proposed at the southeast corner of the commercial development
shall be shifted to the north to front on the main entry drive aisle off N. Rustic Oak Way as a better
transition to the residences to the south.
A commercial land use type shall be included on the plan in the MU-R designated area (includes
retail, restaurants, etc.).
1. A Development Agreement (DA) is required as a provision of annexation of this property. At the
Applicant’s request, three (3) separate DA’s shall be required for each component of the project – one for
the R-8 and R-15 zoned residential portions of the development, one for the medical campus and another
for the school district’s parcel.
Prior to approval of the annexation ordinance, Development Agreements shall be entered into between the
City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer(s).
Currently, a fee of $303.00 shall be paid by the Applicants to the Planning Division for each DA prior to
commencement of the DA’s. The DA’s shall be signed by the property owner(s) and returned to the
Planning Division within six (6) months of the City Council granting the annexation. The DA’s shall, at
minimum, incorporate the following provisions:
a. R-8 and R-15 zoned portions of the development:
1. Future development of the R-8 and R-15 zoned portions of the site shall be generally
consistent with the master plan, preliminary plat, phasing plan, landscape plan, qualified
open space & site amenity exhibit, and conceptual building elevations included in
Section VIII and the provisions contained herein.
2. Administrative design review shall be required for all single-family attached, townhome
and multi-family structures. Compliance with the design standards for such listed in the
Architectural Standards Manual is required.
3. The rear and/or side of structures on Lots 2-6, Block 4; Lots 2-7, Block 1; Lots 8 and 9-15, Block
9; Lot 16, Block 7; Lot 2, Block 12; Lots 2-14, Block 10; Lots 2-16 and 29, Block 14; Lot 68, 70,
81-83, and 77-78, Block 12; and Lots 43-44, 75 and 79, Block 8 that face collector streets (i.e. N.
Page 50
McDermott Rd., N. Rustic Oak Way and W. Ramblin St.), shall incorporate articulation through
changes in two or more of the following: modulation (e.g. projections, recesses, step-backs, pop-
outs), bays, banding, porches, balconies, material types, or other integrated architectural elements
to break up monotonous wall planes and roof lines that are visible from the subject public street.
Single-story structures are exempt from this requirement.
4. A conditional use permit shall be obtained for a multi-family development in the R-15
zoning district as set forth in UDC Table 11-2A-2. The use is subject to the specific use
standards listed in UDC 11-4-3-27: Multi-Family Development.
5. One management company shall handle the leasing and maintenance of the entire multi-family
development to ensure better overall consistent management of the development.
b. Medical campus/hospital:
1. Future development of this site shall be generally consistent with the master plan,
preliminary plat, phasing plan, landscape plan and conceptual building elevation
included in Section VIII and the provisions contained herein.
2. Future development shall comply with the design standards listed in UDC 11-3A-19 and in the
Architectural Standards Manual.
3. Noise abatement shall be provided in the form of a berm or a berm and wall combination parallel
to W. Chinden Blvd./SH 20-26 constructed in accord with the standards listed in UDC 11-3H-4D.
4. A minimum 30-foot wide buffer with an 8-foot tall CMU wall shall be provided along the western
and southern boundaries of the site adjacent to residential uses as proposed on the landscape plan
in Section VIII.D. Dense landscaping consisting of a mix of evergreen and deciduous trees, shrubs,
lawn or other vegetative ground cover that results in a barrier that allows trees to touch at maturity
is required per the standards listed in UDC 11-3B-9C. The block wall shall be decorative and have
texture and a color complimentary to adjacent residential structures – plain CMU block is not
allowed.
5. A frontage road parallel to W. Chinden Blvd./SH 20-26 shall be constructed as depicted on the
conceptual development plan in Section VIII.A in accord with UDC 11-3H-4B.3e.
The City Council should determine if the proposed access to the hospital which provides
emergency care from Chinden Blvd./SH 20-26 via W. Rustic Oak Way meets the intent of the
requirement in UDC 11-4-3-22A, which requires hospitals that provides emergency care to
have direct access on an arterial street. If so, it should be memorialized in the Development
Agreement. If not, City Council may consider a modification to the standard in UDC 11-3H-
4B.2a upon specific recommendation of the Idaho Transportation Dept. or if strict
adherence is not feasible as determined by City Council. Alternatively, Council may deny the
emergency care component of the hospital use.
c. School Site:
1. The subject property shall develop with an education institution; any other uses shall
require modification of this agreement.
2. A conditional use permit shall be obtained for an education institution in the R-8 zoning
district as set forth in UDC Table 11-2A-2. The use is subject to the specific use
standards listed in UDC 11-4-3-14: Education Institution.
3. Future development shall comply with the design standards listed in UDC 11-3A-19 and in the
Architectural Standards Manual is required.
Page 51
2. The final plat(s) submitted for this development shall incorporate the following changes:
a. Include a note that prohibits direct lot access via W. Chinden Blvd./SH 20-26 unless otherwise
approved by the City and the Idaho Transportation Department.
b. Remove Lot 1, Block 15 as it’s ACHD right-of-way and cannot be platted as a common lot.
c. Depict cross-access/ingress-egress easements to adjacent MU-R designated properties to the west
(Parcels # R6991221700 & R6991221600) and east (Parcel # R6991222101) in accord with UDC 11-
3A-3A.2.
d. Depict lot numbers for common areas in the townhome portion of the development in Block 8.
e. Depict the easement(s) for the West Tap sub-lateral; if the easement(s) is greater than 10-feet in width,
it should be placed in a common lot that is a minimum of 20-feet in width and outside of a fenced area,
unless modified by City Council as set forth in UDC 11-3A-6E.
f. Re-design the townhome portion of the development (i.e. Lots 16-79, Block 8) with public streets
(alleys and/or common driveways may be incorporated); or, if private streets are proposed, each unit
should front on and be accessed via the private street(s). Alternatively, a multi-family development
(i.e. one structure on one property with 3 or more dwelling units) with townhome style units might be
a development option for this area. A revised concept plan shall be presented prior to or at the
Commission hearing for review and a revised plat reflecting this change shall be submitted at
least 10 days prior to the City Council hearing. If private streets are proposed with a townhome
development, a mew or gated private streets should be provided in accord with UDC 11-3F-1.
Also, provide updated density calculations.
g. Lots 70-83, Block 12 in the multi-family portion of the development shall be revised to depict parking
and access driveways on a common lot with an ingress-egress/parking easement for each buildable lot.
A revised plat shall be submitted at least 10 days prior to the City Council hearing depicting this
change.
h. Extend W. Smokejumper St. as a stub street to the out-parcel (Parcel #S0428233620) at the southwest
corner of the site.
3. The landscape plan submitted with the final plat application shall be revised as follows:
a. Depict a detail/cross-section of the berm or berm and wall combination required as noise abatement
within the street buffer along W. Chinden Blvd./SH 20-26; also address how the wall will be
constructed to avoid a monotonous wall, that demonstrates compliance with the standards listed in
UDC 11-3H-4D.
b. Remove Lot 1, Block 15 as it’s ACHD right-of-way and cannot be platted as a common lot.
c. Depict a detached sidewalk/pathway (as applicable) along all collector streets (i.e. N. McDermott Rd.,
N. Rustic Oak Way and W. Ramblin St.) and W. Chinden Blvd./SH 20-26 in accord with UDC 11-3A-
17. A detached 10-foot wide multi-use pathway is required within the street buffers along N.
McDermott Rd., W. Chinden Blvd./SH 20-26, the east side of N. Rustic Oak Way and W. Ramblin St.
d. Landscaping shall be depicted on either side of all pathways as set forth in UDC 11-3B-12C.
e. If existing trees are proposed to be removed from the site, the Applicant shall coordinate with Matt
Perkins, the City Arborist, to determine mitigation requirements per the standards listed in UDC 11-
3B-10C.5. Mitigation information shall be included on the plan. If existing trees are proposed to be
retained on site, they shall be depicted on the plan.
f. A calculations table shall be included on the plan that demonstrates compliance with the landscape
standards listed in UDC 11-3G-3E (common open space), 11-3B-12C (pathways), 11-3A-17
Page 52
(parkways) and 11-3B-7C (street buffers); calculations should include the linear feet of pathways,
parkways and street buffers and square footage of common open space as applicable, along with the
required vs. provided number of trees.
g. Revise the fencing type around the perimeter of Lot 1, Block 2 and Lot 37, Block 12 to comply with
the standards listed in UDC 11-3A-7A.7 to provide more visibility of the common areas in accord with
CPTED design strategies.
h. Include a detail of the amenities proposed with each phase of development.
i. The CMU wall proposed along the south and west boundaries of the commercial portion of the
development shall have texture and a color complimentary to adjacent residential structures – plain
CMU block is not allowed; revise the detail (i.e. reference photo) accordingly.
j. Depict lot numbers and landscaping for common areas in the townhome portion of the development in
Block 8 in accord with the standards listed in UDC 11-3G-3E.
k. If a dog park is proposed on Lot 1, Block 2, demonstrate compliance with the standards listed in UDC
11-3G-3C.1h.
l. Depict a small tot lot on Lot 12, Block 6 rather than a large tot lot, consistent with that shown on the
site amenities plan.
m. Modify the landscape plan consistent with changes required to the plat above under condition IX.A.2
above.
4. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables 11-
2A-6, 11-2A-7 and 11-2B-3 for the R-8, R-15 and C-G zoning districts respectively.
5. Off-street parking is required to be provided for residential uses in accord with the standards listed in UDC
Table 11-3C-6 and for commercial uses in accord with the standards listed in 11-3C-6B; bicycle parking is
required in commercial districts as set forth in UDC 11-3C-6G per the standards listed in UDC 11-3C-5C.
A revised parking plan shall be submitted prior to or at the Commission hearing for the townhome
portion of the development that reflects the changes noted above in condition #A.2f and that
provides for adequate guest parking to serve this portion of the development.
6. An exhibit shall be submitted with the final plat application(s) that depicts the setbacks, fencing, building
envelope, and orientation of the lots and structures accessed via common driveways; if a property abuts a
common driveway but has the required minimum street frontage and is taking access via the public street,
the driveway shall be depicted on the opposite side of the shared property line from the common driveway
as set forth in UDC 11-6C-3D.
7. Address signage shall be provided at the public street for homes accessed via common driveways for
emergency wayfinding purposes.
8. Common driveways shall be constructed in accord with the standards listed in UDC 11-6C-3D. A
perpetual ingress/egress easement shall be filed with the Ada County Recorder for the common driveways,
which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles
and equipment. This information may be included in a note on the face of the plat rather than in a separate
easement.
9. The private street and common driveways off the private street as proposed on the preliminary plat in the
townhome portion of the development in Block 8 are not approved. Consequently, the alternative
compliance request to UDC 11-3F-1 is not approved as the private street isn’t approved.
10. All existing structures shall be removed from the site prior to signature on the final plat by the City
Engineer for the phase in which they are located.
Page 53
11. Pathways shall be constructed in accord with the standards listed in UDC 11-3A-8.
12. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the 10-foot
wide multi-use pathways proposed within the site as required by the Park’s Department, prior to signature
on the final plat by the City Engineer for the phase in which they are located.
13. A Certificate of Zoning Compliance and Design Review application is required to be submitted and
approved prior to submittal of any building permit applications for the clubhouse and swimming pool
facility, single-family attached, townhome, multi-family and commercial structures. All structures except
for single-family detached structures are required to comply with the design standards listed in the
Architectural Standards Manual.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1.1 This proposed development is not currently serviceable by the Meridian City water and sanitary sewer
systems. Mainlines designed to service this development are within The Oaks North Subdivision to
the south. Until utilities are available to the south boundary of the proposed development, the City of
Meridian will not accept an application for final plat.
1.1.2 Sewer mainline/manholes are not allowed in common driveways or under sidewalks. Run service
lines down common drive but make sure required separation can be met.
1.1.3 The planned sewer trunk line will enter this property at N. Rustic Oak Way.
1.1.4 The sewer line in N. Rustic Oak Way shall be 10-inch all the way to Chinden Blvd.
1.1.5 The applicant shall be required to pay the Oaks Lift Station and Pressure Sewer Reimbursement Fees
in the amount of $265.25 per equivalent residential unit (ERU). The reimbursement fees for the entire
residential portion of this subdivision shall be paid prior to city signatures on the first final plat.
1.1.6 The applicant shall be required to pay the Oaks Lift Station Pump Upgrades Reimbursement Fees in
the amount of $185.43 per equivalent residential unit (ERU). The reimbursement fees for the entire
residential portion of this subdivision shall be paid prior to city signatures on the first final plat.
1.1.7 As noted in the Geotechnical Evaluation Report prepared by GeoTek Inc., all artificial fill materials on
site must be removed.
1.1.8 New 12-inch water main will need to be installed in parts of W Sturgill Peak St, N Jumpspot Ave, W
Parachute Dr, N Streamer Way, W Smokejumper St and N Rustic Oak Way.
1.1.9 Construct water main in N Streamer Way between W. Parachute Drive and W. Fireline Drive.
1.1.10 Water connections to the north need to be facilitated either by extension of a mainline or and easement
in common area Lot 19, Block 1, or off the end of the cul-de-sac to the property line. This is dependent
on how road connections to the north are designed and developed in the future.
1.1.11 Remove the water main proposed in N Serenity Avenue. At the intersection of N Serenity Ave and W
Tanker Dr, Install a tee at the branch off point with an isolation valve directly attached to it and then
cap off the outlet side of the valve. This allows the tap to be installed and pressure tested so if the
existing County Subdivision wants to connect in the future they can easily do so.
1.1.12 Water & sewer need to flip locations in N Backfire Way. Currently these lines are not in the proper
corridor. Water should be located on the east side of the road & sewer on the west.
1.1.13 Eliminate stub/dead-end water main at each corner of the townhome section off of W Wildfire Dr of
the development. Services are only allowed in these areas just like common drives.
Page 54
1.1.14 A water connection to the east (near N Static Line Ave and/or townhome section off of N Rustic Oak
Way) needs to be enabled by either an extension of water mains to the property line or an easement.
This is dependent on road connections to the east.
1.1.15 Water modeling was completed both as an entire development and at each phase per the phasing plan
included in this record. This development was modeled with the 12" mains through the subdivision as
required above, and the rest of the mains were modeled as 8". Per this plan there are no pressure
issues, but each phase will need to be modeled at Final Plat to verify there aren't any pressure issues.
1.1.16 The geotechnical investigative report prepared by SITE Consulting, LLC indicates some very specific
construction considerations. The applicant shall be responsible for the strict adherence of these
recommendations to help ensure that groundwater does not become a problem within crawlspaces of
homes.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department,
and execute standard forms of easements for any mains that are required to provide service outside of a
public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-
grade is less than three feet than alternate materials shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to
and through this development. Applicant may be eligible for a reimbursement agreement for
infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way
(include all water services and hydrants). The easement widths shall be 20-feet wide for a single
utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated
outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically
depicted on the plat for reference purposes. Submit an executed easement (on the form available from
Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which
must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings
and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document.
All easements must be submitted, reviewed, and approved prior to development plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of
water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for
the primary source. If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will be
responsible for the payment of assessments for the common areas prior to prior to receiving
development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by
the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and
possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing
or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6.
In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other
applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic service per City
Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-
5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such
Page 55
as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B.
Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections
(208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road
base approved by the Ada County Highway District and the Final Plat for this subdivision shall be
recorded, prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing,
landscaping, amenities, etc., prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the
structures. Where approved by the City Engineer, an owner may post a performance surety for such
improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-
3B.
2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection
fees, as determined during the plan review process, prior to the issuance of a plan approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the
Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that
may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads
receiving engineered backfill, where footing would sit atop fill material.
2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum
of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The
design engineer shall provide certification that the facilities have been installed in accordance with the
approved design plans. This certification will be required before a certificate of occupancy is issued for
any structures within the project.
2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the
City of Meridian AutoCAD standards. These record drawings must be received and approved prior to
the issuance of a certification of occupancy for any structures within the project.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the
standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of
125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to
final plat signature. This surety will be verified by a line item cost estimate provided by the owner to
the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond.
Page 56
Applicant must file an application for surety, which can be found on the Community Development
Department website. Please contact Land Development Service for more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%
of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two
years. This surety will be verified by a line item cost estimate provided by the owner to the City. The
surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must
file an application for surety, which can be found on the Community Development Department
website. Please contact Land Development Service for more information at 887-2211.
C. FIRE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=188367&dbid=0&repo=MeridianCity
D. POLICE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=188188&dbid=0&repo=MeridianCity
E. PARK’S DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=191860&dbid=0&repo=MeridianCity
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=189738&dbid=0&repo=MeridianCity
G. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=192646&dbid=0&repo=MeridianCity
H. SETTLER’S IRRIGATION DISTRICT (SID)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=188429&dbid=0&repo=MeridianCity
I. CENTRAL DISTRICT HEALTH DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=188183&dbid=0&repo=MeridianCity
J. WEST ADA SCHOOL DISTRICT (WASD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=188717&dbid=0&repo=MeridianCity
K. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=188717&dbid=0&repo=MeridianCity
X. FINDINGS
A. Annexation and/or Rezone (UDC 11-5B-3E):
Required Findings: Upon recommendation from the commission, the council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the
council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Page 57
Staff finds the proposed zoning map amendment to R-8, R-15 and C-G and proposed development is
generally consistent with the MDR and MU-R FLUM designations in the Comprehensive Plan for this
property if the Applicant complies with the provisions in Section IX.
2. The map amendment complies with the regulations outlined for the proposed district, specifically the
purpose statement;
Staff finds the mix of lot sizes and housing types proposed in the residential portion of the development will
provide for a range of housing opportunities consistent with the purpose statement of the residential
districts and with the Comprehensive Plan.
Staff finds the proposed medical offices and hospital along with recommended retail uses will provide
much needed services in the northern portion of the City in accord with the purpose statement of the
commercial districts and with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and
welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any political
subdivision providing public services within the city including, but not limited to, school districts; and
Staff finds the proposed zoning map amendment will not result in an adverse impact on the delivery of
services by any political subdivision providing public services within the City. Comments submitted by
WASD indicate that existing enrollment numbers are below capacity in area schools that will serve this
development.
5. The annexation (as applicable) is in the best interest of city.
Staff finds the proposed annexation is in the best interest of the City if the property is developed in accord
with the provisions in Section IX.
B. Preliminary Plat Findings (UDC 11-6B-6):
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making
body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat, with Staff’s recommendations, is in substantial compliance with the
adopted Comprehensive Plan in regard to land use, density, transportation, and pedestrian connectivity.
(Please see Comprehensive Plan Policies in, Section V of this report for more information.)
2. Public services are available or can be made available and are adequate to accommodate the proposed
development;
Staff finds that public services will be provided to the subject property with development. (See Exhibit B of
the Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the City’s capital
improvement program;
Because City water and sewer and any other utilities will be provided by the development at their own cost,
Staff finds that the subdivision will not require the expenditure of capital improvement funds.
Page 58
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed development based
upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.). (See Section IX for more
information.)
5. The development will not be detrimental to the public health, safety or general welfare; and,
Staff is not aware of any health, safety, or environmental problems associated with the platting of this
property. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that exist on this site that require
preserving.
C. Private Street Findings (UDC 11-3F-5):
In order to approve the application, the director shall find the following:
1. The design of the private street meets the requirements of this article;
The Director finds that the proposed design of the private street does not meet the requirements in UDC
11-3F-4A.6 as common driveways are proposed off the private street which are prohibited. Further,
private streets are not intended for townhome developments other than those that create a common mew
through the site design or that propose a limited gated residential development, of which neither are
proposed.
2. Granting approval of the private street would not cause damage, hazard, or nuisance, or other detriment to
persons, property, or uses in the vicinity; and
The Director finds granting approval of the private street with the lot layout, density and parking proposed
could present a nuisance for area residents without adequate parking for guests and overflow parking and
a safety concern for emergency vehicles accessing the site if fire lanes are blocked due to parking in
unauthorized areas.
3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional
transportation plan. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
The Director finds the use and location of the private street do not necessarily directly conflict with the
comprehensive plan or the regional transportation plan; however, vehicle and pedestrian connectivity
between neighborhoods is desired which is decreased with private streets.
4. The proposed residential development (if applicable) is a mew or gated development. (Ord. 10-1463, 11-3-
2010, eff. 11-8-2010)
The Director finds the proposed residential development does not incorporate a mew or gated
development in the design.
D. Alternative Compliance Findings (UDC 11-5B-5):
In order to grant approval for an alternative compliance application, the Director shall determine the following:
1. Strict adherence or application of the requirements are not feasible; or
The Director finds strict adherence to the requirement in UDC 11-3F-1, which require mews or gates to be
provided where private streets are proposed in townhome developments, is feasible.
2. The alternative compliance provides an equal or superior means for meeting the requirements; and
Page 59
The Director finds an alternative to the UDC requirement is not proposed, a waiver is simply requested
without an alternative means for complying with the intent of the code requirement.
3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses
and character of surrounding properties.
The Director finds an alternative means of compliance is not proposed.