CC - Commission Recommendations to CC 12-1 STAFF REPORT C�Z
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COMMUNITY DEVELOPMENT DEPARTMENT
HEARING December 1,2020 Legend
DATE:
IffProject Lflcfltan
TO: Mayor&City Council
FROM: Sonya Allen,Associate Planner
208-884-5533 ,-
SUBJECT: H-2020-0047
Prescott Ridge—AZ,PP,PS,ALT I _
LOCATION: South of W. Chinden Blvd. and east of N.
McDermott Rd., in the North %2 of - --- - -
Section 28,Township 4N.,Range 1 W. ;o
(Parcels: 50428233640, R6991222210, --
50428120950, SO428131315,
50428131200, SO428211102)
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 39-5 377 buildable lots [346 323 single-family residential
(94 attached-&-22-2-/detached),6-3 38 townhome, 14 multi-family residential, 1 commercial and 1 school],3-2
39 common lots and 6 other(shared driveway) lots on "� 123.53 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. Altemative Gemplianee to UDG 11 3 F 4 A.4,whieh r-equir-es a limited gated development when
teen Wmes are proposed, :s also eques Alternative Compliance is no longer required based on the
revised plan which includes a mew.
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)
Pagel
Description Details Page
Lots(#and type;bldg./common) 394 377 buildable lots(3-6 323 single-family residential,63 38 townhome,
14 multi-family, 1 commercial and 1 school)/3-2 39 common lots/6 other
(common driveway)lots
Phasing Plan(#of phases) 9 phases
Number of Residential Units(type 346 323 single-family(14-attached/22-2-detached),(63 38)townhome and
of units) (56)multi-family units
Density(gross&net) Overall-3-6-3 3.17 units/acre(gross);7:86 7.95 units/acre(net)
R-8 area:4-8-7-3.13 units/acre(gross);744 7_2 units/acre(net)
R-15 area: 12.97 7.79 units/acre(gross);21.39 10.95 units/acre(net)
Open Space(acres,total 11.56 12.41 acres(or 11.80//O)
[%]/buffer/qualified) (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, Two(2)segments of the West Tap Sublateral cross this site
hazards,flood plain,hillside)
Neighborhood meeting date;#of 12/18/19- 11 attendees;and 4/l/20- 13 attendees
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 No
Commission Action
(yes/no)
Access A collector street access(W.Rustic Oak Way)is proposed via W. Chinden
(Arterial/Collectors/State Blvd./SH 2O-26 at the half mile which runs through the site and connects to a
Hwy/Local)(Existing and future collector street(N.Rustic Way)in the Oaks North development from
Proposed) 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 Two local stub streets are planned to be constructed with the Oaks North
Street/Interconnectivity/Cross development at the southern boundary of the site and extended with this
Access 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 2O-26.
Existing Arterial Sidewalks/ There are no existing buffers or sidewalks along N.McDermott Rd. or W.
Buffers Chinden Blvd./SH 2O-26
Page 2
Description Details I Page
Proposed Road Capolal knpr4vments Plan CIP)I Ir4ograted Five Year WoFk Plan IIFYWP�;
Improvements + Black Ca[ Road ie hwo in the CIP to be vxienQ.d to 34enp.-.�from Chlrlden BCLJleaarv.
McMUlan Rued between 2Q26 and 2030
+ The in[ersectlan of Black Cal Road and Chindan Boulevard is listed in the CIP 1a be widened
to 5-lands 9r,I lie north log.5-kenos on the sout+l leg-6-lian 5 art 1ho east I13g and&Wus rtn
Mo wurll log bo,wur.-Z926 aAd ROM.
• The inbersechon of hkWan Road and Black Cel Road s Ilebed Pn[he CIP ba recanstrucbed a&
e mulli-lane roundabout with 2 lanes an the nwitibound and southbaund legs and 1 lane on
the wesiboun6 and eastbound legs.
• The Inlerseetion or McMi!.Lan%ad and ULDem3otl Road is Ilsied In ihe CIP 10 be Undened is
3-lanes orr dhe north leg,44aes orr the south leg-3-Ianss on the ease leg end 3-kanes on the
west leg between 2031 and 2435.
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 I No comments submitted
• Distance to Police 9 miles
Station
• 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/l/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/l/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, earnurnerrt CaarAlY r.,� ,
hs) Pleasant View Ebementarg ow""iu'ar'r 650 2.4
!A.- —
star Ulddw 5[haol ?94 IDW 5A
fftridian H igh Sshool 3965 24W 6-1
Film to 1to abundant amounafff growth In the area,West Ada sarkively build,ng new yehc4ol�and boundaries are always
dianguLE.Their future s[udent5 f0d[d pOtentldlly aI1fild-Dwyher High S[IOU l
• Capacity of Schools
• #of Students
Enrolled
Wastewater
Page 3
• Distance to Sewer This proposed development is not currently serviceable by Meridian Sanitary
Services 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 See application
ERU's
• WRRF Declining 13.92
Balance
• Project Consistent with Yes
WW Master
Plan/Facility Plan
• Impacts/Concerns •Additional 4,662 gpd has been committed
•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).Reimbursement
fees for the entire subdivision shall be paid prior to city signatures on the first
final plat.
Water
• Distance to Water This proposed development is not currently serviceable by the Meridian City
Services water system. Water mainlines designed to service this development are within
The Oaks North Subdivision to the south.
• Pressure Zone 1
• Estimated Project Water See application
ERU's
• Water Quality None
• Project Consistent with Yes
Water Master Plan
• Impacts/Concerns None
C. Project Area Maps
Future Land Use Map Aerial Map
Le end Lo nsiN Le end TM
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Page 4
Zoning Map Planned Development Map
Legend R1 Legend 0
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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 City Council
Posting Date Posting Date
Notification published in
newspaper 6/26/2020, 8/28/2020 11/13/2020
Notification mailed to property
owners within 300 feet 6/23/2020, 8/26/2020 11/10/2020
Applicant posted public hearing
notice on site 7/2/2020, 8/27/2020 11/10/2020
Nextdoor posting 6/23/2020, 8/27/2020 11/10/2020
Page 5
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 2O-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 2O-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 3.13
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 northwestportion 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."(2.01.01 G)
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.
Page 6
• "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 the future school to the east. Larger lot sizes are proposed as a transition to the I-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 2O-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/SH2O-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./SH20-26, 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.
Page 7
• "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 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."(6.01.0313)
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 2O-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): (Staffs 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 apart 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 2O-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.
• "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 eHtdeer yard area at the seuth end ef the he6pital a shaded sitting area in
front of the medical office building, a large outdoor plaza/green space area in front 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.
Page 8
• "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 emeepdevelopment-, ;Mieh Staff Feeontmends is shifted to Me nop4h sofrofit on the main eft#ff"e a&k
• "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./SH20-26 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. Te ensu„v sueh ffpaees and1glaees are
A shaded sitting, area is proposed in front of the
medical office building and a large outdoor plaza/ rg een space area is proposed in front of the
hospital.
• "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."
R designated airea is eenskoent with this guideline-, Staff meemmends the eeneeptplan isirevised
aeeerding4,„ ,to the Q, , G,,,•,,ed h ar4n gL.A shaded sitting area is proposed in front of the
medical office building and a lame outdoor plaza/ rg een space area is proposed in front of the
hospital.
• "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'
Page 9
also as a fmffsidon bMpeen 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.
Staffs analysis on the proposed project's compliance with these guidelines is included above.
• 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.
Page 10
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 3-story 220;000 181,000+/-square foot(s.f.)hospital
with approximately 90 60 in-patient beds and a 4 3-story 90,000 67,000+/-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.
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 2O-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 11-213-
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 11-3114B.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. #netj
Page 11
feasible as determined by City Goun .Alternatively, Council may deny the emergency care
component of the hospital use. Note:ITD denied the Applicant's request for access via SH 20-
26/Chinden Blvd. for the medical campus.
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
VIILA. 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 433 422 lots—395 377 buildable lots [346 323 single-family
residential(14-attached-&-22-2L/detached),6-3 38 townhome, 14 multi-family residential, 1 commercial
and I school],42 39 common lots and 6 other(shared driveway) lots on 123.26 123.53 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, 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 5,982 s.£; the average townhome lot size is 2-,037
2,302 s.f. The overall gross density is 3-.6-3 3.17 units/acre with a net density of 7-.86 7.95 units/acre. The
gross density of the R-8 zoned portion is 4.P 3.13 units/acre with a net density of 749 7.2 units/acre and
the gross density of the R-15 zoned portion is 12.97 7.79 units/acre with a net density of 21.39 10.95
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.0 over a time period of 4 to 5 years. The north/south collector
street will be constructed from W. Chinden Blvd./SH 2O-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.
Page 12
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 16-7-9-,
driveway may only serwe a maximum of(6) dwelling units peir UDC 11 6C 3D 8 units are
proposed off each djrivewa�-. 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 a mews nor is proposed but no gates are proposed(alternative compliance is
requested to this standard see analysis below in Section . ,
hearing.proposed over-all design meets or-exceeds the intent of the required standards and shall not be
detrimental to the publie health, safety and welfare and where private streets are determined to
enhanee the safety of the development by establishing a eleaF emeFgeney vehiele tFavel lane.
Howeveir,the Fire Dept. and Staff would not be in support of such a request as Staff is of
. . . .. roving sueh at the number-of units and density proposed would result in a
neighbor-hood that is seveFely undeF paFlied,whieh eould be detrimental to the publie health,safety
and welfare if emeFgeney seFviees weFe not able to aeeess homes within the development due to
parking issues on the private street.
Staff r-eeommends this POFOOH of the development is Fedesigned with publie stFeets (alleys and/or-
eommon dr-iveways may be ineor-pffated), OF if pFivate streets aFe proposed, eaeh unit should fFont
on and be accessed Aa the private street(s) and the design should include a mew or-gated entry in
aeeor-d with UDC 11 3F 1 however,publie streets are preferred.Alternatively, a multi family
development(i.e. one str-uetur-e on one property with 3 or-more dwelling units)with townhome
style units might be a development option fof:this af!ea. A fvvised parking plan should
submitted for-this area as well that pf!ovides for adequate guest parking above the minimum UDG
standards (Table 11 3C 6) to seF,.,e this portion of the development.A revised eoneept plan and
par-king plan should be submitted prior-to or-at the Commission heaAng for-r-eview and a revised
plat should be submitted at least 10 days prior-to the City Couneil hearing that r-efleets
The lot layout4development plan for-the multi family development on Lots 70 83,Bloek 12 depiets
par-king and aeeess dr-iveways on buildable lots the number-of parldng sp ith eaeh lot
and are not eommensurate with the parldng required for each building. Therefore, Staff
reeommends the aeeess dt!iveways and par-king are placed in a eommon lot with an ingress
egr-ess/par-king easement for-eaeh buildable lot.A r-evised plat should be submitted at least 10 days
prior-to the City Couneil A revised plat was submitted that depicts the private street in the
townhome portion of the development within a common lot as requested, see Section VIII.C.
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
Page 13
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 2O-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.
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
revised design .
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 ACED 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 2O-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
Page 14
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 firstphase 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-613.1.
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 15 extra off-street parking
spaces in the townhome portion of the development and a total of 505 497 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 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-1 n:
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.
Page 15
Parkways (UDC 11-3A-1 :
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 VULA
appears to include landscaped parkways throughout the development; however, they are only proposed
along N. Rustic Oak Way—the plan should be revised to remove trees where parkways aren't proposed.
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 2O-26 and N. McDermott Rd., an entryway corridor; and a 20'
wide buffer is required along N. Rustic Oak Way,Thl M Pe,.. et4 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 1I-
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 1I-
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.
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 2O-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 11-3 :
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 MILE,that depicts 11.56 12.41 acres
(or 11.8%)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 I and Lot 29, Block 9) counted toward qualified
Page 16
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 11-3G1
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-IS):
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-1�:
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.
Waterways(UDC 11-3A- :
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- :
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
Page 17
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 I 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 l-
and 2-story units of varying sizes for the variety of lot sizes proposed. Building materials 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 II-3�
A private street loop(N. Highfire Loop)is proposed for access within the portion of the development
where townhomes are proposed on Lots 17 79 17-44 and 54-67,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. A mew is proposed but no gates 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 eant Fequests a4emmive eemplianee-te UPC 11
entry.to allow the development as proposed,without a mew(s) or-a gated Alternative Compliance is no
longer necessary as a mew is proposed on the revised plan.
As noted above in Seetion AILB,Lot Layout, Staff meommends ehanges 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
enhaneed by the provision of a private street in this area with the density and lot layout proposed
par-king in fire lanes due to inadequaey of par-king for-guests and over-flow par-kiing.Therefore,
Staff does not r-eeommend approval of the private street as proposed; a subsequent Fequest for-
pr-ivate streets may be eonsider-ed if warranted by the redesign-.
D. Alter-native Complianee (UDC—,U �3}
Page 18
-Beeause Staff is not suppoftive of the proposed design of the townhome portion of the development
with the private street, Staff is in turn I .. ,. e of the request for alternative eompliance.As
noted above in Seetion
Staff recommends ehanges to the layout of this portion e
AII.B,Lot Layout,
the plat.A subsequent Fequest may be eonsider-ed if warr-anted by the .Because a mew is
now proposed on the revised plans, alternative compliance is no longer necessary.
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 16tn
and Au su t 20") 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 Huntsin eg r,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
approximatelSyards 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
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
ro e
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
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;
Page 19
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. Outstandin issue(s)sus)for City Council:
a. None
C. The Meridian Planning&Zoning Commission heard these items again on October 22"d. At the
public hearing on October 22',the Commission moved to recommend approval of the subject
AZ and PP requests.
1. Summary of Commission public hearing_
a. In favor: Patrick Connor,Providence Properties(Applicant's Representative); Betsy
Huntsin eg r=representing the proposed hospital
b. In opposition: None
C. Commenting: Cary Pitman; Sue Ropski;Val Stack; Doug Haneborg; Heidi Wilson;
Charles Hay; Bonnie Layton,WH Pacific(representing property owner to the west of
Peregrine Heights)
d. Written testimony:None
e. Staff presenting application: Sonya Allen
f Other Staff commenting on application: Bill Parsons
2. Key issue(s) testimony_
a. Preference for the parking on the east side of the 3-story medical office buildingto o be
relocated to the west side of the building and the building shifted further to the east so
that the building is further away from adjacent residential properties;
b. Concern pertaining to traffic on Serenity Ln. if it were to be open to the south and the
safety of children as there are no sidewalks along the private street,
c. Concern pertaining to future restriction of right-in/right-out access to Serenity Ln. from
Chinden Blvd. and resulting delays for emergency services to Peregrine Heights;
c. Request for provision of a fence or a gate at the south end of the Serenity Ln. cul-de-sac
to keep it private,
d. Request for the larger estate lots that abut the south end of Peregrine Heights to be
carried over to the south side of W. Tanker Dr.;
e. Property owner to the west of Peregrine Heights is in favor of the proposed frontage
road along Chinden Blvd. for access to the collector street.
3. Key issue(s)of discussion by Commission:
a. The provision of an electronic gate at the south end of Serenity Ln. for emergency
access to Peregrine Heights and to keep the lane private;
b. Impacts to the design of the site if the outparcel at the northeast corner of the site isn't
purchased by the Developer and developed as part of this site;
C. Trash enclosures should be located away from adjacent residential properties,
d. In support of the reduction in height from 4-to 3-stories for the hospital and medical
office building;
e. Preference for the medical office building to be shifted further to the east and/or rotated;
£ The provision of only one(1)mew in the townhome portion of the development.
Page 20
g. In general support of the revisions made to the concept plan for the commercial portion
of the development.
h. Would like the Applicant to work with ITD on noise abatement along the west boundary
adjacent to SH-16;
i. In favor of the walkability of the development and especially the medical campus;
In support of the changes to the townhome portion of the development and the
additional open space;
k. Would like the Applicant to work with Staff to reduce the number of lots along the
southern boundary of the subdivision to provide a better transition to planned R-4 zoned
lots in The Oaks subdivision.
4. Commission change(s)to Staff recommendation:
a. Requirement for noise abatement to be provided along the project's west boundary
along N. McDermott Rd. adjacent to the future extension of SH-16 (see Section
IX.A.1a.7 and A.3a);
b. Relocate the parking on the east side of the medical office building to the west side of
the building and shift the building further to the east away from the adjacent residential
properties(see revised concept plans in Section VIII.A);
c. The Applicant shall work with Staff to provide an electronic gate that is approved by the
Fire Dept. for access to Serenity Ln. from the south(see DA provision#A.Ia.6 in
Section IX)-, and,
d. Reduce the number of lots along the southern boundary to provide better transition to
the R-4 properties planned to the south in The Oaks subdivision(lots were reduced by 5
along the south and southeast boundaries, see revised plat in Section VIII.C).
5. Outstandingissue(s)for City Council:
a. Council should determine if the proposed access to the hospital via N. Rustic Oak Way,
a collector street, meets the intent of the UDC(11-4-3-22),which requires hospitals that
provide emergency care to have direct access on an arterial street.ITD denied a request
for direct access via Chinden Blvd. for the emergency care component of the hospital
per the letter to the Applicant dated May 5, 2020 included in the public record.
Alternatively. Council may deny the emergency care component of the hospital use.
Page 21
VIII. EXHIBITS
A. Master Plan Conceptual Rendering&Medical Campus Conceptual Development Plan-REVISED
US HIGHWAY 26/CHINDEN RM
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for along the collector streets (i.e. N. Rustic Oak Way&McDermott Rd.) and on common lot end-caps;
Page 22
Concept Plan#1:
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Page 23
B. Annexation&Zoning Legal Descriptions and Exhibit Maps
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E N G I N E E R IN G
April 6,2020
Project No.18-140
Exhibit A
Legal Descriptlonfor
Annexation
Prescott Ridge Subdivision
A parcel of land situated in a portion o=the West 1/2 of the Northeast 1/4 and a portion of the West 1/2
of Section 28,Township 4 North, Range 1 West,Boise Meridian,Ada County,Idaho and being more
particularly described as follows.
Commencing at an aluminum cap marking the Northwest corner said Section 28, which hears
N89"27'17"W a distance of 2,609.40 feet from an aluminum cap marking the North 1/4 corner of said
Section 28,thence following the northerly line of the Northwest 1/4 of said Section 28,S89`27'17"E a
distance of 1,484.66 feet to the POINT OF BEGINNING.
Thence following said northerly line,S89'27'17"E a distance of 982.15 feet to a point;
Thence leaving said northerly line,500'32'43"W a distance of 125.00 feet to a point;
Thence 501"27'47"E a distance of 6.95 feet to a point;
Thence 511'01'47"E a distance of 80.41 feet to a 5/8-inch rebar;
Thence 504'02'47"E a distance of 96.02 feet to a 5/8-inch rebar;
Thence S00'27'47"E a distance of 104.59 feet to a 5/9-inch rebar;
Thence N89'27'17"W a distance of 12.18 feet to a 1/2-inch rebar;
Thence SOO'32'13"W a distance of 139.52 feet to a 1/2-inch re bar;
Thence S73'36'44"E a distance of 131.95 feet to a 1/2-inch rebar on the easterly line of the Northwest
1/4 of said Section 29;
Thence following said easterly line,NOO'43'55"E a distance of 596.55 feet to a aluminum cap marking the
North 1/4 corner of said Section 29;
Thence leaving said easterly line and following the northerly line of the Northeast 114 of said Section 28,
589'25'25"E a distance of 60.00 feet to a point;
Thence leaving said northerly line,500'43'55"W a distance of 658.89 feet to a point;
Thence 589'24'23"E a distance of 1,248.58 feet to a 5/8-inch rebar on the easterly line of the West 1/2 of
the Northeast 1/4 of said Section 28;
Thence following said easterly line,500'36'13"W a distance of 1,615.76 feet to a 5/8-inch rebar;
Thence leaving said easterly line, N77"58'17"W a distance of 1,339.12 feet to a 5/8-inch rebar on the
easterly line of the Northwest 1/4 of said Section 28;
Thence following said easterly line, S00'43'55"W a distance of 625.95 feet to 2-inch pipe marking the
Center 1/4 of sald Section 28;
Thence leaving said easterly line,500"43'51"W a distance of 24.35 feet to a 5/8-in&rebar;
Thence 553'05'53"W a distance of 16.53 feet to a 5/8-inch rebar;
Thence N78"07'38"W a distance of 19.68 feet to a 5/8-inch rebar;
Thence S89"18'46"W a distance of 45.49 feet to a 5/8-inch rebar;
Thence N86"14'49"W a distance of 63.62 feet to a 5/8-inch rebar;
Thence N88'50'04"W a distance of 85.57 feet to a 5/8-inch rebar;
The nce N80'59'54"W a distance of 36.69 feet to a 5/8-inch rebar;
Thence N70"27'41"W a distance of 25.64 feet to a 5/8-inch rebar;
9233 West State Street • Boise,Idaho 89714 & 208.639.69313 ■ kmengllp.-om
Page 25
Thence S89"15'00"W a distance of 20.04 feet to a 5J8-inch rebar;
Thence N86°53'39"W a distance of 189.53 feet to a 5/8-inch rebar;
Thence 564°04'03"W a distance of 27.64 feet to a 5/8-inch rebar;
Thence N89°14'25"W a distance of 789.53 feet to a point;
Thence N00"52'21"E a distance of 16.96 feet to a point being the Center West 1f 16 corner of said Section
28;
Thence following the southerly line of the Northwest 1/4 of said Section 28, N89°21'12"W a distance of
686.03 feet to a point,-
Thence leaving said southerly line, N01°00'37"E a distance of 400.00feet to a}point;
Thence N89°21'12"W a distance of 625.00 feet to a point on the westerly line of the Northwest 1/4❑f said
Section 28;
Thence following said westerly line, N01'00'37"E a distance of 690.74 feet to a point;
Thence leaving said westerly line,571`33'16"E a distance of 483.50 feet to a point;
Thence 578°08'16"E a distance of589.77 feet to a point;
Thence S46'56'01"E a distance of299.29 feet to a point;
Thence N75'51'12"E a distance of48.41 feet to a point;
Thence N00'52'17"E a distance of 215.98 feet to a 1/2-inch rebar;
Thence N75°32'13"E a distance of 272.40 feet to a 1/2-inch rebar;
Thence 30.59 feet along the arc of a circular curve to the left, said curve having a radius of 45.00 feet,a
delta angle of 38°56'33",a chord hearing of N75°32'13"£and a chard distance of 30.00 feet to a 1/2-inch
rebar,-
Thence N75°32'13"E a distance of 219.13 feet to a 1/2-inch rebar;
Thence NDO'32'13"E a distance of 1,497.29 feet to a 1/2-inch rebar;
Thence 569'18'13"W a distance of 270.56 feet to a 1/2-inch rebar;
Thence N31"55'35"W a distance of 81.73 feet to a point;
Thence 53.14 feet along the arc of a circular curve to the right,said curve having a radius of 115.00 feet,
a delta angle of 26"28'39 ,a chord bearing of N18"41'13"W and a chord distance of 52.67 feet to a 5/8-
inch rebar;
Thence N00"32'43"E a distance of 125.29 feet to the POINT OF BEGINNING.
Said parcel contains a total of 126.527 acres,more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
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Project Name PAGE Z
Page 26
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Page 27
kill
E N G I N E E R I N G
April 7,2020
Project No.18-140
Exhibit A
Legal Description for
Rezone to R-8
Prescott Ridge Subdivision
A parcel of land situated in a portion of the West 1/2 of the Northeast 1/4 and a portion of the West 1/2
of Section 28,Township 4 North, Range 1 West,Boise Meridian,Ada County, Idaho and being more
particularly described as follows:
Commencing at an aluminum cap marking the Northwest corner said Section 28, which bears
N89'27'17"W a distance of 2,609.40 feet from an aluminum cap marking the North 2/4 corner of said
Section 28, thence following the northerly line of the Northwest 1/4 of said Section 28, 589°27'17"E a
distance of 2,6D9.40 feet to the POINT Of BEGINNING.
Thence following the northerly line of the Northeast 1/4 of said Section 28, 589"25'25"E a distance of
60.00 feet to a point;
Thence leaving said northerly line,SOO'43'55"W a distance of 658.89 feet to a point;
Thence 589'24'23"E a distance of 1,248,58 feet to a 5/8-inch rebar on the easterly line of the West 1/2 of
the Northeast 1/4 of said Section 28;
Thence fallowing said easterly line,SOD'36'13"W a distance of 1,615.76 feet to a 5/8-inch rebar;
Thence leaving said easterly line, N77`58'17"W a distance of 1,338.12 feet to a 5/8-inch rebar on the
easterly line of the Northwest 1/4 of said Section 28,
Thence following said easterly line, SO)'43'55"W a distance of 625.95 feet to 2-inch pipe marking the
Center 1/4 of said Section 28;
Thence leaving said easterly line,S00'43'51"W a distance of 24.35 feet to a 5/8-inch rebar;
Thence S53"05'53"W a distance of 16.53 feet to a 5/8-inch rebar;
Thence N78"07'38"W a distance of 19.68 feet to a 5/8-inch rebar;
Thence 589"18'46"W a distance of 45.49 feet to a 5/8-inch rebar;
Thence N86'14'49"W a distance of 63.62 feet to a 5/8 inch rebar;
Thence N88'50'04"W a distance of 85.57 feet to a 5/8-inch rebar;
Thence N80'59'54"W a distance of 36.69 feet to a 5/8-inch rebar;
Thence N70'27'41"W a distance of 25.64 feet to a 5/8-inch rebar;
Thence 589'15'00"W a distance of 20.04 feet to a 5/8-inch rebar;
Thence N86'53'39"W a distance of 199.53 feet to a 5/8-inch rebar;
Thence S64'04'03"W a distance of 27.64 feet to a 5/8-inch rebar;
Thence N89'DV25"W a distance of 789.53 feet to a point;
Thence NOO'52'21"E a distance of 16.96 feet to a point being the Center West 1/16 corner of said Section
28;
Thence following the southerly line of the Northwest 1/4 of said Section 28, N89'21'12"W a distance of
686.03 feet to a point;
Thence leaving said southerly line,N01'00'37"E a distance of 400.00 feet to a point;
Thence N89'21'12"W a distance of 625.00 feet to a point on the westerly line of the Northwest 1/4 of said
Section 28;
Thence following said westerly line,N01"00'37"E a distance of 690.74 feet to a point;
9233 West State Street • Boise,Idaho 53714 • 208.639.6939 • kmenallp.com
Page 28
Thence leaving said westerly line, S71"33'16"E a distance of 463.50 feet to a point;
Thence S78'08'16"E a distance of 589.77 feet to a point;
Thence S45"56'01"E a distance of 299.29 feet to a point;
Thence N75'51'12"E a distance of 48.41 feet to a point;
Thence N00°52'17"E a distance of 21598 feet to a 1/2-inch rebar;
Thence N75°32`13"E a distance of 272AD feet to a 1/2-inch rebar;
Thence 30.59 feet along the arc of a circular curve to the left, said curve having a radius of 45.00 feet, a
delta angle of 38"56'33",a chard bearing of N75°32'13"E and a chard distance of 30,00 feet to a 1/2-inch
rebar;
Thence N75°32'13"E a distance of 219.13 feet to a 1/2-inch rebar;
Thence N00°32'13"E a distance of 659.67 feet to a paint;
Thence S89°25'31"E a distance of 279.95 feet to a point;
Thence SOO°34'29"W a distance of 420.05 feet to a point;
Thence S89°25'31"E a distance of 275.60 feet to a point;
Thence 82.73 feet along the arc of a circular curve to the right, said curve having a radius of 150.00 feet,
a delta angle of 31"36`09",a chord bearing of S73"37'27"E and a chord distance of 81.69 feet to a paint;
Thence S57°49'22"E a distance of 138.82 feet to a point;
Thence 275.78 feet along the arc of a circular curve to the left,said curve having a radius of 500.00 feet;
a delta angle of 31"35'09",a chord bearing of N16°22'33"E and a chard distance of 272.30 feet to a point;
Thence N00"34'29"E a distance of 233.13 feet to a point,
Thence 589"25'31"E a distance of496.43 feet to a point;
Thence N00°36'19"E a distance of 294.85 feet to a point;
Thence N89'24'23"W a distance of 496.59 feet to a point;
Thence NOO'34'29"E a distance of 122.33 feet to a point;
Thence N89'25'31"W a distance of 17.44 feet to a point on the easterly line of the Northwest 1/4 of said
Section 28;
Thence following said easterly line, NOO'43'55"E a distance of 586.55 feet to the POINT OF BEGINNING.
Said parcel contains a total of 99.532 acres, more or Iess.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
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Page 29
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ENGINEERING
April 7,2020
Project No.18-140
Exhibit A
Legal Description for
Rezone to R-15
Prescott Ridge 5ubdivision
A parcel of land situated in a portion cf Northwest 1J4 and a portion of the West 1/7 of the Northeast
1/4 of Section 28,Township 4 North,Range 1 West,Boise Meridian,Ada County,Idaho and being more
particularly described as follows:
Commencing at an aluminum cap marking the Northwest corner said Section 29, which bears
N89"27'17"W a distance of 2,609.40 feet from an aluminum cap marking the North 1J4 corner of said
Section 28, thence following the northerly line of the Northwest 1/4 of said Section 28, S89'27'17"E a
distance of 2,078.14 feet to a point;
Thence leaving said northerly line,500°43'55"W a distance of 983.71 feet to the POINT OF BEGINNING.
Thence 589"25'31"E a distance of 546.59 feet to a point;
Thence NOW34'29"E a distance of 275.11 feet to a point;
Thence 589°24'23"E a distance of 496.59 feet to a point;
Thence 500°36'19"W a distance of 294.85 feet to a point;
Thence N89°25'31"W a distance of 496.43 feet to a point;
Thence S00'34'29"W a distance of 233.13 feet to a point;
Thence 275.78 feet along the arc of a circular curve to the right,said curve having a radius of 500.00 feet,
a delta angle of 31°36'09",a chord bearing of 516'22'33"W and a chord distance of 272,30 feet to a point;
Thence N57'49'22"W a distance of 139.87 feet to a point;
Thence 82.73 feet along the arc of a circular curve to the left,said curve having a radius of 150.0a feet,a
delta angle of 31"3VD9",a chord bearing of 1473'37'27"W and a chord distance of 81.69 feet to a point;
Thence N89"25'31"W a distance of 275.60 feet to a point;
Thence N00°3429"E a distance of 420.05 feet to the POINT OF BEGINNING.
Said parcel contains a total of 8.822 acres,more or less.
Attached hereto is Exhibit 3 and bythis reference is hereby made a part of.
4 �
12459 a
or 1� 4
9233 West State Street Boise,Idaho 83714 t Z48.639.6939 a kmengilp.carn
Page 31
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Page 32
km
E N G I N E E R I N G
April 7,2020
Project No.18-140
Exhibit A
Legal Description for
Rezone to C-G
Prescott Ridge Subdivision
A parcel of land situated in a portion of Northwest 1/4 and a portion of the West 1/2 of the Northeast
1/4 of Section 28,Township 4 North,Range 1 West,Boise Meridian,Ada County,Idaho and being more
particularly described as follows:
Commencing at an aluminum cap marking the Northwest corner said Section 28, which bears
N89'27'17"W a distance of 2,609.40 feet from an aluminum cap marking the North 1/4 corner of said
Section 28, thence following the northerly line of the Northwest 1/4 of said Section 28, 589'27'17"E a
distance of 1,484.65 feet to the POINT OF BEGINNING.
Thence S89a27'17"E a distance of 982.15 feet to a point;
Thence 500°32'43"W a distance of 125.00 feet to a point;
Thence 501°27'47"£a distance of 6.95 feet to a point;
Thence 511°01'47"E a distance of 80..41 feet to a 5/8-inch rebar;
Thence 504°02'47"E a distance of 96.02 feet to a 5/8-inch rebar;
Thence S00"27'47"E a distance of 104.59 feet to a 5/8-inch rebar;
Thence N89"27'17"W a distance of 12.18 feet to a 1/2-inch rebar;
Thence SO❑"32'13"W a distance of 139,52 feet to a 1/2-inch rebar;
Thence S73"36'44"E a distance of 131.95 feet to a 1/2-inch rebar on the easterly line of the Northwest
1/4 of said Section 28;
Thence leaving said easterly line,589'25'31"E a distance of 17.44 feet to a point;
Thence S00"34'29"W a distance of 397.44 feet to a point;
Thence N89'25'31"W a distance of 826.54 feet to a point;
Thence N00'32'13"E a distance of 837,52 feet to a 1/2-inch rebar;
Thence 569°18'13"W a distance of 270.56 feetto a 1/2-inch rebar;
Thence N31'55'35"W a distance of 81.73 feet to a point;
Thence 53,14 feet along the arc of a circular curve to the right,said curve having a radius of 115.00 feet,
a delta angle of 26"28'39 a chord bearing of N18°41'13"W and a chord distance of 52.67 feet to a 5/8-
inch rebar;
Thence N00°32'43"E a distance of 125.29 feet to the POINT OF BEGINNING.
Said parcel contains a total of 18.172 acres,more or less.
p '
Attached hereto is Exhibit 6 and by this reference is hereby made a part of.
a~ 12459
Ar
141•74D-2-0
9Z33 West State Street a Boise,Idaho 83714 0 208.639.6939 o kmengllp.com
Page 33
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Page 34
C. Preliminary Plat(date: 8/2912020 1044 inn 11/20/20),Phasing Plan A, Tot Layout Exhibit REVISED
PRESCOTT PRELIMINARY PLAT SHOWING - --F — I _I ;, ,
AP&R['14{]rLANDUTIATO IN A MUTON OF TIl NOII7NFAIT
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Page 38
D. Landscape Plan(date: 4/'�20 'n�°�N 11/19/20)—REVISED
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Page 39
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Page 40
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Page 41
E. Qualified Open Space Exhibit& Site Amenities(dated: 9/26QO 10/9/2020)—REVISED
PRE5COTT RIDGE 5UBDIVI51O'H
OPEN SPACE EXHIBIT �22 �•
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Page 42
AMEWIES
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Page 43
F. Parking Plan(dated:4/Q� 10/21/2020)—REVISED
M. n :
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Page 44
G. Conceptual Building Elevations/Perspectives -REVISED
SINGLE FAMILY HOMES
PRESCOTT
RIDGE -
law
a,TOWNHOMES a FOUR-PLEY FLATS
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Page 45
MAIN MEDICAL BUILDING-
.DRAFT REPOERhVG. V?EW bDOKING WEST
- - 4x
Page 46
H. Parcel Status Exhibit
IandproDATi4 Parcel Status Exhibit
R6997222101 -Whealan --
Legal parcel as a platicsd kX
SO4212211102- Roark within PeregFeie Heights
Legal parcel per e-mail SuWivision and e-mail from
From Drunk Darllelsan treal Daniolson dated
doled 8,�6,19,
—'' 8,26.19,
WIP20 W Cnrqu—Blvd 1751 r.
r a
94281,20644-RoMenGa
Illegal parcel, hall will heeorr,e ACHp
{ right-of-way per Chrkyly Little a-mall
{ dated 11.6.19.
R6991n221Q- Roark
- Legal perr+�l as a plalted 5{}428131Oi}- ckraot
ine
PeF grn Illegal parcel,Ixrl incWded
lot urllhln Pero Heights i i with INN,appllratlon to
50428233640-Hon rectify illegal slatus.
Legal parce'I peF a-mail *-
trorn VrprA Danielson
dal. .d 9.5.19,
f�
$042B120950 R $04281-31315-Kuw?4l
Hausa paFCPI is
R-k-mAinder I-.illegal, hue will CJe.i*,etill"
by this a fication.
S042822IM20-Thomson l;r.
Legal parcel per a-mail ��116-V-15
I?om Brent Danielson 43'35'13.74
dated 9,5,19,
vot aLa4vY
Aug 76.2059-iandvowme%.ogm The roKeN$16 auallap1$$t this"hsoTe err.For InrQrmatlWWl
Seale:1 inch eppeaa 600+ear purposes only and do not constitute a legal document,
Page 47
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
commercial,The conceptual development plan for the C G zoned portion of the site,
shall be
Fevised and submitted to the City CleFk ftt least 10 days p4or to the City Couneil hearing to Feflee
eonfor-manee with the following guidelines in the COMPFehensive Plan for-Mixed Use
a elm its
• The buildings in the commercial C G zoned portion of the de3f,elopment shall be arranged to
er-eate some form of > usable aFea,
parks,mixed use guidelines in the CompFehensive Plan (pg. 3 13).
limited to plazas, outdoor gathering areas, open space,libraries,
site; and schools sha
provided in the Mixed Use designated portion of the outdoor seating areas at restaurants
not satisfy this requheinent as it is notpart of the AKxed Use desknated area.
• Development of the Mixed Use designated area shall be eenteFed aFound spnees that aFe well
designed public and quasi public centers of aetivity. Spaces should be activated and
ineor-porate permanent design elements and amenities that fosteF a wide var-iety of inteFests
FaHgiHg from leiSUFe to play. These aFeas should be thoughtfully integrated into the
development and further plaeemaking opportunities consider
• The 4 story medieal office building proposed at the southeast corner of the commere
development shall be sh fted to the HOFth to f-Font on the main eHtFy dFive aisle off N. RU
Oak Way as a better-tr-anSit-80-H t0o the Fesidenees to the south.
• A eommer-eial land use type shall be ineluded on the plan in the MU R designated a
retail,restaurants,
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 V111 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;
Page 48
Lot 68, 70, 81-83, and 77-78,Block 12; and Lots 43 44,75 42,45 and-167, Block 8 that
face collector streets(i.e.N. 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.
6. An electronic gate that is approved by the Fire Department shall be provided for access to
Serenity Ln. from the south.
7. Noise abatement for the future SH-16 extension shall be provided in the form of a berm or a
berm and wall combination parallel to N. McDermott Rd. constructed in accord with the
standards listed in UDC 11-3H-4D.
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 2O-26 constructed in accord with the standards listed in
UDC 11-311-413.
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 2O-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.ISH 2O-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.
. Alternatively, Council may deny the emergency
care component of the hospital use. ITD denied a request for direct access via Chinden Blvd.
for the emergency care component of the hospital per the letter to the Applicant dated May 5,
2020 included in the public record.
Page 49
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.
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 2O-26 unless otherwise
approved by the City and the Idaho Transportation Department.
b. Remove Let 1, Bleek 15 as it's AGHD right of way and eannot 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.
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.
Re design the townheme pertion of the development(i. . Imets 16 79 Bleek 8)with pub!
streets (alleys and/or-eawmAen dr-iveways may be ineefper-a4ed); or-,if pr-iv4e stfeets are
townheme style tmits might be a d&velapmeat option for-this area. A revised eoneept plan shall
be presented prior-to or-at the Commission hearing for-review and a revised plat r-efleeting
this ehange shall be submitted at least 10 days prior-to the City Couneil hearing.if private
streets are proposed with a townhome development,a mew or-gated private streets should
be provided in aeeor-d with UDC 11 3F 1.Also,pr-ovide updated density multi family development(i.e. one stigiettife on ofte pr-epefty with 3 or-more dwelling tmits)with
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 Confleil
hearing depieting this eh .Done
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 2O-26 and N. McDermott Rd.;
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 Rename-Lett Bl ek 15 as it's A C14D :ght of way and eannot pplaRed as a eaffffnen let.
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 2O-26 in accord with
UDC 11-3A-17.A detached 10 foot wide multi-use pathway is required within the street buffers
Page 50
along N. McDermott Rd., W. Chinden Blvd./SH 2O-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 11-313-12C.
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-1OC.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 (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. a , rds the.,,...,,�,eme t4io,, fthe
��}F� � 2F:riri�cincr36upmg rvrcvriniivir-ccrcu9-iircri�. cv-ovmivrnc�vrcrvrrvrcna.
development in Bleek 9 in aeeer-d with the standards listed in UDG 11 3G 3R.
k. If a dog park is proposed on Lot 1,Block 2, demonstrate compliance with the standards listed in
UDC 11-3G-3C.1h.
1. 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 par-Wag plan shall be submitted prior-to or-at th-e
Commission hearing for-the townhome portion of the development that r-efleets the ehanges
noted above in eondition#A.2f and that provides for-adequate guest par-king to serwe 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.
Page 51
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 eonunon driveways off the private street as proposed en the preliminary plat in
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.
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.
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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.
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 I I"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
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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 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.
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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. 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.meridiancioy.orglWebLinkIDocView.aspx?id=188367&dbid=0&repo=MeridianCity
D. POLICE DEPARTMENT
https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=188188&dbid=0&repo=MeridianCiiy
E. PARK'S DEPARTMENT
https://weblink.meridiancioy.org/WebLink/Doc View.aspx?id=191860&dbid=0&repo=Meridian City
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
https://weblink.meridiancioy.orglWebLinkIDocView.aspx?id=189738&dbid=0&repo=MeridianCioX
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G. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridianciV.org/WebLink/DocView.aspx?id=192646&dbid=0&repo=Meridian City
H. SETTLER'S IRRIGATION DISTRICT(SID)
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=188429&dbid=0&repo=Meridian City
I. CENTRAL DISTRICT HEALTH DEPARTMENT
https://weblink.meridianciU.oLvlWebLinkIDocView.aspx?id=188183&dbid=0&repo=MeridianCity
J. WEST ADA SCHOOL DISTRICT(WASD)
hyps://weblink.meridiancity.or lWebLink/Doc View.aspx?id=188717&dbid=0&repo=Meridian City
K. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=188717&dbid=0&repo=Meridian City
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:
l. The map amendment complies with the applicable provisions of the comprehensive plan;
The Commission 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 FL UM 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;
The Commission 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.
The Commission 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;
The Commission 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
The Commission 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.
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The Commission 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 11-613-6):
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;
The Commission finds that the proposed plat, with 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;
The Commission 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, the Commission finds that the subdivision will not require the expenditure of capital improvement
funds.
4. There is public financial capability of supporting services for the proposed development;
The Commission 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 IXfor more information)
5. The development will not be detrimental to the public health, safety or general welfare; and,
The Commission 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.
The Commission 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 net meets the requirements in
UDC 11-3F-4A.6 as as-.
FLur4her-,j94+wte streets aie net intendedfer tewnheme develepment-s ether than these that er a
common mew is proposed through the site design er that„repese a smit a .,.W resia.,n
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
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The Director finds granting approval of the private street with the let deHsio,aHd jqa4d as
proposed eeuld prewent a Huisaneefi-bi-area i;esideHt-s without adequate pa4ingfop guests aH
everflow pat"alld a safety,e I - --y vehieles aeeessing the site Ore lanes
should not cause damage, hazard, or nuisance, or
other detriment to persons,property or uses in the vicinity.
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 de Het H es.,ri4, aireetby .eHffiet wiM
does not
conflict with the Comprehensive Plan or the regional transportation plan.
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 deegtet incorporates a mew of,gate
devek�qme in the design.
€ellewing
1. Stfict-adher-cace-er-applie-atiea of the requirements-CrG TV•feasible; r�
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