PZ - Staff Report 1-21 STAFF REPORT E COMMUNITY
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COMMUNITY DEVELOPMENT DEPARTMENT
HEARING January 21,2021 Legend s
DATE: �
Project Location
TO: Planning&Zoning Commission URN
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FROM: Joseph Dodson,Associate Planner ❑
IN
208-884-5533
SUBJECT: H-2020-0108
Vicenza North
LOCATION: Generallylocated in the northwest corner r ) ,
of N. Ten Mile Road and W. McMillan
Road, in the SE 1/4 of Section 27,
i
Township 4N.,Range 1 W. (Parcels: I
SO427417210 and SO427438410) -__ Jj
I. PROJECT DESCRIPTION
The Applicant has submitted requests for the following:
• Rezone a total of 63.56 acres of land for the purpose of rezoning 41.58 acres to the R-8 zoning district
and subsequently reducing the C-C zone from approximately 37 acres to 3.67 acres,reducing the L-O
zone from approximately 10.6 acres to 1.56 acres, and increasing the C-G zone from approximately 13.2
acres to 16.76 acres;
• Preliminary Plat consisting of 169 single-family residential building lots, 6 commercial building lots, and
8 common lots on 56.99 acres of land.
• Modification to the existing development agreement(Inst. #: 2019-055407) for the purpose of
developing the site with detached single-family residences and general commercial,consistent with the
new development plan,by Bridgetower,LLC.
Page 1
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 76.58 acres(R-8—41.58;R-15— 16.6; C-C—3.67;C-G—
16.76)
Future Land Use Designation Mixed Use Community
Existing Land Use(s) Vacant farm land
Proposed Land Use(s) Single-Family Residential and Commercial
Lots(#and type;bldg./common) 183 total lots—169 single-family residential; 6
commercials;and 8 common lot.
Phasing Plan(#of phases) Proposed as 7 phases
Number of Residential Units(type 169 detached single-family homes
of units)
Density(gross&net) Gross—4.06 du/ac.;Net—6.3 du/ac.
Open Space(acres,total 7.69 acres of qualified open space overall—6.04 acres
[%]/buffer/qualified) (approximately 10%)directly for this new project.Other
1.65 acres are from existing subdivision(Bridgetower).
Amenities 1 amenity proposed to be added with this development—A
segment of a 10' multi-use pathway along the extension of
the collector street. The remaining amenities are to be
shared with the adjacent subdivision,Bridgetower,and
include a clubhouse,pool,picnic area,and a basketball
court. Staff analysis is below in Section V.
Physical Features(waterways, N/A
hazards,flood plain,hillside)
Neighborhood meeting date;#of 2 virtual meetings:August 13,2020(16attendees)&
attendees: December 8,2020(18 attendees)
History(previous approvals) CPA-08-003 (Comp Plan Map Amendment to change
property to Mixed-Use Community);H-2019-0001
(Summerwood MDA,DA Inst.#2019-055407);A-2020-
0162(PBA).
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD Commission No
Action es/no
Access(Arterial/Collectors/State Access is proposed via new local street connections to an
Hwy/Local)(Existing and extension of a collector street through the site(shown as W.
Proposed) Gondola St.).The commercial portion of the site has
driveway accesses to this collector street as well but only on
the East side of this street.W.Gondola will be extended from
the center of the development where existing N. San Vito
Way and N.Vicenza Way intersect;Gondola will connect to
N.Ten Mile Road.
Traffic Level of Service Ten Mile Road—"F"(609/720 VPH)
McMillan Road—Better than"D"(335/575 VPH)
Stub Street/Interconnectivity/Cross Applicant is proposing to construct all internal local streets as
Access brick pavers and extend the two local street connections from
the north(San Vito Avenue and Fairborn Avenue)into this
site from the Bainbridge Subdivision.
Page 2
Description Details Page
Existing Road Network Portions of N. San Vito Way and N.Vicenza Way are
existing(adjacent to the R-15 parcel).Ten Mile and
McMillan are both existing.
Existing Arterial Sidewalks/ There is no existing buffer to Ten Mile Road(the abutting
Buffers arterial street)but there is existing attached sidewalk along
the property's entire frontage on Ten Mile Road.The
required landscape buffer will be installed with this project.
There is existing detached sidewalk and landscape buffer
along McMillan Road.
Proposed Road Improvements Through the Traffic Impact Study(TIS),the Applicant is
required to construct dedicated westbound right-turn lanes on
McMillan Road at both San Vito Way and Vicenza Way.
The Applicant is also proposing to extend the residential
collector street network through the site and connect to Ten
Mile Road.
Distance to nearest City Park(+ Heroes Park is adjacent to the site at the northeast corner
size) (25.5 acres in size).
Keith Bird Legacy Park(7.5 acres)is approximately 0.3
miles away from north property boundary via car.
Fire Service
• Distance to Fire Station 1.5 miles from Fire Station#5
• Fire Response Time This project lies within the Meridian Fire response time goal
of 5 minutes.
• Resource Reliability Fire Station#5 reliability is 84%.
• Risk Identification Risk Factor 1 —Residential
• Accessibility Proposed project meets all required access,road widths,and
turnarounds.
Fire has signed off on proposed phasing plan;any changes to
the phasing plan shall be approved by the Meridian Fire
Department.
Police Service
• Distance to Station Approximately 6 miles from Meridian Police Department
• Response Time Approximately 6-minute response time to an emergency.
• Call Data Between 11/l/2019- 10/31/2020,the Meridian Police
Department responded to 641 calls for service within a mile
of the proposed development. The crime count on the calls
for service was 139. See attached documents for details.
Between 11/1/2019- 10/31/2020,the Meridian Police
Department responded to 32 crashes within a mile of the
proposed development.
• Additional Concerns None
West Ada School District
• Distance(elem,ins,hs) Pleasant View Elementary— 1.8 miles
Star Middle School—3.9 miles
Meridian High School—3.5 miles
• Capacity of Schools Pleasant View Elementary—650
Star Middle School— 1000
Meridian High School—2075
• #of Students Enrolled Pleasant View Elementary—368
Star Middle School—709
Meridian High School— 1914**
**these future students could attend Owyhee High School
depending on boundaries and new school completion.
Page 3
Description Details Page
Wastewater
• Distance to Sewer Services Directly adjacent
• Sewer Shed North Black Cat Trunkshed
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 13.99
• Project Consistent with WW Yes
Master Plan/Facility Plan
• Impacts/Concerns •Flow is committed
•Slope between manholes G1 and F7 needs to be 5%or less.
Water
• Distance to Services Directly adjacent
• Pressure Zone Split zones— 1 &2
• Estimated Project Water See application
ERU's
• Water Quality Concerns None
• Project Consistent with Water Yes
Master Plan
• Impacts/Concerns •All water mains were modeled as 8". Coordinate with
Engineering if a larger pipe size is needed for the proposed
uses.
•The water main connecting to the west subdivision via the
common path is not needed and should be eliminated.There
is plenty of water connectivity in the area.
COMPASS—Communities in
Motion 2040 2.0 Review
Housing w/in 1 mile 2,860
Jobs w/in 1 mile 1,000
• Ratio 0.3—indicates an employment need(ratio between 1-1.5 is
considered healthy ratio) i
Nearest Bus Stop 3.7 miles
Nearest Public School 0.9 miles
Nearest Public Park 0.1 miles(Heroes Park)
Nearest Grocery Store 0.1 miles(Wal-Mart)
Recommendations See agency comment section for link to full file. Section
VIII.E
Page 4
C. Project Maps
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III. APPLICANT INFORMATION
A. Applicant:
WH Pacific,Inc., an NV5 Company - 690 S. Industry Way, Ste. 10,Meridian,ID 83642
B. Owner:
Bridgetower Investments,LLC-398 Copper Ridge,Meridian, ID 83642
C. Representative:
Terry O'Brien,WH Pacific 690 S. Industry Way, Ste. 10,Meridian, ID 83642
Page 5
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 11/27/2020
Radius notification mailed to
properties within 500 feet 11/23/2020
Public hearing notice sign posted
1/7/2021
on site
Nextdoor posting 11/23/2020
V. STAFF ANALYSIS
A. DEVELOPMENT AGREEMENT MODIFICATION(MDA)
A modification to the existing Development Agreement(Inst. #2019-055407), approved in 2019,which
consolidated four(4)agreements and+/-276 acres of land into one(1)master agreement, is requested
for the purpose of including a new development plan for the subject 76.5 acres of land consisting of
detached single-family dwellings,general commercial,a small area of office,and conceptual multi-
family along McMillan. The existing DA provisions are still applicable.
The existing DA includes a concept plan for this mixed-use area from 2008 when the property received a
Comprehensive Plan Map Amendment to change the property from Medium Density Residential to
Mixed-Use Community. The current concept plan depicts a large-scale business park consisting of a
private hospital or other large employer, large-and small-scale retail,professional and personal services,
restaurants, and a large area of assisted living facilities with supportive medical offices in the area now
zoned R-15, as shown in Section VII.B. This map amendment and concept plan were intended to create
an employment center in northwest Meridian.
The Applicant believes the existing concept plan for this area of the agreement does not match the
current needs of the City since there is such a need for housing. The Applicant believes the existing
concept plan depicting a large office and medical campus is no longer attainable on this site because of
various market factors and the fact that no hospital has requested approval on this site. Therefore,the
Applicant is proposing a new concept plan and plat with a significant reduction in the existing
commercial in order for single-family residential to be developed instead(further analysis is below in the
Rezone section).
The proposed development plan with residential is intended to be an extension of the Volterra North
Subdivision(Bridgetower)to the west with shared amenities,open space, and be managed by the same
homeowner's association. In addition,the Applicant is proposing some neighborhood commercial just
south of the proposed extension of the residential collector street in order to offer more of a walkable and
pedestrian oriented commercial area than traditional strip commercial development. Where the Applicant
is keeping general commercial zoning,more traditional commercial building outlines are shown on the
site plan but no end users are proposed or known at this time.
The area of the existing concept plan that abuts McMillan Road is not currently part of any proposal in
this subject application but is part of the existing concept plan overall, it must be included in the DA
Modification. The existing concept plan shows this area as assisted living and some type of multi-family
development. The Applicant is depicting multi-family residential within this area of the site removing
any semblance of an assisted living element. The Applicant has stated that the design for this area of the
site is extremely conceptual and will likely be modified again with a future conditional use permit.
However, Staff finds that with the significant loss of commercial zoning being requested with this
Page 6
development and subsequent loss of potential employment,this area of the existing concept plan should
remain and continue to depict assisted living to ensure some higher-level employment remains on site.
Staff is amenable to some additional residential on this site but there is significant loss of commercial
and potential employment with the Applicant's request. Because of this, Staff is recommending specific
revisions to the development plan to retain more commercial zoning and include more integration within
the development to be more compliant with the Comprehensive Plan. Staff s recommended
modifications are discussed in the next section;the provisions for the amended DA are included in
Section VIII.A.1 and the revised concept plan for the overall site is included in Section VII.D.
REZONE(RZ)
A Rezone of 63.56 acres of land for the purpose of rezoning 41.58 acres to the R-8 zoning district and
subsequently reducing existing C-C zoning from approximately 37 acres to 3.67 acres,reducing existing
L-O zoning from approximately 10.6 acres to 1.56 acres, and increasing existing C-G zoning from
approximately 13.2 acres to 16.76 acres is being requested. The Applicant proposes to develop the site
with single-family detached dwellings,one office pad-site,and neighborhood and strip commercial.
As discussed in the DA Modification section above, Staff is amenable to constructing more single-family
dwellings in this area of the City. However, the loss of existing commercial zoning must also be
discussed and Staff recommends some changes to the overall project design that is a compromise and
helps meet the mixed-use policies discussed in the Comp Plan polices section below.
As part of the rezone, the Applicant is reducing the overall commercial zoning from approximately 63
acres down to approximately 22 acres. The loss of 41 acres equates to approximately a 65%loss of
commercial zoning to residential. The percentage itself is large but just as important is the loss of
potential employment. The remaining smaller areas of commercial proposed will likely contain strip
commercial with majority minimum wage service jobs instead of the higher wage jobs seen in larger
commercial buildings or with more complex uses that require more expertise. Staff does not believe the
remaining 22 acres of commercial zoning is enough.
An avenue to reach a compromise in this regard is to redesign the placement of the proposed collector
street extension (W.. Gondola Street) that traverses through the project. Gondola Street is currently
proposed as seen on the preliminary plat and generally traverses through the center of the overall site
north of Wal-Mart, extending the two existing streets that connect to McMillan, and connects to Ten
Mile Road near the northeast corner of the site. Where it comes into the site from Ten Mile, it extends
into the site approximately 350 feet(the depth of the commercial lots along Ten Mile Road). Staff
recommends bringing this collector street deeper into the site generally to where the Applicant is
showing a local street within the residential portion of the site labeled as N. Calcutta Avenue. The stub
street to the north that is stubbed to the property from Bainbridge could then connect more directly to
the collector street. In essence, this would move the north-south portion of Gondola Street further west
into the site approximately the depth of the proposed residential lots and the Applicant would be able to
keep the overall residential block designs but shift everything west. This recommended redesign would
result in a loss of some residential lots but allow the addition of multiple commercial pad-sites to the
east of Gondola that share the parking between those with frontage on Ten Mile.
The new area of commercial would allow buildings to front on Gondola street, have shared plazas along
the street within walking distance of the residential, and place the parking area between sets of buildings
therefore offering a better buffer, more integration of uses, and transition from the residential to the
commercial and from the residential to the busy arterial, Ten Mile Road.
Staff recommends allowing the client to determine whether this area of"new"commercial should be
zoned either L-O or C-C—Staff recommends either of these two designations to mitigate any intensive
use being proposed adjacent to the collector street and secondarily adjacent to the residences. The main
Page 7
reason for this rezone request is to reduce the amount of commercial area due to market factors, as
stated by the Applicant. In line with this, if the Applicant chooses to zone this area C-C, multi family
residential is allowed within this zone through a conditional use permit which gives the Applicant an
opportunity to turn some of this commercial area into residential in the future while also allowing the
City to keep more commercial zoning in the interim. If the Commission supports Staffs recommended
changes, the Commission should continue this project to allow the applicant to revise the plan and allow
staff time to analyze the changes.
COMPREHENSIVE PLAN(https://www.meridiancity.org/compplan):
This property is primarily designated MU-C(Mixed Use—Community)on the Future Land Use Map
(FLUM)with a narrow sliver of Medium Density Residential(MDR)along the western portion of the
site.
Land Use:
The MU-C designation allocates areas where community-servicing uses and dwellings are seamlessly
integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to
avoid mainly single-use and strip commercial type buildings.Non-residential buildings in these areas
have a tendency to be larger than in MU-N(Mixed-Use Neighborhood)designated areas but not as large
as in MU-R(Mixed Use—Regional)designated areas. Goods and services in these areas tend to be of
the variety that people will mainly travel by car to but also walk or bike to(up to 3 or 4 miles).
Employment opportunities for those living in and around the neighborhood are encouraged.
In general, the proposed uses of single family detached dwellings and multiple commercial lots are
listed as probable uses within the MU-C designated areas. Further comprehensive plan policy analysis
is below.As currently designed staff believes the C-G portion of the development may develop as strip
commercial and recommends additional changes as noted above so the project aligns with the goals and
policies of the Comprehensive Plan as discussed below.
Transportation:
Access is proposed via a relatively large extension of a collector street(W. Gondola Street) and other
local street extensions from the adjacent subdivision to the North(Bainbridge Subdivision). The existing
collector street network consists of two north-south streets that connect to McMillan Road that abut both
sides of the southern portion of the area governed by the Development Agreement in this area(behind
the existing Wal-Mart). These streets currently dead-end into the project site and the Applicant is
proposing to extend the street from their existing termini and intersect in a new 4-way intersection that
will function as both traffic calming for the new collector street and as the main entrance into the
proposed subdivision. This collector street is then proposed to continue east and then bend north to
connect to Ten Mile Road in line with W. Malta Drive on the east side of Ten Mile.
At the request of Staff,the Applicant is proposing to construct an additional local street connection to the
collector street to offer an alternative access into the residential portion and provide a more direct path
for any cut-through traffic,minimizing the amount of the subdivision that cut-through traffic would have
to traverse in order to move north through Bainbridge. With Staffs recommended road layout changes
the eastern most stub street from Bainbridge should connect more directly to the collector street,further
minimizing the desire for cut-through traffic to occur through this proposed subdivision.
COMPREHENSIVE PLAN POLICIES(https://www.meridiancity.or /g compplan):
Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be
applicable to this application and apply to the proposed use of this property(staff analysis in italics):
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents."(2.01.02D)
Page 8
The proposed single-family detached dwellings will be an extension of the existing Bridgetower
Subdivision which has been well received by residents and should meet the preferences ofpresent and
future Meridian residents. With Staffs recommendation to retain the assisted living uses on the R-15
parcel, an additional housing type will remain on site and add to the diversity available in the area.
• "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 available and can be extended by the developer with development
in accord with UDC 11-3A-21.
• "Avoid the concentration of any one housing type or lot size in any geographical area;provide for
diverse housing types throughout the City." (2.01.01G)
Two (2)different residential lot sizes are generally proposed in this development(i.e. lot sizes that
average approximately 7,700 and 5,500 square feet)which will accommodate a variety of housing
styles consisting of I-and 2-story units as proposed. Retaining the assisted living use in the concept
plan is an additional housing type for the area.
• "Limit canal tiling and piping of creeks, sloughs, laterals, and drains to man-made facilities where
public safety issues cannot be mitigated or are not of concern."(4.05.01C)
The Lemp Canal, which runs through the center of the northern portion of the property, is a largely
unused canal that does not contain water throughout the entire year. It is also not a protected
waterway and will be tiled for the benefit of orderly site design but will be incorporated into linear
open space for the development.
• `Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
With Staffs recommended changes, the proposed single-family residential development and overall
site design offer adequate transition from the residences to the commercial and further to Ten Mile
Road. Furthermore, the proposed single-family residential should be compatible with existing
residential uses to the west despite being slightly smaller lots; in turn, the differing lot sizes offer an
adequate transition from the existing residential to the proposed and existing commercial along
McMillan and Ten Mile.
• "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)
Pedestrian pathways are proposed to existing pedestrian facilities, the shared open space, and the
amenities in the central common area in the single-family portion of the development. These
pathways also connect to attached sidewalks within the residential part of the site and to the multi-
use pathway along the new collector street. In addition, the multi-use pathway will attach to the
sidewalks along Ten Mile which would allow for easy access to Heroes Park, which is adjacent to
subdivision but across Ten Mile at the very northeast corner of the property. The large central
common area in the Bridgetower subdivision is intended to be shared because the proposed
residential is an extension of this existing subdivision.
• "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;services are not required to
Page 9
be provided to and through this development because all remaining parcels will already have stubs to
their property lines.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe."(2.02.02)
Although there are some undeveloped residential and commercial properties in the nearest'/a mile
vicinity, the larger area is surrounded by properties that have been annexed and developed in the
City with a vast majority of this area being residential. This property does not meet the definition of
infill but will result in more efficient provision ofpublic services, including road infrastructure.
• "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 and curb, gutter and sidewalks is required to be provided with
development as proposed.
• "Require collectors consistent with the ACHD Master Street Map(MSM),generally at/near the mid-
mile location within the Area of City Impact."(6.01.03B)
The Applicant is proposing to extend and construct a collector street through the site as required and
seen by the MSM.
• "Slow the outward progression of the City's limits by discouraging fringe area development;
encourage development of vacant or underutilized parcels currently within City limits."(4.05.03B)
The proposed vacant parcels are within the City limits and are already zoned. In addition, the larger
area is surrounded by properties already developed in the City. The development of this property will
result in better provision of City services.
• "Monitor and adjust the amount and mix of industrial, commercial,and office areas needed to meet
the employment needs of the City."(3.06.01B)
The Applicant's proposal removes a significant area of commercial and office areas for this site
which diminishes the opportunity for larger employers in this area. Despite the existence of Wal-Mart
on the corner, the City needs more employment. Because of this, Staff has recommended changes to
the site design to retain more commercial zoning within this development.
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 zoning(R-8, C-C, C-G, and L-O) that would allow multiple
uses, both residential and commercial.
• "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."
The Applicant is not proposing any high density residential with this proposal. Conceptually, the
Applicant is showing multi family development along McMillan Road in the Development Agreement
concept plan. Staff believes this area should remain an assisted living development as seen in the
existing development plan. Regardless of its proximity to a state highway, the overall loss of
commercial zoning in the nearby vicinity infers this area is a part of the city that needs more
employment and less housing, according to COMPASS and City Staff. This parcel and adjacent road
Page 10
network may not be able to handle higher density residential. Instead, the assisted living development
offers better employment opportunities and allows residents of adjacent subdivisions an opportunity
to live near their aging family members.
• "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."
An overall development plan is proposed for the MU-C designated site with the associated rezone
application.A modification to the existing Development Agreement is also proposed consistent with
the proposed project.
• "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 small area of proposed C-C zoning contains a commercial plaza that can be easily accessed by
nearby residents. The area of commercial along Ten Mile and within the C-G zoning district does not
have any shared plazas between the buildings. Staff is recommending that with the other
recommended layout changes, that the Applicant provide more shared green spaces between the
commercial buildings along Ten Mile and even along the new collector street to integrate the uses.
• "The site plan should depict a transitional use and/or landscaped buffering between commercial and
existing low-or medium-density residential development."
The proposed plan depicts medium density residential buffered from the future commercial area via
the new collector street and tree-lined parkways. This same design is still attainable with Staffs
recommended changes.
• "Community-serving facilities such as hospitals,clinics, churches, schools,parks, daycares,civic
buildings, or public safety facilities are expected in larger mixed-use developments."
No such uses are proposed in this development although they may be provided in the future
commercial along Ten Mile or the proposed additional commercial along the east side of the
collector street extension with Staffs recommended changes and increase in commercial zoning
retained.
• "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."
As noted, the Applicant is proposing a neighborhood serving commercial space that is approximately
3.5 acres near the intersection of the collector roadways at the south end of the proposed
development. This area is intended to be a pedestrian focused and activated node for the nearby
residences.
• "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."
The area of the project that is being proposed for development at this time has a relatively small 3-
acre area of space that should function as a neighborhood commercial center, as noted above. The
Development Agreement will encompass the area directly south of this C-C zoned lot but does not
seem to show any more commercial areas of this design. Staff is recommending that more of the
commercial areas have these activity nodes to better create placemaking opportunities in the future.
• "All mixed-use projects should be directly accessible to neighborhoods within the section by both
vehicles and pedestrians."
The proposed development will be directly accessible to adjacent neighborhoods through extension
of streets and internal pedestrian pathways and the multi-use pathway along the collector street
Page 11
extension. Staff believes better integration could occur if the concept plan is revised to reduce the
residential and increase the commercial areas as recommended by staff.
• "Alleys and roadways should be used to transition from dissimilar land uses, and between residential
densities and housing types."
There are no alleys proposed in this development but the roadways as proposed act as a transition
between the proposed residential and commercial area as desired. Staff's recommended changes
would further create this transition as described in more detail earlier in the report.
• "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-C areas,per
the Comprehensive Plan (pgs.3-15 thru 3-16):
• "Developments should comply with the general guidelines for development in all Mixed-Use areas."
See analysis above.
• "All developments should have a mix of at least three land use types."
The proposed development includes zoning(R-8, GC, C-G, and L-O) that allow multiple uses, both
residential and commercial.
• "Residential uses should comprise a minimum of 20%of the development area at gross densities
ranging from 6 to 15 units/acre."
The proposed residential use comprises approximately 66%of the proposed development
(approximately 54%of the overall concept plan area of 76.5 acres)at an overall gross density of
4.06 units per acre, is not consistent with the gross density desired in MU-C designated areas.
Because of the loss of commercial, the need for higher density residential is diminished and this area
may not be able to meet the desired MU-C density range. Despite this, Staff believes the project
overall is consistent with the Comprehensive Plan.
• "Non-residential buildings should be proportional to and blend in with adjacent residential
buildings."
The Applicant has provided a color board showing the conceptual non-residential elevations. These
are images more than they are architectural elevations but show modern architecture that should
help create placemaking and appear to be proportional to adjacent residential buildings.
• "Vertically integrated structures are encouraged."
No vertically integrated structures are proposed but could offer a better transition between the
detached residential and the commercial along Ten Mile in line with Staffs recommended changes.
• "Unless a structure contains a mix of both residential and office,or residential and commercial land
uses,a maximum building size should be limited to a 30,000 square-foot building footprint. For
community grocery stores,the maximum building size should be limited to a 30,000 square-foot
building footprint. For community grocery stores,the maximum building size should be limited to a
60,000 square-foot building footprint. For the development of public-school sites,the maximum
building size does not apply."
The building footprints for future commercial uses are shown to be below 30,000 square feet.
• "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 that comprise a
minimum of 5%of the development area are required. Outdoor seating areas at restaurants do not
count towards this requirement."
Page 12
In addition to the analysis above, the proposed area of commercial at the southwest corner of the
intersection of Gondola Street and Vicenza Way could be viewed as a public/quasi-public area that
is proposed to incorporate shared outdoor spaces for both residential and commercial activities like
that of Hyde Park in Boise, ID. This approximate 3.5 acres makes up just over the minimum 5%
requirement. In order to ensure that more space is constructed with this requirement in mind, Staffs
recommended changes should add to these quasi public spaces for the overall development.
• Where the development proposes public and quasi-public uses to support the development above the
minimum 5%,the developer may be eligible for additional residential densities and/or an increase to
the maximum building footprint."
The Applicant has not requested advantage of these provisions with the proposed development.
Based on the analysis above, Staff finds the proposed plan is generally consistent with the vision of the
Comprehensive Plan for this area in regard to land use,density and transportation. Several different land-
uses should exist within the future commercial area of the site.
Staff does have some concern that the phasing of development shown by the Applicant appears to show
the commercial being developed in phase 5, after a large majority of the residential is constructed. Staff
believes this leaves an opportunity for too much of this plan to change and more commercial area may
be lost, especially the pedestrian focused commercial area making up the minimum 5%public/quasi-
public space. Therefore, Staff is recommending that the area of commercial in the southwest corner of
the Gondola and Vicenza Way intersection is constructed no later than with phase 2 of the proposed
residential development. With the recommended revisions, Staff believes the project meets the Mixed-use
policies.
B. PRELIMINARY PLAT
A preliminary plat is proposed consisting of 169 residential building lots and 8 common lots on 41.58
acres of land in the R-8 zoning district and 6 commercial building lots in the C-C and C-G zoning
districts on approximately 20.4 acres of land. The plat is proposed to develop in seven(7)phases as
shown on the phasing plan and as seen in Section VILC with construction of a collector street extension
from San Vito Way and Vicenza Way east and north to Ten Mile Road with Phase 5. The Allowed Uses
table in UDC Table 11-2A-2 for residential districts lists single-family detached dwellings as principal
permitted uses in the proposed R-8 zoning district.
Staff recommends that the extension Gondola Street(a collector roadway) is constructed with the first
phase of development. Construction of this extension will help alleviate some traffic from the adjacent
neighborhoods on the adjacent arterial networks and the McMillan and Ten Mile intersection. In
addition, it would offer added pedestrian, bicycle, and vehicle connectivity to nearby Heroes Park. Staff
has recommended a DA provision in line with this.
Existing Structures/Site Improvements:
There are minimal if any existing structures on the project site.With the existing park that is part of the
abutting Vicenza Subdivision to the west,there is existing landscaping and a fence that crosses onto this
property. Both properties are owned by the same developer so the landscaping and fencing are proposed
to be moved further west to accommodate some of the residential lots proposed in this plat.
Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development are required to comply with the dimensional standards
listed in UDC Tables 11-2A-6 for the R-8 district. Stafffinds the proposed plat and development comply
with the required standards.
Page 13
Access(UDC 11-3A-3):
Access is proposed via a relatively large extension of a collector street(W. Gondola Street)and other
local street extensions from the adjacent subdivision to the North(Bainbridge Subdivision) and from this
collector street extension. The existing collector street network consists of two north-south streets that
connect to McMillan Road and abut both sides of the southern portion of the area governed by the
Development Agreement(behind the existing Wal-Mart). These streets currently dead-end into the
project site and the Applicant is proposing to extend them from their existing termini as a 36-foot wide
residential collector street section and intersect in a new 4-way intersection that will function as both
traffic calming for the new collector street and as the main entrance into the proposed subdivision via
local street connection directly north. This collector street is then proposed to continue east and then
bend north to connect to Ten Mile Road in line with W. Malta Drive on the east side of Ten Mile.
As were constructed with the Bridgetower Subdivision to the west,the Applicant is proposing to
construct the local streets for the proposed residential area as 36-foot wide brick roads. ACHD does not
approve of the 36-foot width and is requiring the Applicant to build the local streets as standard 33-foot
wide sections and still include the required curb, gutter,and 5-foot wide attached sidewalk. Otherwise,
ACHD has offered their support of the proposed street layout.
Because of both the lot count and the increased traffic volume of the additional development,the
Applicant was required to perform a Traffic Impact Study(TIS)prior to applying for these applications.
ACHD has analyzed this report and their full analysis can be found in Section VIII.K The main
requirements regarding the TIS are as follows:
• The Applicant shall construct westbound right-turn lanes on McMillan Road for both of the existing
collector street connections,N. Vicenza Way and N. San Vito Way.
• ACHD recommends that the southbound approach on San Vito Way be restriped in order to add a
right-turn lane(turning west)and a left-turn/through lane in line with how San Vito Way is
constructed on the south side of McMillan Road.
• The TIS provided by the Applicant did not incorporate any of the future commercial traffic because
no end users are currently known and the fact that the Applicant does not intend on constructing the
commercial until at least phase 5 of the development. Because of this exclusion,ACHD is
requiring that an updated TIS be submitted prior to the first application for any use within the
commercial portion of the development.
Road Improvements: As noted above,the Applicant is proposing to extend existing residential
collector streets through the site and connect to Ten Mile Road near the northeast corner of the property.
The collector roadway is proposed as a 36-foot wide street section within 50 feet of right-of-way
allowing for two lanes of travel,bike lanes,and on-street parking.
In addition and commensurate with the recommended improvements within the TIS and by ACHD, Staff
is recommending the Applicant construct westbound right-turn lanes on McMillan road for both N.
Vicenza Way and N. San Vito Way. According to ACHD, an updated TIS that includes the commercial
area analysis may require a dedicated southbound right-turn lane on Ten Mile Road. ACHD is not
requiring this turn lane until a commercial application is requested and an updated TIS is submitted.
Therefore, Staff is not requiring this turn lane at this time. It should be noted;the Applicant will not be
compensated for additional right-of-way that may be required should the turn lane be necessary in the
future.
Pathways(UDC 11-3A-8):
A segment of the City's regional pathway is depicted on the Pathways Master Plan along the north side
of the future collector street extension. The Park's Dept.recommends the pathway is constructed as seen
on the pathways plan and connect to the existing sidewalk along Ten Mile Road. The Park's department
Page 14
did not discuss a need for the Applicant to modify the existing 5-foot wide detached sidewalk along San
Vito Way shown as a multi-use pathway segment on the Master Pathways Plan. Currently,this multi-use
pathway segment is the only amenity proposed with this development. A pedestrian easement is
required to be submitted to the Planning Division for this pathway in accord with Park's Dept.
requirements.
The Applicant is proposing to use this segment of multi-use pathway as the required detached pedestrian
facilities along Gondola Street, a collector street extension. According to ACHD, in order for this
pathway to count as adequate pedestrian facilities, the Applicant will have to construct the pathway
along Gondola Street as concrete instead of asphalt. Otherwise, the Applicant will be required by ACHD
to construct a separate attached or detached sidewalk along Gondola and there would then be double
pedestrian facilities. To ensure this does not happen, Staff is recommending the multi-use pathway be
constructed as concrete pathway instead of an asphalt one.
The Applicant is also proposing multiple micro pathways throughout the development to connect to
shared open space, the multi-use pathway along Gondola, and subsequently with easier access to the
commercial area. With Staffs recommendations, these micro paths will also connect to more shared
plazas and green space along Gondola for added integration and traffic calming.
Sidewalks(UDC 11-3A-17):
Sidewalks are required to be constructed adjacent to all public streets as set forth in UDC 11-3A-17 as
proposed. The UDC requires 5-foot wide detached sidewalks to be constructed along collector streets
(i.e. Gondola Street). The Applicant is showing compliance with this requirement with the alternative
that the northern sidewalk along Gondola Street is proposed as a segment of the City's 10 foot wide
multi-use pathway. The sidewalks on both sides of Gondola are proposed as detached with parkways
between them and the roadway.
Parkways (UDC 11-3A-17):
Parkways are required to be constructed and landscaped per the standards listed in UDC I I-3A-17E.
Landscaped parkways are proposed along N. Gondola Street, a collector street, in accord with UDC
standards.
Landscaping(UDC 11-3B):
Street buffer landscaping is required to be provided as set forth in UDC Tables 11-2A-6 for the R-8
district, 11-213-3 for the C-C, C-G, and L-O zoning districts and planted in accord with the standards
listed in UDC 11-3B-7C. Street buffers are required to be placed in a common lot and maintained by the
Homeowner's Association for residential districts and uses. Street buffers may be within an easement for
commercial developments.None of the required landscape buffers appear to show the required
shrubs and code requirement for at least 70%vegetative coverage at the time of maturity. The
Applicant will be required to construct these buffers according to UDC 11-313 standards.
A 25-foot wide street buffer is required along N. Ten Mile Road, an arterial street. There is existing
sidewalk along Ten Mile but no landscape buffers currently exist. The Applicant appears to show this
buffer within an easement rather than a common lot as allowed by the UDC for commercial
developments. The buffer is proposed as 25 feet wide and appears to meet UDC planting requirements
for the required number of trees but not the vegetative ground cover.
A 20-foot wide street buffer is required along both sides of N. Gondola Street, a collector street
extension within this development. The buffer is proposed to contain the required 10-foot multi-use
pathway on the north and west side of Gondola and is shown as greater than the 20-foot minimum width.
The buffer along the commercial zoning does not appear to meet the 20-foot requirement. It is unclear
whether the Applicant will add additional landscaping on the interior side of the detached sidewalk to
meet the street buffer width requirement. Therefore, Staff is recommending a condition of approval to
correct this with each Final Plat.
Page 15
A 25-foot landscape buffer on the south side of the C-C zoning is required adjacent to the R-15 zoning
district. This buffer does not appear to be shown on any of the plans. Staff is recommending this be
corrected at the time of final plat submittal.
Common open space areas are required to be landscaped per the standards listed in UDC 11-3G-3E.
Landscaping is proposed in these areas in excess of the minimum standards—the Applicant is proposing
to relocate a majority of the existing trees to the new boundary of the shared subdivision park. Further
analysis of this open space is below.
Landscaping is required to be provided along pathways per the standards listed in UDC 11-3B-12C. A
landscape strip a minimum of 5-feet wide is required along each side of all pathways planted with a mix
of trees, shrubs, lawn and/or other vegetative ground cover with a minimum of one(1)tree per 100
linear feet of pathway. The submitted landscape plans appear to show compliance with these
requirements except for the required shrubbery;staff recommends a condition to include this in all
landscaped areas.
Qualified Open Space& Site Amenities(UDC 11-3G):
The overall development is subject to the qualified open space and site amenity standards listed in UDC
11-3G-3. A minimum of 10%qualified open space is required to be provided based on the standards
listed in UDC 11-3G-3B and a minimum of two (2)qualified site amenities are required due to the size
of the plat being over 40 acres. A qualified open space exhibit was submitted for the entire development
as shown in Section VII.E.
The Applicant has submitted an open space exhibit that does not match the latest plat design. Because
Staff is recommending a number of layout changes to current plat,the Applicant should be required to
submit a revised open space exhibit prior to the City Council hearing. Regardless,the numbers on the
submitted open space exhibit should not change drastically with either layout. On the submitted exhibit,
a total of 6.04 acres(or 10.06%)of qualified open space is proposed throughout the development,not
including the R-15 parcel which is conceptual.
Page 16
The open space proposed consists of the Ten Mile street buffer, the collector street buffers,pathways,
and other, smaller, landscaped end-caps. Some of this area could be considered to be irrelevant to the
residential portion of the site(the Ten Mile street buffer) but if this area were to be removed, the open
space would appear to dip below the minimum 10%requirement. However, the Applicant is not counting
the open space from the existing Bridgetower Park directly adjacent to the west that is to be shared with
this residential development. When the original Volterra North Subdivision (now Vicenza)was
approved, it was approved with a 10.2 acre park that serves the homes that are currently built and
homes within this proposed development to the northeast of the park, as seen below:
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Clearly, the road layout has slightly changed but the original vision of this area was to have some
residential northeast of the park and share in its use. In 2017, when the park was formally constructed, it
was constructed as a 13 acre park, in excess of the approved amount of 10.2 acres. With the proposed
applications, the Applicant is proposing to utilize approximately 1.6 acres of the 13 acre park for homes,
as originally approved. This will leave approximately 11.4 acres remaining, still in excess of the amount
originally approved and still required. Because this park is existing, the Applicant is choosing not to
include any portion of the park towards their qualified open space.
However, the Applicant has provided a master open space exhibit that shows the total open space for
Volterra North, Volterra South, and now this concept plan and subdivision.According to this master
plan, a minimum of 33.97 acres of qualified common open space is required to be provided for the
existing subdivisions and a minimum of 5.7 acres of qualified open space should be provided for the
proposed Vicenza North. With the open space proposed in the Vicenza North development and the
existing qualified open space, the Applicant is proposing a total of 40.12 acres of qualified common
Page 17
open space for the master area. This exceeds the 39.67 acres of qualified open space required per UDC
11-3G-3. With the circumstances outlined, Staff agrees with the Applicant's open space calculations but
should be verified following Staffs recommended changes and the inherent revisions of the open space
exhibit.
One(1)qualified site amenity is proposed in this development consisting of a segment of multi-use
pathway, as required by the Master Pathways Plan. The existing park contains a clubhouse, a swimming
pool,pergola shade structure,and a basketball court. Because the new plat contains 40 acres of
residential, at least two additional amenities should be provided. As stated,the Applicant has only
proposed one with this application—Staff is recommending a condition of approval that an
additional amenity is provided somewhere within this preliminary plat or within the shared park.
NOTE: The multi-family portion of the development is required to provide its own open space and site
amenities with future application submittals.
Fencing(UDC 11-3A-6, I1-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-7.
A 5-foot tall wrought iron fence is proposed adjacent to the shared park at the rear of a number of
residential lots; a 6-foot tall semi-private fence is proposed adjacent to all end cap landscaping and
micro-paths; and a 6-foot tall solid vinyl fence is proposed along most other portions of the site.
All proposed fencing meets or exceeds UDC standards. For example, the Applicant is able to construct
6-foot solid fencing abutting the end cap landscape lots instead of semi private fencing.
Utilities(UDC 11-3A-21):
Connection to City water and sewer services is required in accord with UDC 11-3A-21. Street lighting is
required to be installed in accord with the City's adopted standards, specifications and ordinances.
See Section VIII.B below for Public Works comments/conditions.
Storm Drainage(UDC 11-3A-18 :
An adequate storm drainage system is required in all developments in accord with the City's adopted
standards, specifications and ordinances. Design and construction shall follow best management practice
as adopted by the City as set forth in UDC 11-3A-18. Storm drainage is proposed to be mitigated by
underground seepage beds and/or retention ponds in accord with ACHD design criteria.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevations were submitted for the future commercial structures but not for the
proposed detached single-family dwellings. The Applicant should provide conceptual elevations prior
the Commission meeting.
All non-residential structures require Administrative Design Review prior to obtaining building permits.
At the time of those submittals, Staff will analyze conformance with the Architectural Standards Manual.
An application for Certificate of Zoning Compliance is also required to be submitted along with Design
Review for all non-residential structures. In addition,the existing Development Agreement requires
compliance with the Architectural Standards Manual and design standards in UDC 11-3A-19.
The future commercial area in the southwest corner of Vicenza Way and Gondola Street is anticipated to
incorporate outdoor eating spaces, outdoor activities, and an overall pedestrian focused commercial
area. With that in mind, the conceptual elevations for this area show modern architecture with active
outdoor spaces that emulate the Village at Meridian with buildings that have large storefronts and
windows, high-end stone finishes, and other secondary materials of high quality.
The other area of commercial is intended to be more traditional commercial but the Applicant has
carried over the quality materials and large storefronts for the structures along Ten Mile. Staff supports
Page 18
the proposed conceptual commercial elevations but still requires the Applicant submit conceptual home
elevations prior to the Commission hearing.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed modification to the existing Development Agreement,
Rezone,and Preliminary Plat per the provisions included in Section VIII in accord with the Findings in
Section IX.
Page 19
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B. Rezone Legal Descriptions and Exhibit Maps(NOT APPROVED)
VICENZA NORTH ZONING 4
EXHIBIT
i [ I BAINBRWO.6
B47I1BRIDGE BAINBRIDGE SUR. N0.20
.SUB. NO,a SUB. NO
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L-0
VICENZA 61,941 SQ ET
LAKES R-8 1.56 ACRES
SUBDIVISION 1,811,023 SQ FT
41.58 ACRES
VICENZA SUB.
No. 3 J
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89C,193 SQ FT
INST N0. 2018039550 20.44 ACMES
PARCEL 3
PARCEL A
VICENZA
SUBDIVISION 1
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SUBDIVISION
PARCEL B
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VICENZA NORTH ---- _.._... ....... 11
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ZONING EXHIBIT 229119.0099370.00 ^�.,,,r ..w,3
I OF �NZA NORTH WNN cHzctyBn ac
MIKE IvIcGOLLUM nsT=_olr ,,u 800 S IiCI FRY WAY,SI117E 18
VICENZA NORTH NOTTOEGALE --�,r��nTr. R zaaJ4as�nn rxwa�w.cpr
Page 21
November 10,2020
Zoning—Vicenza North Zone R-8
A parcel of land being located in the SE114 of Section 27,Township 4 North, Range 1 West,
Boise Meridian, City of Meridian,Ada County, Idaho, and being and comprising of a portion of
Parcel A of the Property Line Adjustment Survey for Bridgetower Investments LLC.,filed as
Record of Survey 12520, Instrument No. 2020-122911 on September 18,2020 in the office of
the Ada County Recorder, and being and comprising a portion of the property described in
Instrument No. 2016039550, and being more particularly described as follows:
ik
COMMENCING at a found aluminum cap for the southeast corner of said Section 27, (Corner
Record No 20 1 6-0641 67),WHENCE a found aluminum cap for the 5114 corner of said Section
27, (Corner Record No. 2017-116131) bears North 88°56'23"West a distance of 2654.57 feet-,
k
THENCE coincident with the easterly line of said Section 27, North 0°21'19"East a distance of
2644.36 feet to the E114 corner of Said Section 27;
p
THENCE leaving said easterly line of Section 27, running with and coincident with the northerly
line of said Parcel A, North 89°21'28"West a distance of 371.42 feet to the POINT OF
BEGINNING;
THLNCE leaving said northerly line of Parcel A,South 0°38'49"West a distance of 178.51 feet;
THENCE South 70°3'31" East a distance of 37.89 feet;
THENCE South 36°43'9" East a distance of 28.72 feet to non-tangent curve;
THENCE along a curve to the LEFT, having an arc length of 26.46 feet, a radius of 175.00 feet,
a central angle of 08' 39'49", and a chard of South 48"56'56"West, a distance of 26.44 feet to
j
a point of tangency;
THENCE South 44°37'2"West a distance of 46.20 feet to a tangent curve;
THENCE along a curve to the LEFT, having an arc length of 129.24 feet, a radius of 170.00
feet, a central angle of 43'33'32",and a chord of South 22°50'16"West,a distance of 126.15
feet to a point of tangency;
s
THENCE South 1°3'30"West a distance of 642.67 feet to a tangent curve;
THENCE along a curve to the RIGHT, having an arc length of 273.63 feet, a radius of 175.00 i
feet, a central angle of 89'35' 19", and a chord of South 45'51'10"West, a distance of 246.60
feet to a point of tangency;
5
THENCE North 89'21'11"West a distance of 862.01 feet to a tangent curve;
i
THENCE along a curve to the LEFT, having an arc length of 156,77 feet, a radius of 175,00
feet, a central angle of 51° 19'43", and a chord of South 64°58'58"West, a distance of 151.58
feet to a point of tangency;
THENCE South 39°19'6"West a distance of 150.37 feet to a point conterminous with the
Page 22
northerly Right of Way line of N. San Vito Way and the southerly line of said Parcel A;
THENCE coincident and running with said northerly Right of Way line of N. San Vito Way and
the southerly line of said Parcel A, North 47'48'14"West a distance of 37.61 feet to the
southwest corner of said Parcel A;
THENCE coincident with the westerly line of said Parcel A the following five courses;
North 23°12'30" East a distance of 136.21 feet;
North 66°47'30"West a distance of 231,99 feet to a non-tangent curve;
Along a curve to the LEFT, having an arc length of 58.20 feet, a radius of 225.00 feet, a central
angle of 14' 49' 14", and a chord of North 0'1'10"West, a distance of 58 04 feet to a point of
tangency;
North 7'25'47"West a distance of 253.64 feet to a tangent curve;
Along a curve to the RIGHT, having an arc length of 52.13 feet, a radius of 396.00 feet,a
central angle of 07°32' 32", and a chord of North 3°39'32"West, a distance of 52.09 feet to a
point of tangency;
THENCE leaving said westerly line of Parcel A, North 0°6'44"Fast a distance of 350,96 feet to
the southeast comer of the plat of Vicenza Subdivision No.3,filed as Book 112, Page 16373 in
the Office of the Ada County Recorder,
t
THENCE coincident with the easterly line of saia plat of Vicenza Subdivision No. 3 and the
easterly line the plat of Vicenza Lakes Subdivision,filed as Book 115, Page 17340 in the Office
of the Ada County Recorder, North 0°39'22"East a distance of 429.18 feet to the northeast
corner of said plat of Vicenza Lakes and the northerly line of the SE1/4 of said Section 27;
THENCE coincident with said northerly line of said SE114 Section 27 and said northerly line of
Parcel A, South 89°21'9"East a distance of 1552.04 feet to the POINT OF BEGINNING. 4
The above described parcel contains 1811022.73 square feet or 41.58 acres; more or less.
Together with and subject to covenants, easements, and restrictions of record.
The basis of bearings for this parcel is North 88°56'23"West between the southeast corner and
the 31/4 corner of said Section 27.
n
Robert Gromatzky, P.L.S. License No. 17216
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a 17216
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Page 23
VICENZA NORTH R-8 ZONING 4
EXHIBIT
1 POINT OF BEGIN IN BArVBRF1)CE
JTffM �SU
RIDGE BAINBRIDGE SUB. NO.10
NO.& SUB. NO.R N89 2.10`W �1' 2'
SM"21'09"E 1552.04' SO'38'49"W 17&51'
VICENZA
LAKES R-8
SUBDIVISION w 1,811,023 SQ FT S70103'31'E 37.89'
N 41.58 ACRES S36.4SC9"E 28.72'
C7
VICENZA SUB. CD ! CURVE TABLE � S4437'02"W 46.26
N0, 3
CURVE # DELTA RADIUS LENGTH M. BEARING CH. DIST.
g , C7 8'39'49" 175.00 2646 S48'56'56'W 26.44 I
R.r CB 4333'32" 17D,00 129.24 S22'5015"W 126.15
CV O
C9 89'35'19" 175.00 273.63 S45'51'10"W 246,60
z C10 5119'43' 175.00 156.77 564'58'58"W 151.58
e4 I
U C11 14'49'14" 225.00 5&20 N0'D1'10"W 58.04
INST NO. 2016039550 '
PARCEL C12 7'32'32" 396.00 52.13 N3'39'32"W 52.09 Z
N7'25'47'W 253.64'
N66'47'30'W 231,99' PARCEL A
N23'12WE 136.21'
N47'48'14'W 37.61' q
�p N9971'11"W B62.01' � m
S3919'06'W 150.37' N
VICENZA
SUBDIVISION _
COLEMAIV
f SUBDIVISION
f PARCEL B € x
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Is o
sT�r/% � �o rOINTF COMMENCEMENT
S1/4 CORNER gT. OF 0 „�L SE CORNER SECTION 27
SECTION 27 ��ot ALUMINUM CAP
ALUMINUM CAP CORNER RECORD NO.
CORNER RECORD — — _2D16-064167
NO. 2017-116131 BASIS OF BEARING N88'S6'23"W 2654.57'
Sh'EE-N�IA3 ER
VICENZA NORTHUe�AW1M_LNF
EXHIBIT
5!:CCT INFO` v
N�
1R-8 ZONING EXHIBl7 2'291?9-0093370.00 ��^� W --�
3 of 3 FN7A NORTH 2ONN
MIKE McC01 LUM Lnsr�l- �ro a9osupsR�Y 2Av.sW7E 10
VICENZA NORTH NOUTO8UAL_E onre r any wwwpvscq�
Page 24
i�
November 10, 2020
Zoning—Vicenza North Zone L-0 Y
A parcel of land being located in the SE114 of Section 27, Township 4 North, Range 1 West,
Boise Meridian, City of Meridian,Ada County, Idaho, and being and comprising of a portion of
Parcel A of the Property Line Adjustment Survey for Bridgetower Investments LLC., filed as
Record of Survey 12520, Instrument No, 2020-122911 on September 18, 2020 in the office of
the Ada County Recorder, and being and comprising a portion of N. Ten Mile Road, and being
more particularly described as follows:
COMMENCING at a found aluminum cap for the southeast corner of said Section 27, (Corner
Record No.2016-064167), WHENCE a found aluminum cap for the S114 corner of said Section
27, (Corner Record No.2017-116131)bears North 88°56'23"West a distance of 2654.57 feet;
I
THENCE coincident with the easterly llne of said Section 27, North 0°21'19" East a distance of
2467.52 feet to the POINT OF BEGINNING, {
i;
THENCE leaving said easterly line of Section 27, North 89°38'41"West a distance of 213.82 f
feet to a tangent curve;
4
THENCE along a curve to the LEFT, having an arc length of 113.24 feet, a radius of 175.00
feet, a central angle of 37' 04'29", and a chord of South 71"49'5"West, a distance of 111.27
feet to a point of non-tangency;
THENCE North 36°43'9"West a distance of 28,72 feet; z
THENCE North 70°3'31"West a distance of 37.89 feet;
THENCE North 0°38'49"East a distance of 178.51 feet to a point conterminous with the
northerly line of said Parcel A;
THENCE coincident and running with said northerly line of Parcel A, South 89°21'9" East a
distance of 371.42 feet to a point conterminous with said easterly line of Section 27;
THENCE coincident with said easterly line of Section 27, South 0°21'19"West a distance of
176.86 feet to the POINT OF BEGINNING.
The above described parcel contains 67940.72 square feet or 1.56 acres, more or less.
Together with and subject to covenants, easements, and restrictions of record.
The basis of bearings for this parcel is North 88°56'23"West between the southeast corner and
the S114 corner of said Section 27.
Robert Gromatzk P.L.S. S 14 License No. 17216
f 17216
0 F
' RT G RO
Page 25
i
VICENZA NORTH L-0 ZONING
f
EXHIBIT r
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SUB, NO.1 O
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I_ 589'21'0 "E 371 42'
in �
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67,941 SR FT
1.56 ACRLS ul K
N70'03'31"W 37.89' POINT OF BEGINNING
N36'43'09`W 28.72'
t
N89'38'41"W 213.0!e
W h
CURVE TABLE I z
CURVE# DELTA I RADIUS LENGTH I CH. BEARING CH. DIST, f
���L4Nps C13 3T04'29" 1 175.00 1 113.24 1 S71'49'05'W 111.27 N
03TER�� I
Lp��� OF
GRQIJP
POINT OF COMMENCEMENT
51/4 CORNER SE CORNER SECTION 27
SECTION 27 ALUMINUM CAP
CORNER RECORD NO.
ALUMINUM CAP 2016-064167
BASIS OF BEARING
_
CORNER RECORD N88'56'23"W 2654.57
NO. 2017-116131
6H=_T NVIA9ER �NAlMNG INFO `1H,Fr INF11
VICENZA NORTH _ _..._...
L-O ZONING EXH161T 229119-009070.00 °RN.'N 1
-..
2 Of 2 ENZANORTHZONN -
MIKE MCCOLLUM �L!EDIT 11luq'2o 900 S II RMW WAY,S11f1E 10
VIGENZA NORTH NOT TO SCALE aL rare pzswawxw.rlv�mW
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Page 26
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November 10,2020
Zoning—Vicenza North Zone C-G
A parcel of land being located in the SE114 of Section 27,Township 4 North, Range 1 West,
Boise Meridian,City of Meridian,Ada County, Idaho, and being and comprising of a portion of
Parcel A of the Property Line Adjustment Survey for Bridgetower Investments LLC.,filed as .
Record of Survey 12520, Instrument No. 2020-122911 on September 18,2020 in the office of t
the Ada County Recorder, and being and comprising portions of N. Ten Mile Road, N. Vicenza
Way, and N. San Vito Way, and being more particularly described as follows: Y
COMMENCING at a found aluminum cap for the southeast corner of said Section 27, (Corner
Record No. 2016-064167), WHENCE a found aluminum cap for the S1/4 corner of said Section
27, (Corner Record No.2017-116131) bears North 88°56'23"West a distance of 2654,57 feet;
i'
THENCE coincident with the easterly line of said Section 27, North 0'21'19"East a distance of
1137.91 feet to the POINT OF BEGINNING;
l
THENCE leaving said easterly line of Section 27, running with and coincident with the southerly
line of said Parcel A the following three courses; h
North 89°14'27"West a distance of 668.75 feet; t
North 1°17' East a distance of 112.39 feet;
North 88°57'42"West a distance of 435.26 feet to a point conterminous with the easterly Right
of Way of said N.Vicenza Way;
THENCE South 60'29'47"West a distance of 25.02 feet to a point of non-tangent curvature;
THENCE along a curve to the RIGHT, having an arc length of 108.61 feet, a radius of 281.83
feet, a central angle of 22' 04'48", and a chord of South 18°28'53" East, a distance of 107.94
feet to a point of non-tangency;
THENCE running with and coincident with said southerly line of Parcel A, North 89°14'25"West
a distance of 683.48 feet to the centerline of said N. San Vito Way and to a point of non-tangent
curvature;
THENCE coincident with said centerline of N. San Vito Way, along a curve to the RIGHT,
having an arc length of 143.82 feet, a radius of 600.00 feet, a central angle of 13'44'01", and a
chord of North 32'22'18" East, a distance of 143.47 feet to a point conterminous with the
northerly Right of Way line of said N. San Vito Way and said southerly line of said Parcel A, also
being a point of tangency;
THENCE leaving said Right of Way line of said N. San Vito Way and said scutheriy line of said
Parcel A, North 39'1916" East a distance of 150.37 feet to a tangent curve;
THENCE along a curve to the RIGHT, having an arc length of 156.77 feet, a radius of 175.00 f
feet, a central angle of 51° 19'43",and a chord of North 64°58'58" East,a distance of 151.58 h
feet to a point of tangency;
THENCE South 89'21'11"East a distance of 862.01 feet to a tangent curve;
Page 27
THENCE along a curve to the LEFT, having an arc length of 273.63 feet, a radius of 175 00
feet, a central angle of 89' 35' 19", and a chord of North 45°51'10" East, a distance of 246.60
feet to a point of tangency;
THENCE North 1°3'30" East a distance of 642.67 feet to a tangent curve;
E
THENCE along a curve to the RIGHT, having an arc length of 129.24 feet, a radius of 170.00
feet, a central angle of 43' 33'32", and a chord of North 22°50'16" East, a distance of 126.15
feet to a point of tangency;
is
THENCE North 44°3712"East a distance of 46.20 feet to a tangent curve,
THENCE along a curve to the RIGHT, having an arc length of 139.70 feet, a radius of 175,00
feet, a central angle of 45' 44' 17", and a chord of North 67'29'11" East, a distance of 136.02
feet to a point of tangency;
t
f
THENCE South 89'38'41" East a distance of 213.82 feet to a point conterminous with said
easterly line of Section 27;
r,
THENCE coincident with said easterly line of Section 27, South 0°21'19"West a distance of
1329.62 feet to the POINT OF BEGINNING.
The above described parcel contains 890193.45 square feet or 20.44 acres, more or less.
Together with and subject to covenants, easements, and restrictions of record.
The basis of bearings for this parcel is North 88°56'23"West between the southeast corner and
the 5114 corner of said Section 27.
Robert Gromatzky, P.L.S. License No. 17216
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17216 F
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VICENZA NORTH C-G ZONING 4
EXHIBIT
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SLBX0.9
U,B
.6 SUB. .10
CI 11 VICENZA
IMES 589 38'41"E 213.82'
SUBDIVISION
N44'37'02'E 48.20
NO. 3 '
VICENZA SUB. 1 CURVE TABLE
CURVE # DELTA RADIUS LENGTH CH. BEARING CH. DIST,
/ C1 22'04'48" 281.83 108.61 S16'28'53"E 107.94
' C2 13'44'01" 600.00 143.82 N32'22'18"E 143.47 4
C3 5119'43" 175.00 156,77 N64'58'58"E 151.58 Ld C_G
l C4 89'35'19" 175,0C 273-53 N45'51'1D"E 245.60 890,193 SQ FT�N
l p �a.� ACRES
INST N0. 2016039554 C5 43'33'32" 17a.00 129.24 N22'50'16"E 126.15
PARCEL 3 '
C6 45'44'17° 175.00 139.70 N67'29'11"f 136,02
PARCEL A Ivor
CS S89'21'11'E 862.01'
N3919'06'E 150.37' — — —
A S60'29'47°W 25.02' NBB 57I42'W 435.26'
VICENZA N1'01'07'E 112.39'
SUBDIVISION N8914'25'W 683,46' 1 N89'14'27'W 666.75'
COLEMAIV
SUBDIVISION POINT OF BEGINNING
1 PARCEL B i � �p,L LA�yp '—
f
17216
���/1 DINT OF COMMENCEMENT
�r Rl SE CORNER SECTION 27
S1/4 CORNER q OF 1° ALUMINUM CAP
SECTION 27 GROM CORNER RECORD NO.
ALUMINUM CAP _ 2016-064167
CORNER RECORD�\ ,NO. 2017--116131 BASIS OF BEARING N88'56'23'W 2654.57'
SNEEY Nl1FLaHR s EEr wFo
VICENZA NORTH oagwNo-0
GG ZONING EXHIBIT 229��9-aosss7v.00 il�^wN W� N'V�5
3 of 3 ENZA NORTH ZONN "ECKEo �c
MIKE MCCOLLU191 Boo a lli0llSTRY NAY,11M 10
VICENZA NCRTH NOTTU SCALE A ATE P 20t'LE1W MWXAMl.WII
Page 29
C. Preliminary Plat(date: 10/28/2020) and Phasing Plan(NOT APPROVED)
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Page 31
D. Landscape Plan(dated: 12/07/2020)
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Page 35
E. Qualified Open Space Exhibit(dated: 7/30/2020)NOT APPROVED
�� PROPOSE➢BAI.M1'.]R1DG6 SO➢ I I� a
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Page 36
F. New Concept Plan for Development Agreement Modification(date: 11/25/2020)NOT APPROVED
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G. Master Open Space Exhibit
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H. Conceptual Commercial Building Elevations
Vicenza North Design Concepts Viz`
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October2020
Page 39
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
Development Agreement Modification:
1. Within six(6)months of the City Council granting the subject modification,the owner shall sign and
obtain Council approval of the amended development agreement that includes an updated
development plan as shown in Section VII.C; the amended DA shall include the following
provisions:
a. Future development of this site shall be generally consistent with the conceptual site plan,
conceptual building elevations,preliminary plat,phasing plan,landscape plan, and qualified
open space exhibits included in Section VII and the provisions contained herein with the
following revisions:
i. N. Gondola Street shall be constructed further west and deeper into the site,generally
located where the local street N. Calcutta Avenue is currently shown;
ii. Connect the easternmost stub street along the property's northern boundary from Bainbridge
Subdivision directly to Gondola Street that meets ACHD offset requirements;
iii. Expand the commercial area east of Gondola Street—this area shall be zoned either L-O or
C-C;
iv. The existing R-15 property and the existing concept plan for this area depicting assisted
living and ancillary medical uses shall remain as part of the new concept plan.
b. The 3.6 acre area of commercial in the southwest corner of the N. Gondola Street and N.
Vicenza Way intersection(proposed to retain the C-C zoning district designation) shall be
constructed no later than with phase 2 of the proposed residential development.
c. To increase placemaking throughout the site,the Applicant shall construct at least two (2)
additional pedestrian focused and shared plazas within the commercial area adjacent to Ten Mile
Road,preferably across from where the residential micro-paths connect to the multi-use pathway
along N. Gondola Street.
d. The Applicant shall construct the 10-foot multi-use pathway and extend the required collector
street(shown as N. Gondola Street)with the first phase of development.
e. No building permits shall be issued for this development until the property has been subdivided.
Preliminary Plat:
2. At least ten(10) days prior to the City Council hearing,the Applicant shall submit revised
zoning exhibits and legal descriptions to reflect the inclusion of the C-C zoning area that is to
remain and reflect Staffs recommended layout changes.
3. At least ten(10)days prior to the City Council hearing,the preliminary plat included in Section
VII.C, shall be revised as follows:
a. Revise the plat to show the recommended revisions outlined above and adjust any calculations
or phasing as appropriate with these revisions.
4. The landscape plan included in Section VII.D shall be revised as follows:
a. At least ten(10)days prior to the City Council hearing,revise the plans to reflect Staff's
recommended changes above.
Page 40
b. At the time of each Final Plat submittal, show the correct amount of vegetative ground cover per
UDC 11-3B-5 standards.
c. Show the full 20-foot wide collector street buffer along N. Gondola Street adjacent to all
commercial zoning per UDC Table 11-2B-3 and landscaped per UDC 11-3B-7.
d. Show the required 25-foot landscape buffer adjacent to the R-15 zoning district per UDC Table
11-2B-3, landscaped per UDC 11-3B-7.
e. At the time of each Final Plat submittal, show an additional qualifying site amenity within this
subdivision or the shared park to meet UDC 11-3G-3 standards.
5. The Applicant shall submit a revised open space exhibit at least ten(10) days prior to the City
Council hearing that reflects the most up to date preliminary plat and any staff recommended
revisions for the project area.
6. The Applicant shall construct the required multi-use pathway within this development as a concrete
pathway,per ACHD requirements to count as a pedestrian facility adjacent to a public roadway.
7. The Applicant shall provide conceptual elevations for the proposed detached single-family dwellings
at least ten(10)days prior to the City Council hearing.
8. All existing structures on this site are required to be removed prior to signature on the final plat for
the phase in which they are located.
9. A 14-foot wide public pedestrian easement for the multi-use pathway shall be submitted to the
Planning Division for approval by City Council and subsequent recordation.
10. Future development shall be consistent with the minimum dimensional standards listed in UDC
Table 11-2A-7,UDC Table 11-2B-3.
11. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-6 for single-family dwellings based on the number of bedrooms per unit.
12. The Applicant shall comply with all ACHD conditions of approval.
13. The Applicant shall obtain Administrative Design Review and Certificate of Zoning Compliance
approvals for the future commercial buildings prior to submittal for any building permits for the
commercial portion of the development.
14. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-15,
UDC 11-3B-6 and MCC 9-1-28.
15. Upon completion of the landscape installation,a written Certificate of Completion shall be submitted
to the Planning Division verifying all landscape improvements are in substantial compliance with the
approved landscape plan as set forth in UDC 11-3B-14.
16. The preliminary plat approval shall become null and void if the applicant fails to either: 1)obtain the
City Engineer signature on a final plat within two years of the date of the approved findings; or 2)
obtain approval of a time extension as set forth in UDC 11-6B-7.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(MCC 12-13-8.3). By entering into a development agreement with the City of
Meridian,the applicant agrees to use the City of Meridians recycled water supply as the primary
Page 41
source of irrigation water for the commercial lots. Further,the applicant agrees to provide for
secondary backup water to provide service when recycled water is not available. Once
development plans have been submitted to the city for review,the city will model the recycled
water system and make a final determination regarding our ability to supply reclaimed water to
the development. If the city can serve the development with recycled water,then recycled water
must be utilized as the primary source of irrigation water for the commercial lots,and a
secondary or backup source must also be provided. If the city can't serve the development then
the primary source of irrigation water should come from surface water irrigation sources if
available.
1.2 The applicant shall be responsible to construct the recycled irrigation system in accordance with
Department of Environmental Quality(DEQ)recycled water rules and regulations,and Division
1200 of the City of Meridian Supplemental Specifications and Drawings to the Idaho Standards
for Public Works Construction. These requirements do not wave the applicants responsibilities
or obligations to irrigation districts that may be able to provide surface water to the
development.
1.3 Slope between sanitary sewer manhole"Const. G 1"and"Const. F7"needs to be 5%or less.
1.4 All water mains within this development were modeled as 8". Coordinate with Public Works
Engineering if a larger pipe size is needed for the proposed uses.
1.5 The water main connection to the west subdivision via the common path is not needed and
should be eliminated. There is plenty of water connectivity in the area.
1.6 Meridian Public Works has modeled each phase per the preliminary plat submitted. Currently
each phase meets minimum flow requirements,but each phase will need to be re-modeled at
Final Plat application to confirm minimum flow requirements are met.
1.7 Applicant shall be required to submit up to date geotechnical information and recommendations
for the project site with the final plat application. The report from SITE Consulting,LLC that
was submitted with this application is dated December 14,2010, and it indicates that
groundwater monitoring efforts have taken place on the subject property previosly. The SITE
report in part also states that groundwater was encountered between 2.0 and 6.6 feet below
ground surface. Groundwater is typically shallower on the west end and east ends of the
property,and deeper in the middle,halfway between Black Cat and Ten Mile Roads. The report
also states that groundwater can be expected to rise and fall with changes in the irrigation
season. The design engineer and developer should consult heavily with the geotechnical
engineer to ensure that homes can be constructed free from intrusion of groundwater. The
developer/builder should consider slab on grade construction methods.
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
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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
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.
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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 I-foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed
in accordance with the approved design plans. This certification will be required before a
certificate of occupancy is issued for any structures within the project.
2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer,water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash
deposit or bond.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:llweblink.meridiancity.or,g/WebLink/DocView.aspx?id=217941&dbid=0&repo=MeridianCitX
D. POLICE DEPARTMENT
https:llweblink.meridiancity.org/WebLink/Doc View.aspx?id=218114&dbid=0&repo=MeridianCitX
E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
https:llweblink.meridiancity.org/WebLinkIDocView.aspx?id=217743&dbid=0&repo=MeridianCitX
F. SETTLER'S IRRIGATION DISTRICT
https:llweblink.meridiancity.org/WebLink/DocView.aspx?id=217403&dbid=0&r0o=MeridianCitX
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G. CENTRAL DISTRICT HEALTH DEPARTMENT(CDHD)
https:llweblink.meridiancily.orglWebLinkIDoeView.aspx?id=217145&dbid=0&r0o=MeridianCity
H. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=217369&dbid=0&r0o=MeridianCitX
I. WEST ADA SCHOOL DISTRICT(WASD)
https://weblink.meridiancily.org/WebLink/DocView.aspx?id=218395&dbid=0&r0o=MeridianCity
J. COMMUNITY DEVELOPMENT SCHOOL IMPACT TABLE
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=218002&dbid=0&r0o=MeridianCitX
K. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridiancily.org/WebLink/Doc View.aspx?id=218955&dbid=0&r0o=MeridianCity
IX. FINDINGS
A. Annexation and/or Rezone(UDC 11-511-3E)
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall,at the public hearing,review the application. In order to grant an annexation
and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds the Applicant's proposal to rezone and develop the subject 63+/- acre property with
residential and commercial uses is consistent with the associated MU-C FL UM designation for the
property and applicable provisions of the Comprehensive Plan as noted above in Section V.B with
Staffs recommended revisions to include more commercial and less residential by revising the concept
plan and revise the location of the collector street to be further west within the project.
2. The map amendment complies with the regulations outlined for the proposed district, specifically the
purpose statement;
Staff finds the proposed map amendment and development complies with the purpose statement of
the residential and commercial districts in that it will provide for differing residential lot sizes in the
area and keep neighborhood serving commercial sites consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Stafffinds the proposed map amendment should not be detrimental to the public health, safety and
welfare as the proposed uses should be compatible with adjacent existing residential properties to
the west, north and east and commercial properties to the south.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including,but not limited to, school
districts; and
Staff finds City services are available to be provided to this development. Area schools are currently
under capacity but this may change if boundaries are adjusted.
5. The annexation(as applicable)is in the best interest of city.
Staff finds the proposed rezone is in the best interest of the City.
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B. Preliminary Plat(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: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
Staff finds the proposed plat is in conformance with the UDC if the Applicant complies with the
Development Agreement provisions and conditions of approval in Section VIII.
2. Public services are available or can be made available ad are adequate to accommodate the proposed
development;
Staff finds public services can be made available to the subject property and will be adequate to
accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's capital
improvement program;
Staff finds the proposed plat is in substantial conformance with scheduled public improvements in
accord with the City s CIR
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Staff finds the proposed development will not be detrimental to the public health, safety or general
welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005,
eff. 9-15-2005)
Staff is unaware of any significant natural, scenic or historic features that need to be preserved
with this development.
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