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Prescott Ridge - Hospital Portion (H-2020-0047) (2021-132724) ADA COUNTY RECORDER Phil McGrane 2021-132724 BOISE IDAHO Pgs=82 HEATHER LUTHER 09/08/2021 03:01 PM CITY OF MERIDIAN, IDAHO NO FEE DEVELOPMENT AGREEMENT PARTIES: I City of Meridian 2 Providence Properties, LLC, Owner/Developer THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this 7th day of-__,qeptemb�ex , 2021, by and between City of Meridian, a municipal corporation of the State of Idaho, hereafter called CITY whose address is 33 E. Broadway Avenue, Meridian,Idaho 83642 and Providence Properties,LLC,whose address is 701 S.Allen Street,Suite 104, Meridian, ID 83642, hereinafter called OWNER/DEVELOPER. RECITALS: 1.1 WHEREAS,Owner is the sole owner, in law and/or equity, of certain tract of land in the County of Ada, State of Idaho, described in Exhibit"A",which is attached hereto and by this reference incorporated herein as if set forth in full, herein after referred to as the Property; and 1.2 WHEREAS,Idaho Code § 67-6511 A provides that cities may,by ordinance, require or permit as a condition of zoning that the Owner/Developer make a written commitment concerning the use or development of the subject Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Section 11-513-3 of the Unified Development Code ("UDC"), which authorizes development agreements upon the annexation and/or re-zoning of land; and 1.4 WHEREAS, Owner/Developer has submitted an application for annexation and zoning of 128.21 acres of land to the R-8 (Medium Density Residential), R-15 (Medium High Residential) and C-G (General Retail and Service Commercial) zoning districts, under the Unified Development Code, which generally describes how the Property will be developed and what improvements will be made; and 1.5 WHEREAS, Owner/Developer made representations at the public hearings before Planning and Zoning Commission and the Meridian City Council,as to how the Property will be developed and what improvements will be made;and 1.6 WHEREAS, the record of the proceedings for requested annexation and zoning held before Planning and Zoning Commission and the City Council, includes responses of government subdivisions providing services within the DEVELOPMENT AGREEMENT—PRESCOTT RIDGE—HOSPITAL PORTION(H-2020-0047) PAGE 1 OF 8 City of Meridian planning jurisdiction, and includes further testimony and comment; and 1.7 WHEREAS,on the l"day of June,2021,the Meridian City Council approved certain Findings of Fact and Conclusions of Law and Decision and Order ("Findings"),which have been incorporated into this Agreement and attached as Exhibit `B"; and 1.8 WHEREAS, the Findings require the Owner/Developer to enter into a Development Agreement before the City Council takes final action on final plat; and 1.9 WHEREAS, Owner/Developer deem it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and request; and 1.10 WHEREAS, City requires the Owner/Developer to enter into a development agreement for the purpose of ensuring that the Property know as the Hospital portion listed in Exhibit "A" is developed and the subsequent use of the Property is in accordance with the terms and conditions of this Agreement, herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure zoning designation are in accordance with the amended Comprehensive Plan of the City of Meridian on. December 19, 2019, Resolution No. 19-2179, and the UDC, Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3. DEFINITIONS: For all purposes of this Agreement the following words, terms, and phrases herein contained in this section shall be defined and interpreted as herein provided for,unless the clear context of the presentation of the same requires otherwise: 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement, which is a municipal Corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. 3.2 OWNERIDEVELOPER: means and refers to Providence Properties,LLC, whose address is 701 South Allen Street, Suite 104, Meridian, ID 83642, hereinafter called OWNER and DEVELOPER, the party that owns and is developing said Property and shall include any subsequent owner(s) and developer (s) of the Property. DEVELOPMENT AGREEMENT-PRESCOTT RIDGE-HOSPITAL PORTION(H-2020-0047) PAGE 2 OF 8 3.3 PROPERTY: means and refers to that certain parcel(s)of Property located in the County of Ada, City of Meridian as in Exhibit"A" describing a parcel to be annexed and bound by this Development Agreement and attached hereto and by this reference incorporated herein as if set forth at length. 4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to develop the Property in accordance with the terms and conditions of this Agreement. 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under the UDC. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. Owners and/or Developer shall develop the Property in accordance with the following special conditions: 1. Future development of this site shall be generally consistent with the master plan, preliminary plat, phasing plan, landscape plan and conceptual building elevation included in Section VIII of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit `B", and the provisions contained herein. 2. Future development shall comply with the design standards listed in UDC 1 1-3A-19 and in the Architectural Standards Manual. 3. Noise abatement shall be provided in the form of a berm or a berm and wall combination parallel to W. Chinden Blvd./SH 2O-26 constructed in accord with the standards listed in UDC 1 1-3H-4D. 4. A minimum 30-foot wide buffer with an 8-foot tall CMU wall shall be provided along the western and southern boundaries of the site adjacent to residential uses as proposed on the landscape plan in Section VIII.D. Dense landscaping consisting of a mix of evergreen and deciduous trees, shrubs, lawn or other vegetative ground cover that results in a barrier that allows trees to touch at maturity is required per the standards listed in UDC 1 1-313-9C. The block wall shall be decorative and have texture and a color complimentary to adjacent residential structures - plain CMU block is not allowed. 5. A frontage road parallel to W. Chinden Blvd./SH 2O-26 shall be constructed as depicted on the conceptual development plan in Section VIII.A of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit "B" in accord with UDC 1 1-3H-4B.3e. 6. The hospital building shall be restricted to 3-stories in height as proposed. 7. The entire first floor of the medical office building shall consist of retail and restaurant uses as proposed to provide a mix of uses as desired in the Mixed-Use designated area DEVELOPMENT AGREEMENT-PRESCOTT RIDGE-HOSPITAL PORTION(H-2020-0047) PAGE 3 OF 8 in accord with the Comprehensive Plan. 8. The final design of the site shall be consistent with the general Mixed Use and Mixed Use-Regional guidelines in the Comprehensive Plan(seepgs. 3-13 thru 3-15 and 3-18 thru 3-19). 9. The buffer along the west boundary of the site shall incorporate a 2-foot tall berm with an 8-foot tall wall on top of the berm to assist in blocking the noise from the commercial development if approved by the Peregrine Heights Homeowner's Association (HOA). If not approved by the HOA, the landscaping and wall shall be installed as depicted on the conceptual development plan. 10. City Council deemed access for the emergency room via Rustic Oak,a collector street, meets the intent of the requirement in UDC 1 1-4-3-22A for Hospitals providing emergency care to have direct access on an arterial street. 11. The hospital shall not pursue being designated as a trauma center per direction of City Council. 6. COMPLIANCE PERIOD This Agreement must be fully executed within six (6) months after the date of the Findings for the annexation and zoning or it is null and void. 7. DEFAULT/CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING DESIGNATION: 7.1 Acts of Default. Either party's failure to faithfully comply with all of the terms and conditions included in this Agreement shall constitute default under this Agreement. 7.2 Notice and Cure Period. In the event of Owner and/or Developer's default of this Agreement, Owner/Developer shall have thirty(30)days from receipt of written notice from City to initiate commencement of action to correct the breach and cure the default, which action must be prosecuted with diligence and completed within one hundred eighty(180)days;provided,however,that in the case of any such default that cannot with diligence be cured within such one hundred eighty (180) day period, then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. 7.3 Remedies. In the event of default by Owner/Developer that is not cured after notice as described in Section 7.2, Owners and/or Developer shall be deemed to have consented to modification of this Agreement and de-annexation and reversal of the zoning designations described herein, solely against the offending portion of Property and upon City's compliance with all applicable laws, ordinances and rules,including any applicable provisions of Idaho Code §§ 67-6509 and 67-6511. Owner/Developer reserve all rights to contest whether a default has occurred. This Agreement shall be enforceable in the Fourth Judicial District Court in Ada County by either City or Owner/Developer, or by any successor or successors in title or by the assigns DEVELOPMENT AGREEMENT-PRESCOTT RIDGE-HOSPITAL PORTION(H-2020-0047) PAGE 4 OF 8 of the parties hereto. Enforcement may be sought by an appropriate action at law or in equity to secure the specific performance of the covenants, agreements, conditions, and obligations contained herein. 7.4 Delay. In the event the performance of any covenant to be performed hereunder by either Owner/Developer or City is delayed for causes that are beyond the reasonable control of the party responsible for such performance, which shall include, without limitation, acts of civil disobedience, strikes or similar causes,the time for such performance shall be extended by the amount of time of such delay. 7.5 Waiver. A waiver by City of any default by Owner/Developer of any one or more of the covenants or conditions hereof shall apply solely to the default and defaults waived and shall neither bar any other rights or remedies of City nor apply to any subsequent default of any such or other covenants and conditions. 8. INSPECTION: Owner/Developer shall, immediately upon completion of any portion or the entirety of said development of the Property as required by this Agreement or by City ordinance or policy,notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion thereof in accordance with the terms and conditions of this Agreement and all other ordinances of the City that apply to said Property. 9. REQUIREMENT FOR RECORDATION: City shall record this Agreement, including all of the Exhibits, and submit proof of such recording to Owner/Developer, prior to the third reading of the Meridian Zoning Ordinance in connection with the re-zoning of the Property by the City Council. If for any reason after such recordation, the City Council fails to adopt the ordinance in connection with the annexation and zoning of the Property contemplated hereby,the City shall execute and record an appropriate instrument of release of this Agreement. 10. ZONING: City shall,following recordation of the duly approved Agreement,enact a valid and binding ordinance zoning the Property as specified herein. 11. SURETY OF PERFORMANCE: The City may also require surety bonds, irrevocable letters of credit, cash deposits, certified check or negotiable bonds, as allowed under the UDC,to insure the installation of required improvements,which the Owners and/or Developer agree to provide, if required by the City. 12. CERTIFICATE OF OCCUPANCY: No Certificates of Occupancy shall be issued in any phase in which the improvements have not been installed,completed,and accepted by the City, or sufficient surety of performance is provided by Owner/Developer to the City in accordance with Paragraph 11 above. 13. ABIDE BY ALL CITY ORDINANCES: That Owner/Developer agree to abide by all ordinances of the City of Meridian unless otherwise provided by this Agreement. 14. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United DEVELOPMENT AGREEMENT-PRESCOTT RIDGE-HOSPITAL PORTION(H-2020-0047) PAGE 5 OF 8 States Mail, registered or certified mail, postage prepaid, return receipt requested, addressed as follows: CITY: with copy to: City Clerk City Attorney City of Meridian City of Meridian 33 E. Broadway Ave. 33 E. Broadway Avenue Meridian, Idaho 83642 Meridian, Idaho 83642 OWNER/DEVELOPER: Providence Properties, LLC 701 S. Allen Street, Suite 104 Meridian, ID 83642 14.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 15. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement,the prevailing party shall be entitled,in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 16. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term,condition and provision hereof,and that the failure to timely perform any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 17. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including City's corporate authorities and their successors in office. This Agreement shall be binding on the Owner/Developer, each subsequent owner and any other person acquiring an interest in the Property. Nothing herein shall in any way prevent sale or alienation of the Property, or portions thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. City agrees,upon written request of Owners and/or Developer,to execute appropriate and recordable evidence of termination of this Agreement if City,in its sole and reasonable discretion,had determined that Owners and/or Developer have fully performed their obligations under this Agreement. 18. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. 19. DUTY TO ACT REASONABLY: Unless otherwise expressly provided,each party shal l act reasonably in giving any consent,approv d, or taking any other action under this Agreement. DEVELOPMENT AGREEMENT-PRESCOTT RIDGE-HOSPITAL PORTION(H-2020-0047) PAGE 6 OF 8 20. COOPERATION OF THE PARTIES: In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision in this Agreement, the parties agree to cooperate in defending such action or proceeding. 21. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements,condition and understandings between Owner/Developer and City relative to the subject matter hereof, and there are no promises, agreements, conditions or understanding, either oral or written, express or implied, between Owner/Developer and City, other than as are stated herein. Except as herein otherwise provided,no subsequent alteration,amendment,change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns, and pursuant, with respect to City, to a duly adopted ordinance or resolution of City. 21.1 No condition governing the uses and/or conditions governing re-zoning of the subject Property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 22. EFFECTIVE DATE OF AGREEMENT:This Agreement shall be effective on the date the Meridian City Council shall adopt the amendment to the Meridian Zoning Ordinance in connection with the annexation and zoning of the Property and execution of the Mayor and City Clerk. [end of text; signatures, acknowledgements, and Exhibits A and B follow] DEVELOPMENT AGREEMENT-PRESCOTT RIDGE-HOSPITAL PORTION(H-2020-0047) PAGE 7 OF 8 ACKNOWLEDGMENTS IN WITNESS WHEREOF,the parties have herein executed this agreement and made it effective as hereinabove provided. OWNERIDEVELOPER: Providence Properties, ILLC Aka5.&�L By: M4rcryG'u 5'. Al?,k&47V Its: 41-w4z;24) CITY OF MERIDIAN ATTEST: By: Mayor Robert E. Simison 9-7-2021 Chris Johnson, City Clerk 9-7-2021 STATE OF IDAHO ) ss: County of Ada ) A On this �� day of LfS , 2021, before me, the undersigned, a Notary Public in and for said State, personally appeared .5. 12-yP4 b,f-h known or identified to me to be the I914 A' ,O rL?-tOL Jq b fA a l�- of Providence Properties, LLC and the person who signed above and acknowledged to me that he executed the same on behalf of said entity. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. tSfmL—y ) PENNY SMITH COMMISSION#23655 NOTARY PUBLIC Notary Pub for M:d4 6 STATE OF IDAHO Residing at: �rijo N COMMISSION EXPIRES 02/16/2025 My Commission Expires: P-!lt~10yJ STATE OF IDAHO ) :ss County of Ada ) On this7th day of August _2021,before me,a Notary Public,personally appeared Robert E.Simison and Chris Johnson, known or identified to me to be the Mayor and Clerk, respectively, of the City of Meridian,who executed the instrument or the person that executed the instrument of behalf of said City,and acknowledged to me that such City executed the same. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. (SEAL) Notary Public for Idaho Residing at: Meridian,Idaho Commission expires: 3-28-2022 DEVELOPMENT AGREEMENT—PRESCOTT RIDGE—HOSPITAL PORTION(H-2020-0047) PAGE 8 OF 8 km E N G I N E E R I N G June 23,2021 Project No.18-140 Prescott Ridge Subdivision Legal Description Hospital DA A parcel of land being a portion of unplatted lands situated in the Northeast 1/4 of the Northwest 1/4 of Section 28 and a portion of Lots 18 and 19, Block 1 of Peregrine Heights Subdivision (Book 68, Pages 7026-7027, records of Ada County, Idaho) which said Lots are situated in a portion of Northwest 1/4 of Section 28,Township 4 North, Range 1 West, Boise Meridian,Ada County, Idaho and being more particularly described as follows: Commencing at an aluminum cap marking the Northwest corner said Section 28, which bears N89°27'17"W a distance of 2,609.40 feet from an aluminum cap marking the North 1/4 corner of said Section 28, thence following the northerly line of the Northwest 1/4 of said Section 28, S89°27'17"E a distance of 1,484.66; Thence leaving said northerly line, S00°32'43"E a distance of 125.29 feet to a 5/8-inch rebar on the southerly right-of-way line of W. Chinden Blvd. (Hwy 20/26) and being the POINT OF BEGINNING. Thence following said southerly right-of-way line the following two (2)courses: 1. N89°12'47"E a distance of 12.47 feet to an aluminum cap; 2. S89°27'17"E a distance of 1,111.87 feet to an aluminum capon the easterly line of said Northwest 1/4 of Section 28, Thence leaving said southerly right-of-way line and following said easterly line, S00°43'55"W a distance of 858.99 feet; Thence leaving said easterly line, N89°25'31"W a distance of 808.01 feet to the westerly boundary of said Lot 18, Block 1; Thence following said westerly boundary the following four(4) courses: 1. Thence N00°32'13"E a distance of 837.62 feet to a 1/2-inch rebar; 2. Thence S69°18'13"W a distance of 270.56 feet to a 1/2-inch rebar; 3. Thence N31°55'35"W a distance of 81.73 feet to a point; 4. Thence 53.14 feet along the arc of a circular curve to the right,said curve having a radius of 115.00 feet, a delta angle of 26°28'39", a chord bearing of N18°41'13"W and a chord distance of 52.67 feet to the POINT OF BEGINNING. Said parcel contains a total of 16.46 acres, more or less. a a12459, OF �yA4O • 5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939 • kmenglip.com 1111.87 i x s89°2T17"e �1 a° 3 N M vl O, M � O O C � n89°25'31"w 808.01 Title: Hospital DA Date: 06-22-2021 Scale: 1 inch = 150 feet File: Tract 1: 16.461 Acres: 717049 Sq Feet:Closure=n82.5101 e 0.00 Feet: Precision>1/999999: Perimeter=4034 Feet 001=n89.1247e 12.47 004=n89.2531w 808.01 007=n31.5535w 81.73 On:Rt,R=I lS., Delta=26.2839 002=s89.2717e 1111.87 005=n00.3213e 837.62 Bng=n18.4113wChd=52.67 003=s00.4355w 858.99 006=s69.1813w 270.56 CEXHIBIT B CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW E IDIAN:-� AND DECISION & ORDER In the Matter of the Request for Annexation and Zoning of 128.21 Acres of Land with R-8(99.53 Acres), R-15(8.82 Acres)and C-G(19.85 Acres) Zoning; and Preliminary Plat Consisting of371 Buildable Lots 1102 Single-Family Attached,215 Single-Family Detached,38 Townhome, 14 Multi- Family, One(1) Commercial and One(1) School],42 Common Lots and Six(6)Other(Shared Driveway) Lots on 124.81 Acres of Land in the R-8, R-15 and C-G Zoning Districts for Prescott Ridge Subdivision,by Providence Properties, LLC. Case No(s). H-2020-0047 For the City Council Hearing Dates o€: February 23,April 13,and May 18, 2021 (Findings on June 1, 2021) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of May 18,2021, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of May 18,2021,incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of May .l 8,2021, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of May 18.2021.. incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code (I.C. §67-6503), 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title I I Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019, Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code§ 1 I-5A. 4. Due consideration has been given to the comments)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PRESCOTT RIDGE—AZ,PP,PS H-2020-0047 - I - Page 139 Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of May 18, 2021, incorporated by reference.The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's request for Annexation&Zoning and Preliminary Plat is hereby approved with the requirement of a Development Agreement per the provisions in the Staff Report for the hearing date of May 18,2021, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat,combined preliminary and final plat,or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments,if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-613-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat,combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 11- 6B-7C). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-651IA. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved,said development agreement shall be signed by the FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PRESCOTT RIDGE-AZ,PP,PS H-2020-0047 2 property owner(s)and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521,any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight(28)days after the date of this decision and order seek a judicial review as provided by Chapter 52,Title 67,Idaho Code. F. Attached: Staff Report for the hearing date of May 18,2021 FINDINGS OF FACT,CONCLUSIONS OF LAW AND❑ECISION&ORDER FOR PRESCOTT RIDGE-AZ,PP,PS H-2020-0047 3 Item#7. By action of the City Council at its regular meeting held on the 1st day of June 2021. COUNCIL PRESIDENT TREG BERNT VOTED COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED COUNCIL MEMBER JESSICA PERREAULT VOTED COUNCIL MEMBER LUKE CAVENER VOTED COUNCIL MEMBER JOE BORTON VOTED COUNCIL MEMBER LIZ STRADER VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 6-1-2021 Attest: Chris Johnson 6-1-2021 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 6-1-2021 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR PRESCOTT RIDGE—AZ,PP,PS H-2020-0047 -4- Page 142 EXHIBIT A STAFF REPORT � E COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT HEARING May ]8,2a21 legend DATE: Continued roan: February 23 and — '- April 13, 20211 TO: Mayor& City Council d FROM: Sonya Allen, Associate Planner , �f r '209-884-553 3 iii ■ SUBJECT: H-2020-0047 `--- Prescott Ridge--AZ,PP,.PS,AL'F ----- — - LOCATION: South of W. Chinden Blvd. and east ofN. McDermott Rd., in the North %of Section 28,Township 4N., Range IW, - (Parcels: SO428233640, R6991222210, ~-- - S0428120950, SO428131315, -- SO428131200, SO428211102) NOTE: At the December P hearing, the Council moved to remand the project back to the Commission for the out parcel at the northeast corner of the site adjacent to the commercial development to be included in the annexation area and development playa for the site. Since that time, the Applicant has acquired the out parcel and submitted updated plans that include the parcel in the development area. The staff report has been updated accordingly. The Commission heard this project on January 21"and recommended approval of the updated plans and annexation boundary. 1. PROJECT DESCRIPTION Annexation of a total of 426.53 128.21 acres of land with R-8(99.53 acres), R-15 (8.82 acres)and C-G (18.17 19.85 acres)zoning districts; and, Preliminary Plat consisting of 39-5 377 371 buildable lots [34-6 323 single-family residential(A94 102 attached &222 2151detached),63-38 townhome, 14 multi-family residential, 1 commercial and 1 school],32 39 42 common lots and 6 other(shared driveway) lots on 12 424—.53 124.81acres of land in the proposed R-8, R-15 and C-G zoning districts. Private streets are proposed within the townhome portion of the development for internal access and circulation. Alternative Compliance to UDC 11 3F 4A.4,w1iieh requires a limited gated development w4ieii tawnheFnes are prop , is also Feqtiested.Alternative Compliance is no longer required based on the revised plan tivhich includes a mew. Pagel II. SUMMARY OF REPORT A. Project Swnmary Description Details Pape_ Acreage 122. 124.07 Existing/Proposed Zoning Rural Urban Transition(RUT)in Ada County(existing)IR-8,R-15 and C-G(proposed) Future Land Use Designation Medium Density Residential(MDR)(3-8 units/acre)(l 13.5+1-acres) MrN with Mixed Use-Regional (MU-R)(9 1 U.27+1-acres)along W. Chinden Blvd. Existing Land Use(s) Rural residential/agricultural with 1 existing single-family home Proposed Land Use(s) Residential(single-family attached/detached,townhomes&multi- �1 family)&commercial(medical campus with a hospital and medical offices and retail/restaurant uses) Lots(#and type;bldg.lcommon) 3 95 3 77 371 buildable lots(316 3 23 317single-family residential,63 38 townhome, 14 multi-family, 1 commercial and l school)13249 42common lots/6 other(common driveway) lots Phasing Plan(#of phases) 9 phases Number of Residential Units(type 316 373 3 l 7 single-family(94 102 attached/M 215 detached).(f-38) of units) townhome and(56)multi-family units Density(gross&net) Overall- -464 2.96 units/acre(gross];7-..€7.68 units/acre(net) R-8 area:4.-g-7-3.07 unitslacrc(gross);7-49 7.07 units/acre(net) R-15 area: 12.87 77.57 units/acre(gross);21.39 13.8 units/acre(net) Open Space(acres,total 11, 6 1141 12.43 acres(or X 1 $ 15.41%) [%]Ibufferlqualifted) (44-M 8.04 acres required based on „'G 50.42 acres ofresidential area} Amenities Swimming pool. clubhouse,large and small children's play structures, a dog park,multi-use pathways and additional qualified open space beyond the minimum standards Physical Features(waterways, Two(2)segments of the West Tap Sublateral crass this site hazards, flood plain, hillside) Neighborhood meeting date;#of 12/18/19- 11 attendees;and 411120- 13 attendees; 12/16/20 7 attendees: attendees History(previous approvals) A portion of the site is Lot 18,Block 1.Peregrine Heights Subdivision (formerly deed restricted agricultural lot for open space-non-farm that has since expired). B. Community Metrics Description Details Pay e Ada County Highway District • Staff report(yes/no) Ner-yet-Yes ■ Requires ACH❑ No Commission Action (yes/no) _ Access A collector street access(W.Rustic Oak Way)is proposed via W.Chinden (Arterial/Collectors/State Blvd,/5H 2O-26 at the half mile which runs through the site and connects to HwylLocal)(Existing and a future collector street(N,Rustic Way) in the Oaks North development Proposed) from McMillan Rd. An access is proposed via N.McDermott Rd.,a collector street. Traffic Level of Service McDermott Rd.-Better than"D"(acceptable level of service) W. Rustic Oak Way/Levi Ln.-Better than"D"(acceptable level of service) Page 2 — item#7. Description Details Pag e Stub Two local stub streets are planned to be constructed with the Oaks North Street/Interconnectivity/Cron development at the southern boundary of the site and extended with this s Access development.Two stub streets(N. Serenity Ave.&W.Fireline Ct.)are proposed to the north for future extension. A cross-access easement is required to be provided to the MU-R designated property to the west. Existing Road Network No public streets exist within the site; N. Levi Ln.,a private lane,exists on the northern portion of the site via W.Chinden Blvd.ISH 2O-26. Existing Arterial Sidewalks.' There are no existing butters or sidewalks along N. McDermott Rd.or W. Buffers Chinden Blvd./SH 20 26 Proposed Road Improvements Capilei Improvements Plan(CIA))Integrated Five Year Work Plan(IFYWP)_ • Black Cat Road is listed in the CIP to be widened to 3-lanes From Chinden Boulevard to McMillan Road between 2026 and 2030. • The intersection of Black Cat Road and Chinden Boulevard is listed in the CIP to be widened to 5-lanes on the north leg.5-Vanes on the south ieg.6-lanes on the east leg and 6-lanes on the south leg between 2026 and 2030. • The intersection of McMillan Road and Biaak Cat Road is listed in the CIP to reconstructed as a multi-Tana roundabout w{th 2 lanes on the northbound and southbound legs and 1 lane an the westbound and eastbound legs. • The Intersection of McMillan Road and McDermott Road is listed in the CIP to be widened to 3-lanes on the north leg.4-laes on the south leg,3-lanes an the east leg and 3-lanes on the west leg between 2031 and 2035. Fire Service • Distance to Fire Station 3 miles from Station#5 to Serenity Ln.on Chinden&4.4 miles to the McDerrnolt side of the project(Station#7 once constructed,will serve this development) • Fire Response Time Some of this development falls within the 5 minute response tilne area as shown on the priority growth map;the McDermott side is 8 minutes away and does not meet response time goals • Resource Reliability 80°/a from Station#5-meets response time goal • Risk Identification 2- current resourecs would riot be adequate to supply service(open waterwayy • Accessibility Project meets all required access,road widths and turnarounds as long as phasing plan is followed. • Special/resource needs Project will require an aerial device for the multi-family development- cannot mesa this need in the required timefralne. Eagle Station#1 is the closest truck company at approximately 8.4 miles away. • Water Supply Requires 1,000 gallons per minute for one hour for the single-family homes; the multi-fancily areas will require additional water(may be less if buildings are fully sprinklered) • Other Resources NA Police Service No comments submitted • Distance to Police 9 miles Station • Police Response Time No emergency response data can be provided because this development is near the edge of City limits • Calls for Service 56(within a mile of site between 411119-3131120) • Accessibility No concerns • Specialty/resource tice�js None ■ Crimes 5(within a mile of site between 4/1119-3/31/20) • Crashes 4(within a mile of site between 4/l/19-3/31/20) • Other Although located near the edge of City limits,service can be provided if this development is approved. — - Page 3 - — West Ada School District Enrollment cauadty • Distance(elem. ms,hs) Pleasant View Elementary 650 2.4 sch-i v.T, star Middle School 704 Iwo 6.9 Merldian High School 1965 2400 6.1 Due to the abundant amount of growth m the area,West Ada is actively building new schools,and boundaries are always [hanging.These Ftrture students could potentialiyattend Owyhee High 50091. • Capacity of Schools • #of Students Enrolled Wastewater • Distance to Sewer This proposed development is not currently serviceable by Meridian Services Sanitary Sewer service, The sewer trunk line designed to set-vice this development is within The Oaks North Subdivision to the south. ■ Sewer Shed North McDermott Trunk Shed ■ Estimated Project Sewer See application ERU s • W RRF Reclining 13.92 Balance ■ Project Consistent with Yes WW Master Plan/Facility Plan • ilripacts/Concerns ■Additional 4,662 gpd has been committed •Sewer mains are not allowed in common driveways.Please remove. •The planned sewer trunk line will enter this property at N. Rustic Oak Way •Sewer line in N.Rustic Oak Way shall be l 0-inch all the way to Chinden Blvd •This development is subject to paying sanitary sewer reimbursement fees (see Public Works Site Specific Conditions of Approval for detail). Reimbursement fees for the entire subdivision shall be paid prior to city signatures on the first final plat. Water • Distance to Water This proposed development is not currently serviceable by the Meridian Services City water system. Water mainlines designed to service this development are within The Oaks North Subdivision to the south. ■ Pressure Zone 1 • Estimated Project Water See application ERU's • Water Quality Nonc • Project Consistent with Yes Water Master Plan • lm acts/Concerns None - Page 4 - Page 401 C. Project Area Maps Future Land Use Map Aerial Map Legend �w D.erfs- Legend Residential Pro,eci Locafor+ - Proeci Loco-bon _ MU - v y ntia 1 � — —� -- Toning Map Planned Development Map Legend Legend Prayeci Locofon O_ f Pro�eCf Locoion _-- - R-8 -y ` ® —Fianrred Porce, _5 '- RUT 1 I � R-4 Y , -- ,I� ZRz4- .. i R-8 ='15 III. APPLICANT INFORMATION A. Applicant: Providence Properties,LLC—701 South Allen Street, Ste. 104,Meridian,ID 83642 B. Owners: Joseph Hon— 16790 Rose Park Dr.,Nampa, ID 83687 Raymond Roark—5952 N. Serenity Ln., Meridian, ID 83646 Page 5 Page 402 Lonnie Kuen2]i-621 Q N. Levi Ln., Meridian, ID 83646 West Ada School District- 1303 E. Central dr., Meridian, ID 83642 C. Representative: Stephanie Leonard, KM Engineering- 9233 W. State St., Boise,ID 83714 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Notification published in 6/26/2020, 8/28/2020, 111131202Q,21512021 newspaper 11I121 Notification mailed to property 6/23/2020,812612020, owners within 300 feet 12/29/20 l 111412Q20,2121202I Applicant posted public hearing notice on site 71212020,812712020. 11512I 1111012020,21412021 Nextdoor posting 6/23/2020,8/27/2020, 11/10/2020,2/2/2021 12/29/20 V. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan) The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates 4 10.27+1-acres along W.Chinden Blvd.ISH 2O-26 as Mixed Use-Regional(MU-R); and the 1 13.5+1-acres to the south as Medium Density Residential(MDR). The purpose of the MU`-R designation is to provide a mix of employment, retail, and residential dwellings and public uses near major arterial intersections.The intent is to integrate a variety of uses together, including residential,and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. Developments should he anchored by uses that have a regional draw with the appropriate supporting uses.The developments are encouraged to be designed consistent with the conceptual MU-R plan depicted in Figure 3D (pg. 3-17). The purpose of the MDR designation is to allow small lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre. The MCI-R designated area is located adjacent to a major intersection,W. Chinden Blvd.ISH 2O-26 and N. McDermott Rd. (future SH-16). The MU-R area is proposed to develop with a medical campus, including a regional hospital, and multi-family apartments. A larger MU-R area than currently designated on the FLUM is proposed which incorporates an additional 9.5+1-acres to the south and east of the current designated area. Because FLUM designations are not parcel specific and the proposed development provides needed services,employment opportunities and housing consistent with that desired in MU-R designated areas,Staff is supportive of the expanded MU-R area provided that a retail component is also included and integrated as part of the development. The MDR designated area is proposed to develop with a mix of single-family attached,detached and townhome units at a gross density of 346 2.96 units/acre,which although at the low end of the desired density range, is consistent with that of the MDR designation. Page 6 Page 403 The following Comprehensive Plan Policies are applicable to this development: • "Encourage a variety of housing types that meet the needs,preferences,and financial capabilities of Meridian's present and future residents."(2.01.02U) The proposed single-f mity attached, detached, townhornes and multi-family apartments will provide a variety of housing hpes forjuture residents in the northwest portion of the City in close proximity to the proposed employment ages on this site and across Chinden Blvd. to the north. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer services are not currently available to the subject development, however the nrainitrunk lines intended to provide service are currently being developed in The Oaks North Subdivision to the south. This development is dependent on the development tinting of the phase(v) within Tire Oaks North for services to be readily available for ea-tension. This developer is attempting to work with The Oaks developer to hasten tine tinting of utility e-xpansiorr. • "Avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City."(2.01.01 G) Four(4)different housing types are proposed in this development(i.e single-family attacltedldetached, townhomes and multi jr ndly apartments)along with a wide range of lot sices for diversity in housing types in this area. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land," (3.07.00) The proposed single-fatuity residential development should he compatible with existing.single- jcrmily homes to the west in Peregrine Heights and in the development process to the south in The Oaks North and the fixture school to the east. Larger lot sizes are proposed as a transition to the I-acre lots in Peregrine Heights. Higher density residential uses are planned a4jacent to the proposed medical campus at the north boundary and the fixture school site at the east lrorrradatl.A 30-foot wide landscaped bad fer with a pedestrian pathway and 8'tall CMU wall is also proposed adjacent to residential uses along the southern and western boundaries of the proposed medical campus to reduce conflicts. • "With new subdivision plats,require the design and construction of pathway connections,easy pedestrian and bicycle access to parks,safe routes to schools,and the incorporation of usable open space with quality amenities."(2.02.01 Ay A 10'wide milli-arse pathwgv is required within the street bufers along W. Chinden Blvd.ISH 20-26 and the northlsouth collector street (Levi Ln.lRustic Oak), and to the east to the,fisture school site.far safe pedestrian access to the.school. A large central common area is proposed along the collector street with quality amenities. • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Page 7 Page 404 Meridian Water and Sewer System Master Plans in effect at the time of development." (3.03.03A) The proposed development will connect to City water and sewer systems when available: set-vices are proposed to be provided to and though this development in accord with current City plates. • "Locate higher density housing near corridors with existing or planned transit. Downtown, and in proximity to employment centers."(2.01.01 H) The proposed toi nhomes and multi-family apartments in close proritrtitt'to the regional hospital and medical campus ivill provide higher density housing options ire close proximih,to the employment center and major transportation corridor(i.e. Chinden BlvdISH20-26&enure SH 16). ■ "Encourage the development of high quality, dense residential and mixed use areas near in and around Downtown,near employment, large shopping centers,public open spaces and parks, and along major transportation corridors,as shown on the Future Land Use Map."(2.02.01.E) Townhomes and a multi-family develop►ne►rt are proposed in close proximity to the mixed use area along Chinden Blvd.ISH 20-26, a major transportation corridor; where emplvk7ment uses are proposed. • "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe."(2 02.02) The proposed project is located on the f-inge of the northwest corner of the Cinti However. because the land to the north and south has been annexed into the On,as well as laud located a half mile to the east, services will be extended in this area. .There_fore,public services will be maximized by the development of this property. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure, when available, and curb,gutter and sidelvalks is proposed to be provided as required. • "Annex lands into the corporate boundaries of the City only when the annexation proposal conforms to the City's vision and the necessary extension of public services and infrastructure is provided"(3.03.03) The proposed development plan is consistent with the City s vision in that a min of uses are proposed including a regional hospital and medical offices in the MU-R designated area adjacent to a major transportation corridor. Residential uses are proposed at densities consistent with the Comprehensive Plan far this area. Public services can be provided and public infrastructure iuill be extended when available to this site. • "Require collectors consistent with the ACHD Master Street Map(MSM), generally at/near the mid-mile location within the Area of City Impact."(6.01.0313) The MSM depicts a collector street at the hal Pirtle between Black Cat and McDermott Roads in the current location o f N.Levi Ln, at the northeast corner-of the site fi-orn W. Chinden Blvd.1SH 20-6 to the south to McMillan Rd. A collector street is proposed in accord with the MSM which will connect to N. Rustic Oak Was+to the south in The Oaks North subdivision. Page 8 Page 405 In reviewing development applications,the following items will be considered in au Mixed Use areas, per the Comprehensive Plan (pg.3-13): (Staff"s analvsis 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 fiat least three (43)differettt lcrttd use tt•pes—residential mil,office and cotnrnercial(reta illresta uran 1) use. , desigwated .wwas to serve the employment area and nearb}r residents. A public school(i.e. Civic use) is planned on the eastern portion ofthe annexation area; however, it's outside the mixed use designated area and not a part of the proposed development. ■ "Where appropriate, higher density and/or multi-family residential development is encouraged for projects with the potential to serve as employment destination centers and when the project Is adjacent to US 20/26, SH-55, SH-16 or SH-59." Multi family apartments and townhotttes are proposed adjacent to the Mixed Use designated area to provide a higher density in close proxinitY to the employment center located adjacent to W. Chinden Blvd.ISH 20-26. ■ "Mixed Use areas are typically developed under a master or conceptual plan; during an annexation or rezone request,a development agreement will typically be required for developments with a Mixed Use designation." A Master Plan is proposed with the annexation request which will be incorporated into a Development Agreement to ensure jilture development is consistent with the 1 ft-red Use designation. ■ "In developments where multiple commercial and/or office buildings are proposed, the buildings should be arranged to create some form of common,usable area,such as a plaza or green space," The Master Plarr depicts an •••iego-_yaoW a,Me sewh end., Me r tgspi.,,r . .ha r a..kMig c three 0 outdoor courtyard areas , arnurtrl the medical nAce building, a large outdoor pla a4zreen space area in front of the hospital with a shaded seating area, and a pedestrian pathwav within a 30'ivide landscaped common area along the southern and western boundaries of the contnterc•ial portion of the development abutting residential uses Kith two (2) shaded areas oj'respite. tq#'...............nds the..,,...a pt pr n is v.,visea,...;.,_to the Gry- Coup....r ■ "The site plan should depict a transitional use and/or landscaped buffering between commercial and existing low-or medium-density residential development." There are existing low density hones on l-acre lots along the west boundar7l oj'this site in Peregrine Heights Subdivision adjacent to the area proposed to be Zoned C-C and developed with a medical campus.A 30'wide densely landscaped bq&r-is proposed along the west and south boundaries of the C-G zoned proper4y adjacent to existing and proposed abutting residential uses along with an S'tall CMU itiu l as a buffer to.future commercial uses. Parking is proposed along these boundaries emeeptf r • 4-story...edieal.,raw budding proposed&I!h_e southeast earner of the eonintereial deyehTmentj whieh Staff r-eeommends is ski .fted to residences to fhe"ufh ■ "Coinniunity-serving facilities such as hospitals, clinics,churches, schools, parks,daycares,civic buildings,or public safety facilities are expected in larger mixed-use developments." Page 9 Page 406 A,f inure school site is planned on the eastern portion❑j'the annexation area but it is outside the Mixed Use designated area and riot a part❑f this development.A hospital is proposed in the medical campats on the northern portion of the site adjacent to W Chinden Blvd.ISH 70-26 which will provide much needed services in the northern portion of the City. • "Supportive and proportional.public and/or quasi-public spaces and places including but not limited to parks, plazas,outdoor gathering areas,open space, libraries,and schools are expected; outdoor seating areas at restaurants do not count" A school is planned to develop on the eastern portion of the annexation area but is outside the Mixed-U.se designated area and not being developed with this project, T eqi-s •-e siteh Vae o .. A .,14,..ded jt �_Three(32 outdoor courtvard areas are r proposed; around the medical office building and a large outdoor plaaa/gr•een space area with a.shaded seating area is proposed in fi-ont of the hospital. Two shaded outdoor-areas of respite are also proposed Lvithin the baler along the southern boundar;y of the commercial portion of the development. • "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." F�evised aee00%gHg6;. or io the C44.r.,..neil heal=i Three 3 outdoor courtyards are proposed htk�2"'around the medical office building and a large oartdoor pla.:algreen space area tii,ith a shaded seating area is proposed in fi-ont of the hospital. Two shaded outdoor areas oft espite are also proposed within the buffe7•along the southern boundary of tl2e commercial portion of the development. • "All mixed-use projects should be directly accessible to neighborhoods within the section by both vehicles and pedestrians." The proposed rnixed use development is dir•ectiv accessible to neighborhoods within the section by a collector street(W. Rustic Oak Wur) that runs along the project's east boundari,at the hay Mile between IvIcDerntott and Black Cat Roads;a midti-use pathsvaj,is planned along the collector street fbr-pedestrian connectivity in aee•ord with the PathtivaYs Master Plan. • "Alleys and roadways should be used to transition from dissimilar land uses,and between residential densities and housing types." There are no roadways separating the cornnierciallrnired use area from the single-fanailk detached homes and townhomes proposed at the south boundary af•1he area proposed to be -otaed C-G. Hox,eiler, there is a 30-fbot wide densely,landscaped bujjer proposed between the commercial and residential uses. 8owt4 is • "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 Torun, therefore, this item is riot applicable. In reviewing development applications,the following items will be considered in MU-R areas, per the Comprehensive Plan (pgs.3-16 thru 3-17): Page 10 — Page 407 • Development should generally comply with the general guidelines for development in all.Mixed Use areas. Slgf]'s analysis on the proposed project's compliance with these guidelines is included above. • Residential uses should comprise a minimum of 10% of the development area at gross densities ranging from 6 to 40 units/acre.There is neither a minimum nor maximum imposed on non- retail commercial uses such as office,clean industry, or entertainment uses. Multi-faini4,uses are proposed at a density oj'16.6 units/acre.fbr approximately,27°%n of the mixed use development area. Non-retail medical qf]icellrospital uses are proposed on the remainder of'the mixed use development. • Retail commercial uses should comprise a maximum of 50%of the development area. Aa-+Retuilii-estauraW commercial uses(101]00+I-square feet) are proposed on the entire l rst Moor of the medical office building. Because this site is proposed to develop with a medical campus including a regional hospital retail uses will be minimal but.should be provided as a third land use tape as desired in mixed use designated areas as discussed above to serve patrons and residents. Where the development proposes public and quasi-public uses to support the development, the developer may be eligible for additional area for retail development(beyond the allowed 50%), based on the ratios below: • For land that is designated for a public use, such as a library or school,the developer is eligible for a 2:1 bonus. That is to say, if there is a one-acre library site planned and dedicated,the project would be eligible for two additional acres of retail development. • For active open space or passive recreation areas,such as a park,tot-lot, or playfield,the developer is eligible for a 2:1 bonus.That is to say, if the park is 10 acres in area,the site would be eligible for 20 additional acres of retail development. • For plazas that are integrated into a retail project,the developer would be eligible for a 6:1 bonus. Such plazas should provide a focal point(such as a fountain, statue, and water feature), seating areas, and some weather protection. That would mean that by providing a half-acre plaza,the developer would be eligible for three additional acres of retail development. This guideline is not applicable as no publiclquasi-public uses are proposed in the AfU-R designated area. Stuff believes the proposed development plan is generally?consistent with the vision of the Comprehensive Plan if a commercial(i.e, retail,restaurant, etc.) component is included in the mixed use designated portion of the development as discussed above. Vl. UNIFIED DEVELOPMENT CODE ANALYSIS (1ID0 A. Annexation &Zoning: The proposed annexation area consists of sip-ten(& 0)parcels of land totaling 122.9 1.28,21 acres designated on the Comprehensive Plan Future Land Use Map(FLUM)as Medium Density Residential (MDR)and Mixed Use—Regional (MU-R). Per the proposed conceptual Master Plans included in Section VIII.A, single-family residential attached and detached homes,townhomes. multi-family apartments and a medical campus featuring a regional hospital and medical office Page i 1 Page 408 ltem#7. buildiniz with retail and restaurant uses is proposed to develop on this site. As discussed above, StAff FeeOMMeNdS eemmer-emal (i.e. mta,!,restaurant, ete.) USeN QFe also provided asjp .n the C G zoned iir-eft its desired in Mated Use and specifleally AIU R designated oreas to The medical campus is proposed to include"boutique"medical services geared toward women's health and pediatrics. Two buildings are proposed—a 4 3-story-220,909 181,000+1-square Foot (s.f.)hospital with approximately 4060 in-patient beds and a 4 3 4-story 40,999$0,000+I-s.f. medical office building which is proposed to include 10,000+1-square feet of retail uses and 10,000+1-square feet of restaurant uses on the entire:first floor.Most services anticipated to he performed in the hospital will be out-patient procedures. Areas not used for inpatient beds will be used for surgery,radiology, an emergency department, labor rooms,physical plant and a cafeteria. The hospital is proposed to be similar in scope and size to the St. Luke's and St. Al's campuses in Nampa. West Ada School District plans to develop a public school on the eastern portion of the annexation area separate from this development. The parcel was included in the subject AZ and PP applications because it was created outside of the process required by Ada County to create a buildable parcel. Including it in the proposed plat will allow building permits to be obtained for future development. The single-fancily attached/detached portion of the development is proposed to be annexed with R-8 zoning(99.53 acres),the townh.ome and multi-family portions are proposed to be zoned.R-15 (8.82 acres) and the medical campus is proposed to be zoned C-G(19.17 19.85 acres, including adjacent right-of-way to the section line of W. Chinden Blvd.lSH 20-26),which is generally consistent with the associated MDR and MU-R FLUM designations for the site as discussed above in Section V (see zoning exhibit in Section VI11.13). Proposed Use Analysis: Single-family attached and detached homes and townhouse dwellings are listed as a principal permitted use in the R-8 and R-15 zoning districts; imulti-family developments are listed as a conditional use in the R-15 zoning district, subject to the specific use standards listed in UDC 11-4-3-27; and public education institutions are listed as a conditional use in the R-8 zoning district per the Allowed Uses in the Residential Districts table in UDC Table I 1-2A-2, subject to the specific use standards listed in UDC 11-4-3-14.A hospital is listed as a conditional use in the C-G district, subject to the specific use standards in UDC 11-4-3-22; a+W healthcare and social services is listed as a principal permitted use in the C-G district; retail uses are listed as a principal permitted use in the C-G district: and restaurant uses are listed as a principal permitted use in the G-G district. subject to the specific use standards listed in UDC 11-4-3-49 per the Allowed Uses in the Commercial Districts table in UDC 11-2B-2. Evaluation of the multi-family development for consistency with the specific use standards listed in UDC 11--4-3-27 and the hospital's consistency with the specific use standards listed in UDC 11-4-3- 22 will occur with the conditional use permit applications for such uses. One of the standards for hospitals that provide emergency care requires that the location shall have direct access on an arterial street; the proposed hospital is planned to provide emergency care. Because UDC 11- 3H-4B.2 prohibits new approaches directly accessing a State Highway, access is proposed via N. Rustic Oak Way,a collector street, at the projecVs east boundary located at the half mile mark between section line roads. The City Council should determine if this nieets the intent of the requirement, if so, it should be memorialized in the Development Agreement. Alternatirety, Council►ttav deny the emergency care component of the hospital use. Note:ITD denied the Applicant's request for access via SH 20-26IChinden Blvd.for the medical campus. Page 12 - Page 409 The property is within the Area of City Impact Boundary(AOCI).A legal description for the annexation area is included in Section VIII.B. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-65 I IA. In order to ensure the site develops as proposed with this application and future development meets the Mixed Use and specifically the MU-R guidelines in the Comprehensive Plan, Staff recommends a DA as a requirement of annexation with the provisions included in Section VIIi.A. The DA is required to be signed by the property owner(s)ldeveloper and returned to the City within b months of the Council granting the annexation for approval by City Council and subsequent recordation. The Applicant requests three(3)separate DA's are required—one for the R-8 and R-15 residential portions of the development,one for the medical campus and another for the school district's parcel. Staff is amenable to this request as there are three (3)distinct components of the project. B. Preliminary Plat: The proposed preliminary plat consists of 433 422 lots—395 377 371 buildable lots 1316 32 single-family residential (94-102 attached-&-2222 2151detached),63 38 townhome, 14 multi-family residential, l commercial and I school],32--3442 common lots and 6 other(shared driveway) lots on 123.26 423-5-3 124.81 acres of land in the proposed R-8, R-15 and C-G zoning districts.A portion of the proposed plat is a re-subdivision of Lot 18, Block 1. Peregrine Heights Subdivision,:3 formerly deed restricted agricultural lot that was only to be used for open space(i.e.non-farm)— this restriction has since expired. The minimum lot size proposed in the single-family residential portion of the development is 4,000 square feet(s.f.)with an average lot size of 6-,069 5,982 s.f.;the average townhome lot size is 2 2.302 s.f. The overall gross density is 3-6-3,2.97 units/acre with a net density of-7-M 7.68 units/acre. The gross density of the R-8 zoned portion is 4.47 3.07 units/acre with a net density of 7 W 7.07 units/acre and the gross density of the R-15 zoned portion is 12.87 7.57 units/acre with a net density of 21.39 13.8 units/acre consistent with the density desired in the associated MDR&MU-R FLUM desilmations in the Comprehensive Plan for this site. Phasing: The residential portion of the subdivision is proposed to develop in nine(9)phases as depicted on the phasing exhibit in Section V III.0 over a time period of 4 to 5 years. The northlsouth collector street will be constricted from W. Chinden BIvd.15.H 20-26 in alignment with Pollard Ln. across Chinden Blvd. to the north and extend to the southern boundary with the first phase of development. The single family portion of the site will develop first,followed by the townhomes and then the multi-family aparhnents. The school property(Lot 84, Block 12)are is not included in the phasing plan as they are it is under separate ownership and will develop separately from the residential and commercial portions of the development.The Applicant estimates development of the hospital and medical campus will commence in 2021 at the earliest: and the school in 2023 at the earliest, assuming services are available. Existing Structures/Site Improvements: There is an existing home on the Kuenzli property and some old accessory structures on the Roark property that are proposed to be removed with development. All existing structures should be removed prior to signature on the final plat by the City Engineer for the phase in which they are located. Page 13 Page 410 Dimensional Standards (UDC 11-2): Development of the subject property is required to comply with the dimensional standards listed in UDC Tables I 1-2A-6 for the R-8 district_ 11-2A-7 for the R-15 district and 1 1-2.13-3 for the C-G district as applicable. Lot Layout: The lot layeatidevelepnient plan for the townhome poFtion of the development on Lots 16-74,- homes off the private street,Mrhch is prohibited per UDC 11 3F 4A.6j additionally,each eommon drive"ray Mfty Only serve a maximum of(6) dweffing units per UDC- 11 6C 3D -8 units fire proposed off emeh . Private streets are not intended for townhome developments other than those than create a common mew through the site design or that propose a limited gated development-neither a mews no is propose_d_ but no gates are proposed V ff-C;-B). Alternative Compliance may he requested to these standards and appreved upon reeommendation of the City Engineer,Fire Marshal and the Direetur when theAppliesint ean standards and shall not be detrimental to the public health,safety and welfare and where p ri vale streets are determi ned to en hanee the satety of the development by establishing a clear- sueh a request as Staff is of the opinion -ueh at the number of units and density PFOPosed would result ki a neighbar- -Z-werely under PROEM,whieh eeuld be detrimental to the publie health,Safet-.and Ar oeeess homes within the de4relopMpflt due to parking issues on the private st Staff recommends this portion of the development is redesigned with public streets(filleys an We&-common driveways may be 0 neorperated), e r-if prWate streets are p fi-Oposed, each umt should fr-OHt on nFid be neeessed via the private street(s) and the deAgn should ifiClude a MeW or gnie'd entry in accord • ith UDC 11_iC�:-=1 however, public streets are preferred. d,Ar effling units)with townhome style units might he a development option for this area. A revised parlizing plan should be submitted fOF this area as well thnt provides for ndequitte guest parking above the minimufn UDC standards (Table 11 3C 6) to serve this portion of the development. A revised coneept plan and parking plan should be submitted prior to or a Comm-ss*on hearing for review and R revised plat should be submitted tit least 10 days p to the City CoHneil hearing that reflects this modification. + (% 2 depiets parking and access driveways on buildable lots the number of parking spaces with eneh lot and nre not eommensurate with the parking required for eaeh building. with an ingress egress/par-king easement for each buildable let. A revised plat should be submitted at least 10 days prior-to the City Couneil 4 revised Plat was submitted that depicts the private street in the townhonte portion of the development within a common lot as requested.see Section 6III.C. Subdivision Design and Improvement Standards(UDC 11-6C-3l Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 1 1-6C-3, including but not limited to streets,common driveways and block face. Page 14 - Page 411 Block length is required to comply with the standards listed in UDC 11-6C-3F. Block faces should not exceed 750' in length without an intersecting street or alley unless a pedestrian connection is provided,then the block face may be extended up to 1,000' in length. The face of Block 7 on the south side of W. Smokejumper St. exceeds 750' at approximately 900'+I-;because the preliminary plat for the abutting property to the south did not include a pathway to this site in this location. Staff does not recommend a pathway is required for connectivity as it would dead-end at the subdivision boundary. Other block faces comply with the standard. Common driveways are required to be constructed in accord with the standards listed in UDC 11- 6C-3D. A perpetual ingress/egress easement shall be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. An exhibit should be submitted with the final plat application that depicts the setbacks,fencing, building envelope,and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway should be depicted on the opposite side of the shared property line from the common driveway.Address signage should be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. Access(UDC 11-3A_3� Access is proposed via one(1) collector street(N. Rustic Oak WaY) from W. Chinden Blvd.ISH 20- 26, which extends through the site to the south boundary and will eventually extend to McMillan Rd. with development of The Oaks North subdivision to the south. A local street access (W. Sturgill Peak St.)is proposed via N. McDermott Rd., a collector street,at the project's west boundary. A stub street(N. Jumpspot Ave.) is proposed to the out-parcel at the southwest corner of the site— Staff recommends W. Smokejumber St. is also stubbed to this property from the cast;two(2)stub streets (N. Trident Ave. and N. Rustic Oak Way) are proposed to the south for future extension with The Oaks North subdivision;and two(2)stub streets(N. Serenity Ave. & W. Fireline Ct,)are proposed to the north for future extension—the stub street to Serenity Ln. will serve as an emergency access only to Peregrine Heights Subdivision and will have bollards preventing public access. A collector street(W. Ramblin St.) is proposed for access to the school site. A stub street (Sunfield Way) was approved with The Oaks North preliminary plat to Lot 37,Block 12,proposed as a common lot; this street is not proposed to be extended.The ACHD report states Sunfield Way cannot be extended into the site at this time as the stub street is aligned with the parcel line between this site and the school parcel. ACHD has required a permanent right-of-way easement to be provided and a road trust for the future extension of Sunfield Way with development of the school parcel. Cross-access/ingress-egress easements should be provided to adjacent MU-R designated properties to the west(Parcels#R6991221700& R6991221600) and east(Parcel# R6991222101) in accord with UDC 11-3A-3A.2. As discussed above,a private street loop(N.Highfire Loop)is proposed for access to the townhome portion of the development in Block 8 adjacent to the southern boundary of the commercial development(see analysis below under Private Streets). Staff is rW supportive of the proposed revised design and recommends revisions to the plan as stated ahave and in The Applicant's proposal to curve McDermott Rd. north of Sturgill Peak St. to the east at the project's west boundary does not meet ACHD policy and is not approved; the ACHD report states constriction of this portion of McDermott will be completed in conjunction with ITD's SH-16 extension. Page 15 - Page 412 Developments along SH 20-26 are required to construct a street generally paralleling the state highway that is no closer than 660 linear feet(measured from centerline to centerline)from the intersection (i.e. Rustic Oak)with the state highway.The purpose of which is to provide future connectivity and access to all properties fronting the state highway that lie between the subject property and the nearest section line road and/or half mile collector road. The street shall be designed in accord with the standards set forth in UDC 11-3H-4B.3 and shall collect and distribute traffic.Frontage streets or private streets may be considered by the council at the time of property annexation or through the conditional use process.Frontage streets and private streets shall be limited to areas where there is sufficient access to surrounding properties and a public street is not desirable in that location. A frontage road is proposed along the northern boundary of the site adjacent to Chinden Blvd. with an access on Rustic Oak approximately 660' south of Chinden as depicted on the conceptual development plan in Section VIII.A.Because residential homes exist to the west that are not likely to redevelop in the near future,a future interchange for SH-16 is planned east of the McDermott/Chinden intersection,and a north/south collector street(Rustic Oak) exists along the east boundary of this site, Staff believes there is sufficient access to surrounding properties as proposed without the provision of a public street. Einergencv access; In response to the Fire Department's estimated response tune to the developpienl, which are below the target goal on the McDermott side of the subdivision, the Applicant plans to include an AED (Autornated External Defibrillator) device in the chibhouse and provide education related to the use of the device to ensure residents are aware of the benefits and junction if the device is needed. Additionally, a connection is proposed front Chinden through the project to the southern boundary of the subdivision with the first phase of development to aid in emergency+response times to the site, this.should also benefit response times to The Oaks North to the South. Parking{UDC 11-3 Off-street parking is required to be provided for residential uses in accord with the standards listed in UDC Table 11-3C-6, and for non-residential uses in accord with the standards listed in 11-3C- 613.1, Future development should comply with these standards. A parking exhibit(and details in the narrative)was submitted with this application, included in Section VIII.F that depicts 46 15 extra off-street parking spaces in the townhome portion of the development and a total of 497 on- street parking spaces available for guest parking. A total of 16 off-street parking spaces are proposed for the 3,750+/-square foot clubhouse and swimming pool facility. Staff is of the opinion the proposed parking in the single-family and townhomes portions of the development should meet the parking needs. Off.-street parking in the multi-family portion of the development will be evaluated with the conditional use permit application. Off-street parking is required to be provided for the commercial portion of the development in accord with the standards listed in UDC 11-3C-6B for commercial uses with the exception of restaurant uses: off-street parking for restaurant uses is required per the standards listed in UDC 1 I- 4-3-49. Off-street parking is depicted on the conceptual_Master Plan in accord with these standards and will reviewed again with the final design of the site to ensure consistency with these standards. Pathways(UDC 1144-8}: The Pathways Master Plan depicts segments of the City's multi-use pathway system across this site. In accord with the Plan,the Park's Dept. recommends detached 1 Q' wide multi-use pathways are provided within the street buffers in the following locations: along N. McDennott Rd.,W. Chinden Blvd./5H 20-26,the east side of N. Rustic Oak Way from Chinden to the southern boundary of the site, and along W. Ramblin St. from Rustic Oak to the school site. These pathways are required to be placed in a 14-foot wide public pedestrian easement. Page 16 Page 413 Other pathways and micro-paths through common areas are also proposed for pedestrian interconnectivity and access within the development. Two(2) micro-path connections to the school site are proposed in addition to the multi-use pathway connection from Rustic Oak that extends along the northern boundary of the multi-family development. All pathways shall be constructed in accord with the standards listed in UDC 11-3A-8 and landscaping shall be provided on either side of the pathways as set forth in UDC 11-3B-12C. Sidewalks(UDC 11-3A-17y: Detached sidewalks are required to be provided along all arterial and collector streets; attached(or detached)sidewalks may be provided along internal local streets. Sidewalks are proposed in accord with the standards listed in UDC 1 1-3A-17, o pt r along ng the east side 4 Kiisti, Oa6 ,rth a W. Lost Rapids St. where FM atlaehed 7' wide Sidewalk is pf;apased. This side-Arallk should be detached from the eur-b in neeard with UDC 11 3A4-7. Parkways(UDC 11-3A-17): Eight-foot wide parkways are proposed adjacent to the north/south collector street(N. Rustic Oak Way) and are required to be constructed in accord with the standards listed in UDC 11-3A-17 and landscaped in accord with the standards listed in UDC I 1-3B-7C. A,.....: The k ffte..Plew ipiel...��., a•fr,. hp1wouse d Landscaping(UDC 11-3B): Street buffers are required to be provided within the development as follows: a 35-foot wide street buffer is required along W. Chinden B1vd.ISH 24-26 and N. McDermott Rd., an entryway corridor, and a 20' wide buffer is required along N.Rustic Oak Way,N. M..T,o.... a-4 Rd. and W. Ramblin St.. collector streets,landscaped in accord with the standards listed in UDC I 1-3B-7C. A 25' wide buffer is required on the C-G zoned property to residential uses as set forth in UDC Table 1 1-211-3, landscaped per the standards listed in UDC 11-3B-9C. The buffer area should be comprised of a mix of evergreen and deciduous trees,shrubs,lawn or other vegetative groundcover that results in a barrier that allowed trees to touch at the time of maturity. A 30-foot wide buffer is proposed with dense landscaping along the western and southern boundaries of the site adjacent to residential uses as required. Parkways where provided are required to be landscaped in accord with the standards listed in UDC H-3B-7C. The total linear feet of parkways with the required and proposed number of trees should be included in the Landscape Calculations table on the final plat landscape plan to demonstrate compliance with the required standards. Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B-12C. The total lineal feet of pathways with the required and proposed number of trees should be included in the Landscape Calculations table on the final plat landscape plan to demonstrate compliance with UDC standards. Common open space is required to be landscaped in accord with the standards listed in UDC 11-3G- 3E. The total square footage of common open space with the required and proposed number of trees should be included in the Landscape Calculations table on the final plat landscape plan to demonstrate compliance with the UDC standards. Parking lot Iandscaping is required to be provided in the commercial portion of the development in accord with the standards listed in UDC 11-3B-8C. If any existing trees on the site are proposed to be removed, mitigation may be required per the standards listed in UDC 11-3B-10C.5.The Applicant should coordinate with Matt Perkins, Page 17 the City, Arborist,to determine mitigation requirements if any existing trees are not proposed to be retained on site. Noise abatement is required to be provided in the form of a berm or a berm and wall combination parallel to W. Chinden B1vd.ISH 20-26 constructed in accord with the standards listed in UDC 1 1-3H-4D.A detail/cross-section of the proposed noise abatement should be submitted with the final plat application for the commercial portion of the development that demonstrates compliance with the required standards.. Qualified Open Space(UDC 11-3G): A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B is required for the residential portion of the development. Based on 105.08 80.42 acres(excluding the 28-acre school parcel),a minimum Of 10.5 1-8.04 acres of qualified open space should be provided. A qualified open space exhibit was submitted,included in Section VI1I.E,that depicts 11-56 12.4 acres(or 44-$ 15.41% excluding the 28-acre school parcel)of open space consisting of the entire buffet along collector streets (McDermott& Rustic Oak),open space areas of at least 50' x 100' in area and linear open space in accord with UDC standards. Note:Although a couple of the lots (i.e. Lot 30, Block 1 and Lot 29, Block 9)counted toward qualified open space don't ineet the mininium dimensional standards of'50'x I00', the rest of'the area does quali f, vvhich still exceeds the mininnan standards. Because the multi-family portion of the development is proposed to be subdivided with each 4- plex on its own individual lot for the option of separate ownership of the 4-plex buildings, Staff recommends a provision is included in the DA that requires one management company handle the leasing and maintenance of the entire project to ensure better overall consistent management of the development. Qualified Site Amenities(UDC 11-3G'�: A minimum of(1) site amenity is required for every 20 acres of development area. Based on the residential area of the proposed plat t405.08 80.42 acres), a minir non offi-Ne four(5 4)qualified site amenities are required to be provided per the standards listed in UDC 11-3G-3C.A site amenity exhibit and renderings are included in Section VIII.E. A 3,750+1-square foot clubhouse with restrooms, an exercise area, office and meeting room with an outdoor patio and a 54' x 30'+1-swimming pool, one large tot lot on Lot 1, Block 9 and(2) smaller tot lots on Lot 1,Block 13 and Lot 12,Block b with children's play equipment, an enclosed 5,500+1-s.f. dog park(although this area may be just a pocket park with no dog facilities depending on what is desired by future residents),segments of the City's multi-use regional pathway system. and additional qualified open space exceeding 20,000 square feet are proposed as amenities in excess of UDC standards. Amenities are proposed from the following categories listed in UDC 1I- 3G-3C: quality of life,recreation and pedestrian or bicycle circulation system,in accord with UDC standards. Details of these amenities should be submitted with the final plat applications for the phases in which they are located. Storm Drainage(UDC 11_ 3A-I8]: An adequate storm drainage system is required in accord with the City's adopted standards, specifications and ordinances as set forth in UDC 1 1-3A-18. Design and construction shall follow Best Management Practice as adopted by the City. Sub-surface drainage is proposed but swales could be incorporated if needed. Page 18 Pressurized Irrigation {UDC 11-3A-15): Underground pressurized irrigation water is required to be provided in each development as set forth in UDC 11-3A-15. This property is within the Settler's Irrigation District and the Nampa& Meridian Irrigation District's boundaries. Waterways(UDC 11-3,4-6): The West Tap 5ublatenal rims cast/west across the southern portion of this site within a 20' wide drainage district easement;and a 15' wide irrigation easement runs east/west across the northern portion of the site as depicted on the Peregrine Heights subdivision plat. This waterway is planned to be relocated and piped. If the easement(s)for the waterway is greater than 10' in width,it should be placed in a common lot that is a minimum of 20' in width and outside of a fenced area, unless modified by City Council in accord with UDC 11-3A-6E. All waterways are required to be piped unless used as a water amenity of linear open space as defined in UDC I 1-IA-I in accord with UDC I I-3A-6B. Fencing(UDC 11-3A-7]: All fencing is required to comply with the standards listed in UDC 1 1-3A-6C and 1 1-3A-7. Fencing, is depicted on the landscape plan. Fences abutting pathways and common open space lots not entirely visible from a public street is required to be an open vision or semi-private fence up to b' in height as it provides visibility from adjacent homes or buildings per LTDC 11-3A-7A.7. Staff is concerned there is not enough visibility from the street of the common area on Lot 1,Block 2 located behind building lots and around Lot 37, Block 12 and recommends the fencing type is revised on the perimeter of these lots to comply with this standard. Building Elevations(UDC 11-3,f-191 Architectural Standards Mantra//: The Applicant submitted sample photo elevations and renderings of the different home types planned to be constructed in this development which are included in Section VIII.G. Homes depicted are a 2nix of 1-and 2-story units of varying sizes for the variety of lot sizes proposed. Building materials consist of a mix of finish materials with stonelbrick veneer accents. Because the side and/or rear of 2-story homes that face collector streets(i.e.N.McDermott Rd.,N. Rustic Oak Way and W. Ramblin St.)will be highly visible,these elevations,should incorporate articulation through changes in two or more of the following: modulation (e.g. projections,recesses,step-backs, pop-outs),bays,banding,porches,balconies, material types. or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street.Single-story structures are e-remptfrosn this requirement. Conceptual renderings of the hospital and medical office buildings were submitted as shown in Section VIII:G,The hospital is proposed to be a 3-story building and the medical office building a 4-story building.The elevations for the medical office building incorrectly depict a 3-story building; these elevations should be revised prior to the City Council hearing to reflect the correct number of stories. A Certificate of Zoning Compliance and Design Review application is required to be submitted and approved prior to submittal of any building permit applications for the medical office building, hospital,clubhouse, swimming pool facility, single-family attached,townhome and multi-family structures.The design of such is required to comply with the design standards listed in the Architectural Standards Manual. Design review is not required for single-Aamily detached homes. Page 19 C. Private Streets[UDC 1_!-3F} A private street loop(N. Highfire Loop)is proposed for access within the portion of the development where townhomes are proposed on Lots 17 1 17-44 and 54-67.Block 8 adjacent to the southern boundary of the commercial development. The Applicant believes a private street in this area will enhance safety and vehicular circulation by creating a clear path of travel for emergency vehicles and residential traffic. A mew is proposed but no gates are proposed as the Applicant believes a gate would detract from site circulation and would physically and Figuratively disjoint the townhomes from the rest of the community. Private streets are not intended for townhome developments other than those that create a common mew through the site design or that propose a limited gated residential development per UDC I]- 3F-1. The applicability may be extended where the Director or Fire Marshall determines that private streets will enhance the safety of the development. The spplioa„t-rnnv�tSa'tOffla'sse C�ffl '=�n�to ..4lternathr e Compliance is no longer necessaty as a mew is proposed on the revised plats. por-tion of the plat where the p rivate street is p r-op osed.Staff and the Fi re Dept. d oes not bel,e%re safe", is enhanced by the PFOVision of a py-mirate street in this or-ea with the density like"hood of vehieles parking in fire 'fines Elue to inadequney of pnrldng for guests find overflow parking.Therefore,Staff d oes not r-eeemmen d approval of th P pAva te street as D. Alte,.RO:Ve r., ..HORee rrr� n�DC— belief that the townhame patsti8n aftlie better integrate w4h the fvst of the pfov:rip a gsaio-r path of travel for o.,.,eraency,,ehic1es. develop meat with the p iy ate street_ Staff iS in t....n not% .• u erfiaaF the request fe alter-native comptianee.As noted nheve on Section V1.9, Lot Layout�Staff recommends Menges to the layout of this p or-tie n of the P110t.A SH bSeq HeRt Feq oest fney be eonsider-ed if- anted by the .-edes-gn.Because a mesh is hurt proposed on the revised phm.v. alternative compliance i.v no lonzer necessarv. V1I. DECISION A. Staff: Staff recommends approval of the requested annexation and zoning with the requirement of a Development Agreement and approval of the requested preliminary plat with the conditions noted in Section IX.A and denial of the request for a private street and alternative compliance per the Findings in Section X. B. The Meridian Planning&Zoning Commission_heard these items on (continued from July 16"'and August 20) September 17, 2020. At the public hearing,the Conuitission moved to continue the subject AZ and PP requests to a subsequent Commission hearing in order for the Applicant to revise the concept Man for the commerciallmedical_campus_and plat_for the townhome_portion of the development. 1. Surnmary of Commission public hearing_ Page 20 a. In favor: Stephanie Leonard KM Engineering& Patrick Connor(Applicant's Representative); Betsy Huntsinger, representing the proposed hospital; Randall Petennan{adjacent property owner}; Mitch Armuth, Providence Properties b. In opposition: None C. Commenting: Val Stack and Paul Hoyer; Sue Ropski; Cory Coltrin: Randall Petennan d. Written testimony: Josh Femreite Chief of New Schools for Gem Innovation Schools e. Staff presenting application: Sonya Allen f_. Other Staff comrnenting on application: Joe Bongiorno_ ? Key issue(s)of public testimony a. Gem Innovation School is in strong support of the project as their future campus lies approximately 340 yards to the south and will be able to provide K-12 public education o bons for future residents,• b. Would like 30' buffer extended along entire east and south boundaries of Peregrine Heights Subdivision for a buffer to higher density residential uses; would like more of a transition to the lots at the southeast corner of Peregrine Heights Subdivision either with larger lots or common area instead of 5 building lots; not in favor of proposed access via Screni!y Ln.,• concern pertaining to future access for Sereni Ln. residents via Chinden• concern pertaininm to obstruction of view sheds with proposed 4-stoKy structures on commercial portion of development. C. Ms. Ropski's concern with location of trash dumpsters and parking adjacent to their property, d. Preference for the hospital to be located closer to the ChindenlRustic Oak intersection away from low densjly residential lots at west bounds e. Mr. Peterman is in favor of the proposed development as it will briny,services to his property for development. 3. Key issue(s)of discussion by Commission: a. Preference for owner-occupied townhomes rather than rental or more multi-family units in the portion currently proposed for townhoines; b. Preference for the Applicant to obtain the out parcel at northeast corner of site in order to develop commercial[retail,restaurant,etc.] uses on the site; C. In favor of the variety in housing types and lot sizes proposed; d. Not in favor of the proposed design of the townhome portion of the development and the private streets—needs to be redesigned; e. The Fire Dept.'s preference for a direct unhindered access to the site via Serenity Ln. (i.e. not obstructed by a gate,bollards or a chain)—opposed to ri hg t-in/right-nut at Serenity Ln.IChinden Blvd. as a fire engine will not be able to access the site from the east via Chinden. f_ Conceptual development plan for the conunerciallmedical campus portion of the site needs to be revised as discussed. 4. Commission change(s)to Staff_recommendation: a. None 3. Outstanding issue(s)for City Council: a, None C_ The Meridian Planning&Zoning Commission heard these items again on October 22"'. At the public hearing on October 22"',the Commission moved to recommend approval of the subject AZ and PP requests. I. Summary of Commission public hearing_ a. In favor: Patrick Connor,Providence Properties[Applicant's Representative]; Betsy Huntsinger, representing the proposed hospital b. In opposition: None Page 21 C. Commenting: CqU Pitman- Sue Ro ski, Val Stack,• Doug Hanebor -, Heidi Wilson,Charles Hay: Bonnie Layton,WH Pacific (representing property owner to the west of Peregrine Hei hts d. Written testimony: None C. Staff presenting application: Sonya Allen f Other Staff commenting on application: Bill Parsons 2. ICey issue(s)of public_testimony- a. Preference for the parking on the east side of the 3-story medical office building to be relocated to the west side of the building and the building,shifted further to the east so that the building is further away from adjacent residential properties; b. Concern pertaining to traffic on Serenity Ln. if it were to be open to the south and the safety of children as there are no sidewalks along the private street; C. Concern pertaining to future restriction of rigJit-in/right-out access to Serenity Ln. from Chi nden Blvd. and resulting delays for emergency services to Peregrine Heights; C. Request for provision of a fence or a gate at the south end of the Serenity Ln. cul-de-sac to keep it private; d. Request for the larger estate lots that abut the south end of Peregrine Heights to be carried R over to the south side of W. Tanker Dr.-, C. Property owner to the west of Peregrine Heights is in favor of the proposed frontage road along Chinden Blvd. for access to the collector street, 3. Key issue(s)of discussion by Commission: a. The provision of an electronic gate at the south end of Serenity Ln. for emergency access to Peregrine Heights and to keep the laneprivate-, b. Impacts to the design of the site if the out parcel at the northeast corner oftlie site isn't T purchased by the Developer and developed as part of this site; C. Trash enclosures should be located away from adjacent residential properties d. In support of the reduction in height from 4-to 3-stories for the hospital and medical office building; C. Preference for the inedical office building to be shifted further to the east and/or rotated: f. The provision of only one(1)mew_ in the town-home portion of the development. 9-- In general support of the revisions made to the concept Man for the commercial portion of the development. h. Would like the Applicant to work with ITD on noise abatement along the west boundary adiacent to SH-16; i_ In favor of the walkability of the development and especially the medical campus; In support of the changes to the townbome portion_of the deyeinpment and the additional open space, k. Would like the Applicant to work with Staff to reduce the number of lots along the southern boundary of the subdivision to provide a better transition to planned R-4 zoned lots in The Oaks subdivision. 4, Commission change(s)to Staff recommendation: a. Requirement for noise abatement to be provided along the project's west boundary along N. McDermott Rd. adjacent to the future extension of SH-16(see Section IX.A.la.7 and A.3a): b, Relocate the parking on the east side of the medical office building to the west side of the building and shift the building further to the east away from the adjacent residential properties(see revised concept bans in Section VII1.A): C. The Applicant shall work with Staff to provide an electronic_gate that is approved by the Fire Dept. for access to Serenity Ln. from the south(see DA provision#A.Ia.6 in Section IX); and, Page 22 Item#15. d. Reduce the number of lots alonm the soutbern boundary to provide better transition to the R- T 4 properties plaimed to the south ii7 The Oaks subdivision{lots were reduced by 5 along the south and southeast boundaries,see revised plat in Section VIII.Q. 5. Outstanding iissue(s) for City Council: a. Council should determine if the proposed access to the hospital via N. Rustic Oak Way,a collector street meets the intent of the UDC 11-4-3-22 which requires has itals that provide emergency care to have direct access on an arterial_street. ITD denied a i-Equestor direct access via Chi►aden Blvd.far the e►nemency rare component of the hospital foe►•the letter to the Applicant dated Mrty 5, 2020 included in the public record. Alfe)-Ilatively. Council inav dem,the emte encycare conToneg of the hospital use. D. The Meridian City Council heard these items on Deceml7er 1 2QZ0. At the public hearing•fhe __ - - d Council moved to remand the nroJect hack to the=Comm ission in osier for the out-narcel at the nod}east-��rn _Qf the lt�t❑_�e3nclnd�d _annexation a�e� c-yei❑���rtt lan f❑ttl�e Stt_e_. i. Si��tt ❑f_ i�Cit C❑unciI-mil iiheurirt� a. amori f'aWkk-Corimx.. yidemco-Prop 3 esand..Stcphanie Uyx l Enein`eenng(Ann ic-a-pt's Renres- n�_t-_ _ In n�tio�lSiQt1,1y9A� Qmnl�Ati C �itrt]a�iDo1V,Ram cb4t&- vxCltsrt VWrren#-c5t m al P-dteman- �r Staff oreSer�tinRplictiQn���r�Y Allen f. Other Staff commenting on n apmlication: (lint Dolsbv.Joe Bonaiomo, Steye Siddowav 2. Ke_y e issus)of public t tir►mov: __. a. nc�m_pining_!QAaAv h4f ht�f a �raad and access tail fiQ ni1�X Ln 1 &a=nce for the hospital to be shifted as far east as possible away from adiacent r�atiWmg,will-P-YcrLoW�Ae-rcx y d-of� jacmI residential properties; Desire far aanStae to the medical campu�p�rtion of the site f�m Serenity Ln t�rohibit.publie aceessLtmf c on agnermdy _ d. Concerns pertaining to lid t trespass an adjacent residential poperties from the me_dicalcamous;_ Lot sizes o-IoW the southeast corner f Pere- 'ne Hei ht here there are 4:1 1 l&propsed:concern pertaining to Fire Dent.response time; location of water&sewer stubs to Peregrine Heighi�x I4e�tttQn- cc hyslnts�ncita�tQexeine_Height . — ---- 3_ Kev issues of dC11551a�by itv Council_: a. Fire-respo"s'e tjrme--twft-§ite; h. 5 ubA Asi-QnDflhcxwu tifamiIY-mxU tl the it lowin �Qx �Q�uership�f individual apartment structures and concern pertaining toconssigent exterior maintenan= hQuld txtaI -qct-he gDV ci17 �H0 _wspe—0 yp_ ' Ill�It�133et7t_comOanY tQ�tlSldr�c�7n.5ii�tll�Il�tlID�IY�IlIS��h��Ye�1�1�I1L? C. Preference for the out-parce1.at the northeast corner of the site to be included in-the auncxatiml Arm and*Y=gJ—ent�I�fpt tl?�_SLe�C4JdRcal 1�nQt 1n favor_Qf annexing the medical campus paniam of the site without the out�parcel:remand bad to the Commission for inclusion of the out-parcel in the annexation application. 4 CityrgpuaLch-mgQ(s)to Cammission r r mmendation: Fm^ a, None. Page 23 Page 420 Item#15. E. The Meridian Plannin, &Zoning Commission heard these items on JanuM 21 2021. At the: public bearing,the Commission moved to recommend approval of the subject AZ and PP requests. 1. Summary of Commission public hearing_ a. In favor: Patrick Connor Providence Properties; Stgphanie Ho kins KM Engineering (Applicant's Representative) b. In opposition: Cosy Coltrin c. Commenting: James Jacobson,Attorney representing Peregrine i-Ieigjhts Homeowner's Association: Sue Ropski: Cary Pitman, Doug Haneborg d. Written testimony: Stephanie Napkins.Applicant's Representative(response to the staff report e. Staff presenting application: Sonya Allen f Other Staff commenting on application: None ?. Key issue(s)of public testimony: a. Opposed to development of a medical campus directly adjacent to Peregrine Heights residential subdivision and request for C-G zoning to be denied, b. Concerns pertaining-to where medical waste containers will be located location of loading docks next to residential,opposed to 4-story medical office building structure which will obstruct views, Iocation of frontage road/emergency access along north boundary of Peregrine Heights Subdivision from Chinden Blvd.: C. Not enough buffer between existing residential properties and proposed commercial development, d. Objections to a frontage road/emergency access driveway at the noitli end of Peregrine Heights subdivision along Chinden Blvd., e. Concern pertaining to light trespass from the commercial site on the adjacent residential properties: e. Clarification from the Applicant that this is►r_u_t a trauma center—most business will be related to wornen's health procedures and not emergency services. 3. Key issue(s)of discussion by Commission: a. Supportive of the continued changes that have made to the development plan by the Developer at the request of Staff and the neighbors, b. In favor of the proposed medical campus in this location of the City and belief it's an appropriate use for the MU-R designated property; L. Empathy for the impacts to the residential property owners adjacent to MU-R desigmated property and proposed cornmerc aI development d. Commission change(s)to Staff recommendation: a. Add requirement for the buffer along the west boundary of the site to incorporate a 2- foot tall berm with an 8-foot tall wall on top of the berm to assist in blocking the noise from the commercial development.This requirement is contingent upon approval from the Peregrine Heights HOA, otherwise, if not approved by the HOA, landscaping and the wall shall be installed as proposed on the concept plan(see DA provision#A.Ib.9 in Section IX). 5. Outstanding issues)for City Council: a. Council should determine if the proposed access to the hospital via N. Rustic Oak Way, a collector street,meets the intent of the UDC 01-4-3-22),which requires hospitals that provide emergency care to have direct access on an arterial street. ITD denied a request for direct access via Chinden Blvd.far the emergency care component of the hospital per the letter to the Applicant dated Mar!S, 2020 included in the public record. Alternatively. Council trrav dem,the emergency care componem of the hospital use. Page 24 Page 421 Item#15. The Meridian City Council heard these items on February 23.A-prii 13,and Ma ]-S_2621, At the w public hearing on May 18'�'.the Council moved to approve the s�_tbject AZ and_ PP_ r_equ�t L Summary of the Cii�ouncilpublic hearing;. i Step>tpni.e Haukip�,.KM Fngineedn b. Ln-oppodt-im NQr& c_ Commenting;Sue R_Qnski;Kristy Inselman.ACHD: Val Stack --- -- _ -- -- Sul-ff Fr e i��� jil m ilu ,sanva Allyn Other Staff commentg on a, li ati n: _ anc 3, MY iss gb)Qf jwb-k lestrmmw a Concern pertaining to the frontage road and heieht of the a proposed structures; t� Clarification pn the number ofrentai nrtrn re ti cs allowe ._ _ithi the develat}ment fup to 7. %)j r-OU the C. Concern Pertaining to safetv and aecess to the commercia��n of the site. I KmWued of discussion by City Council: eL CQrt�rn� irti g dir�ctiQ�Qf-psi > ]cgi�zt_�� g�At�pr rty-ttaxo-and hesitancy to move forward with this ap)iicatio.n until more information is known. Cau��il.�lQved to canii]ule�is a___-_,n�.nlicatinn to An�_�;��ublic te - �wil1� b. Differing-iniotls�ertainin�to whether or not the h- i. 1 5ta hm-d serve--as a trauma �nter��ith�Qciated.wse�l uvilh�n_errterg�nc�rQQtrtr-�Qtne_rc�nsns[ire bccausaxon iWt-&ya_WnWe ffrom_an anuiafsue-qt and bcca s-Qf.im wis _e in i i n_i li ors(i.e.helicopirsl: 4. Cit►r Colttlt� .rl�e{sl to Commi �iQt�� tiQn a. C-ounciI dmr.me-daw-em-for�r-cmmmcu mmma-R ti c 5��4�Ql lector-slyeet.mneet� ft intent Qf thc_reWrement in X -1-3-22A for direct ace_ess to he myided on an arterial_strQcx;.�I�s�,.tltat-tl�hsa��at�u�d.nQt.p�ar�ue>�ei[tg�.t�nated3�5sa trauma center. Page 25 Page 422 VIII. EXHIBITS A. Master Plan Conceptual rendering&Medical Campus Conceptual Development Plan - REVISED u S H1GHwo xSMHIaotN Owl) K. PROPOSED RntOPUS 1 PRESCOTT w C4Mt5 -- r r RIDGE MERMIAN,MAT40 uvx.#ru44 wu,eCi mcvAHGL - FUTURE SCHOOL SITE i L FUTURE OAUS NORTH Su604V61 awepifor-aleffg the eoUeetov streets(i.e. AE Rustic Oak Way&AkDermeu Rd-.)and on eammeH lo Page 26 Page 423 Concept Plan#2 (including eut""eel)[dated: 1/19/21]: SITE IN:OP NATION P�EC zDmm ^.d k+ DT Wm.0 wif WW r..K ..-JFW.!Y1 f•.-c lhi 9 lal 11 . --r tnixaiccr��i� r � y+x+nww�.n-- S�si[�lpV'I.�inOpT K - �.kmc�a�o we srles II�� Ili 1.',I.I1"711_ I10 Ili 1-6 -Airw. [IT III I III A j III IIIIIT{I mUTMITri„IM111 - jij.U111 �•-i•� �'��4l�w Nf I MI f 4 �g50Flp�/In Page 27 Page 424 B. Annexation&Zoning Legal ❑escriptions and Exhibit Maps C-G I9NIHG LEGEMp N A _ RUT p �o z x Y a¢ z U I I -15 PUTlam I ! I 1 R-8 / .f/� I I [HUIHEEAIHQ R-S a R-8 R-4 Plan stale:l'_'.tlo' Page 28 km E N G I N E E R I N G December 17,2020 project No.19.140 Exhibit A Legal Description for Annexation Rrescott Ridge 5ubdivi0on A parcel of land situated In a portion of the West 1/2 of the Northeast 1/4 and a portion of the West 1/2 of Section 28.Township 4 North,Range 1 West,BaIse Meridian,Ada County,Idaho and being mare particularly described as foliows: Commencing at an aluminum cap marking the Northwest corner said Section 28, which bears IV89"27'17"W a distance of 2,609.40 feet from an aluminum cap marking the North 1/4 corner of said Section 29, thence following the northerly line of the Northwest 1/4 of said Section 28, S89'77'17"E a distance of 1,484.66 feet to the POINT Of BEGINNING. Thence following said northerly line, 589'27'17"E a distance of 1,124.74 feet to said aluminum cap marking the North 1/4 earner; Thence leaving said northerly line of said Northwest 1/4 and following the northerly Ilne of the Northeast 1/4 of said Section 28,S89'25'25"E a distance of 60.00 feet to a point; Thence leaving said northerly line,S00"43'55"W a distance of 659.99 feet to a point; Thence S89'24'23"E a distance of 1,24E.58 feet to a 5/8-inch rebar on the easterly lire of the West 112 of the Northeast 1/4 of said Section 28; Thence following said easterly line,S00'36'13"W a distance of 1,615.76 feet to a 5/8-inch rebar; Thence leaving said easterly line, N77'58'17"W a distance of 1,338.12 feet to a 5j8•inch rebar on the easterly line of the Northwest 1/4 of said Section 28; Thence following said easterly 110e,500*43'55"W a distance of 62595 feet to 2-inch pipe marking the Center 1/4 of said Section 28; Thence leaving said easterly line,500°43'51'1i1I a distance of 24.35 feet to a 5/8-inch rebar; Thence 553'05'53"W a distance of 16.5-3 feet to a 518-inch re bar; Thence N78"07'38"IN a distance of 19AS feet to a 5/8•inch rebar; Thence 589'18'46"W a distance of 45.49 feet to a 518-inch rebar; Thence N86°14'49"W a distance of 63.62 fleet to a 5/$4nch rebar; Thence N88'50'040W a distance of 85.57 Beet to a 518-inch rebar; Thence N80'59'54"W a distance of 36.69 feet to a 5/Nnch rebar; Thence N70`27'41"W a distance of 25.64 feet to a 5/8-inch rebar; Thence S89'15'00"W a distance of 20.04 feet to a 5/8-inch rebar; Thence N86'53'39"W a distance of 189.53 feet to a 5/8-inch rebar; Thence 564'04'03"W a distance of 27.64 feet to a 5/8-inch rebar; Thence N89'14'25"W a distance of 7819.53 teet to a point; Thence N00"52'21"E a distance of 16,96 feet to a point being the Center West 1/16 comer of said Section 28; Thence following the southerly line of-he Northwest 114 of said Section 28, N89'21'12"W a distance of 686.03 feet to a point; Thence leaving said southerly line,N01'00'37"E a distance of 440.40 feet to a paint; 9233 West State Street • 6o6e,iduho$3714 • 208,639,5939 kmengllp.cam Page 29 Thence N89'21'12'W a distance of 625.00feet to a point on the westerty line of the Northwest 2/4 of said Section 23; Thence following said westerly line,NO1"00'370E a distance of 690.74 feet to a point; Thence leaving said westerly fine,573'33'16"E a distance of 483.50 feet to a paint; Thence 578°08'1fi"E a distance of 585.77 feet to a point; Thence 546'56`41"E a distance of 299.29 feet to a point; Thence 1475'51'12'"E a distance of 48.41 feet to a point; Thence N00'52'17"E a distance of 215.98 feet to a 112-inc h re bar, Thence N75`32'13"E a distance of 272.40 feet to a 1/2•inc h re bar,, Thence 30.59 feet along the arc of a-ifcuIar curve to the left,said curve having a radius of 45.00 feet,a delta angle of 38°56'33",a chord bearing of N75°32'13NE and a chard distance of 30.00 feet to a 1/2-inch re bar; Thence N75`37'13"E a distance of 219.13 feet to a 1/2-inch rebar; Thence N00`32'13"E a distance o€1,497.29 feet to a 1/2-inch rebar; Thence S69'18'13"W a distance of 270.56 feet to a 1/2•1nch rebar; Thence N31'55'35"W a distance of 8'.73 feet to a point; Thence 53.14 feet along the arc of a circular curve to the right,said curve having a radius of 115.00 feet, a delta angle of 267919",a chord bearing of N18'41'13"W and a chord distance of 52.67 feet to a 5/8- inch rebar; Thence NOW32'43"E a distance of 125.29 feet to the POINT OF BEGINNING. Said parcel contains a tatal of 128.2U7 acres,more or Iess. Attached hereto is Exhibit 6 and by this reference is hereby made a part of, GIST 12459 m � ar or Client Fruject Name PAGE 12 Page 34 ltem#7. &UMWi1M CAP p POINT OF BEGINNING N 1/4 CORNER BASIS OF BEARING SECTION 28 20 21 W ChIndenBMd(Hwy20/26) _ 589'27'17'E 26DMO' L1 29 �ALIJMINIJM II24.7s' c M POINT OF 4`OMMENCEMEWN NF� Lie �.�8 sw43'55'W c p SECTION 28 MOWro N X i ry CU � o `c fv "9'24'23'E 1246.58' = t!7 z z n = Q N ~ �2 W ` 1 -t ONO 'r m ❑ n n � 1., a 250 saa 1000 m � °u eo L.1' z eti �1�'r { �^. W co 0 W SCALE: 1"m500' y AnFlexatian Arpa:92$.207tAC. 8 54428233640,R5991222210,SO428120950, n = 1 al. S0428131315,50428131200,R6991222101&50428211102 Current Zoning:RUT coj n S41YWOT"E DAN, nECEUMR3030 299.29' yea Ev10JELT•. 3a•1w N69'21'12'W N7rSW17.W SHEM 825.40' W T�.3e•22, 1 OF 2 pp qq M vy Y O Y CENTER—WEST 1/16 CORNER g $ OF SECTION 2B r9i 2- PIPE v CENTER OF SECTION 28 a Nalr21'12V 686.fl3' r 9RAES CJP L4 N89'14'25�I1 789.53' w 1/4 CORNER km SECTION 28 /Lrf`` r r Ll `L5 'Y ERGINEV6.%AVErM.PVNNERS 1 9233 WEST STATE S1q!£T Ll 7 Y L2 WISE,log wmm —L12 L7 LO aE1wtlE lz9a}b G039 LB_!_'LA l3 FA%;Ipp 835i730 Page 31 a � Q a LANE TABLE LINE TABLE �a LIHs GEARING QISTAN CE L14E BEARING QIVANCE C m LI SB9'2525"E 50.00 LI5 N0'52'17"E 215.98 C 't Q c 1.2 8743'51-W 24.35 L16 NM2'13'E 272,40 CO .VT � m 13 S53105'531N 16,53 07 1175'32'13'E 219.15 n L4 N78'07'3111W 19.08 LIB SG9'18'13Yr 270.55 0.1 -a a LS 599'15'4611f +5.49 L19 N31'55'35* 81.73 c Lf) Z LB NW14-49-W 03.62 L20 N0'32'41 E 125.20tw d L7 N68'SO'04-W 85.57 LB HBQ'58'5+1M 36.59 i+ 4 L9 N70"37'41'W 25.64 ❑ ;g L10 S89"15bD-W 20.04 X u w G Ll% NW53'39'W 169.53 U = CL ti 41 T 99Y04103'W 27.64 r+ L13 040'52'21"E 10.96 C L14 N7551'12'E 48.41 a 6 t < q CURVE TABLE DATE GeLWe[R ZOE HO CURVE WIUS LENGTH DELTA CH BRG CHORD wlouen: 16.140 E:1 45.00' 30.59' 3B'56'33'I N7S32'l3-C I 30.0W SHEET: C2 115,Q0' 53.14' 26'26'38`I MEM-13'Yf I 52.E7' 2 OF 2 km EnrmLus.sunvlm�.s.runnms 9i331VLSi SE0.TF STpEET B04E,IOAMKI lliu emome lwwl ei9-HIPi FAX I"634-6910 Page 32 Page 429 km fNaaINEERINa De[emhef 17,2020 Project No.18-140 Exhibit A Legal Dewription for Rezone to C-G Prescott Ridge Subdivision A parcel of land situated in a portion of Northwest 1f 4 and a portion of the West 112 of the Northeast 1/4 of Section 28,Township 4 North, E.ange 1 West,Boise Meridian,Ada County,Idaho and being more particularly described as follows: Commencing at an aluminum cap marking the Northwest corner said Section 28, which bears N89'27'17"W a distance of 2,609.40 'eet from an aluminum cap marking the North 114 corner of said Section 28, thence following the northeryy+line of the Northwest 1/4 of said Section 28,599'27'17"E a distance of 1,484.66 feet to the POINT OF BEG I INN INC. Thence following said northerly lane,589'2717"E a distance of 1,124.74 feet to said aluminum tap making the North 1/4 corner; Thence leaving said northerly line and following the easterly fine of said Northwest 1/4,504'43'55"W a distance of 586,55 feet to a 1/2-Inch rebar Thence leaving said easterly sine,589'?5'31"E a distance of 17.44 feet to a point; Thence 500'34'29"W a d+stance of 397o.44 feet to a point; Thence N89'25'31"W a distance of 826.54 feet to a point; Thence N08°32'13"E a distance of 837.,52 feet to a 1/2-inch rebar; Thence 569'18'13"W a distance of 279-56 feet to a 1,12•inch rebar; Thence N31'55'35"LV a distance of 81.73 f"t to a point; Thence 53.14 feet along the arc of a circular curve to the right,said curve having a radius of 115.00 feet, a delta angle of 26'28'39",a chord bearing of N18*41'l3"W and a chord distance of 52.67 feet to a 5/8- inch rebar; Thence N00'32'43'E a distance of 125.29 feet to the POINT OF BEGINNING. Said parcel contains a total of 19.852 acres,more or less. Attached hereto is Exhibit 0 and by this reference is hereby made a part of. �G l +� ,12459� OF L. Is 9233 Went Stete St4eet • Raise,Idaho 83714 • 208.639.6919 • kmr.ngllp.com Page 33 Page 430 Item#15. a o ti a AMMIN11N CAP 07 D POINT OF 8E61NNING W.Chinden Blvd(I Iwy 2d126i N 1/4 C"41M R L.7 {" E1Pw515 OF BEARING }�;EnON an L n 2U 21 589'27'17"E 2fio8.4D' 1 C � 24 28 S89'27'17"£ 14B4.68' U F1R4.7i' - •L ¢ rW32'43'E L0 '> p m 125.294.1 ' e+ N37'S5'351Y 5 �16�5 D7 cu M tri ry 51,73' c t'n D Rezone Area:19.$5t AC. m41 (Li G 50428211102,R6991222101,R5991222210(Portion), O � n SO428120950(Portion),SO428120640(Pnrtion) w o c &$0428 13 1200(Partion) yr x Current Zoning:RUT LU CL a Proposed Zoning:C-C N cJ 0 [G m QP a r Q 0 Yq Z M SBB'25'31'E a 17.44' q ., DATE: CF{EINBER 1070 r; CURVE TABLE i n v�Iscz 1RE°a CURVE RQIUS L114GTIi DELTA CHORDRRG CHORD SHEET: i m 1 OF 1 Ct 115A0' 53.14' 2F2B'39" R1ir4l'l31Y 52.67- NWZV31 V 826,54' kin i EG 1 WiTOP6 PNNF ml Q 100 200 400 I 9133WEST STATE 5:AET 40V4,-I)ANO 63714 PNpNi Pw)6150n SCALE: 1'=200' oAx Izoei sss4sx Page 34 Page 431 Item#15. km E N G I N E E R I N G April7,2020 Project No.18.140 Exhibit A Legal description for Rezone to R-8 Prescott Ridge Subdivision A parcel of land situated in a portion of the West 1/2 of the Northeast 1/4 and a portion of the West 1/2 of Section 28,Township 4 North,Range 1 West,Boise Meridian,Ada County,Idaho and being mare particularly described as follows: Commencing at an aluminum cap narking the Northwest corner said Section 28, which bears N89'27'17"W a distance of 2,609.40 feet from an aluminum cap marking the North 1/4 corner of said Section 28,thence following the northerly line of the Northwest 1/4 of said Section 28, S89°27'17"E a distance of 2,609.40 feet to the POINT OF BEGINNING. Thence following the northerly line of the Northeast 1/4 of said Section 28,589"25'25"E a distance of 60.00 feet to a point; Thence leaving said northerly line,500'43'55"W a distance of 658.99 feet to a point; Thence S89"24'23"E a distance of 1,248.58 feet to a 5/8-inch rebar on the easterly line of the West 1/2 of the Northeast 1/4 of said Section 28; Thence following said easterly fine,500'36'13"W a distance of 1,615.76 feet to a 5/8-inch rebar; Thence leaving said easterly line, N77`58'17"W a distance of 1,338.12 feet to a 5/8-inch rebar on the easterly line of the Northwest 1/4 of said Section 28; Thence following said easterly line, 503°43'55"W a distance of 625.95 feet to 2-inch pipe marking the Center 1/4 of said Section 28, Thence leaving said easterly line,S00'4V51"W a distance of 24.35 feet to a 5/8-inch rebar; Thence S53°05'53"W a distance of 16.53 feet to a 5/8-inch rebar; Thence N78"07'38"W a distance of 19.68 feet to a 5/8-inch rebar; Thence S89"18'46"W a distance of 45.49 feet to a 5/8-inch rebar; Thence N86°14'49"W a distance of 63.62 feet to a 5/8-inch rebar; Thence N88°50'04"W a distance of 85.57 feet to a 5/8-inch rebar; Thence N80°59'54"W a distance of 36.69 feet to a 5/9-inch rebar; Thence N70°27'41"W a distance of 25.64 feet to a 5/8-inch rebar; Thence 589°15'00"W a distance of 20.04 feet to a 5/8-inch rebar; Thence N86°53'39"W a distance of 189.53 feet to a 5/8-inch rebar; Thence 564°04'03"W a distance of 27.64 feet to a 5/8-inch rebar; Thence N89°14'25"W a distance of 799.53 feet to a point; Thence N00°52'21"E a distance of 16.96 feet to a point being the Center West 1/16 corner of said Section 28; Thence following the southerly line of the Northwest 1/4 of said Section 28, N89'21'12"W a distance of 686.03 feet to a point; Thence leaving said southerly line,N01'W37"E a distance of 400.00 feet to a point; Thence N89°21'12"W a distance of 625,00 feet to a point on the westerly line of the Northwest 1/4 of said Section 28; Thence following said westerly line,N01'00'37"E a distance of 690.74 feet to a point,- 9233 West State Street a Boise,Idaho 83714 • 208.639.6939 • kmengllp.com Page 35 Page 432 Item#15. Thence leaving said westerly line,571'33'15"E a distance of 483.50 feet to a point; Thence 578°08'16"E a distance of 589.77 feet to a point; Thence 546'56'01"1 a distance of 299.29 feet to a point; Thence N75'51'12"E a distance of 48.41 feet to a paint, Thence NOO°52'17"E a distance of 215.98 feet to a 1/2-inch rebar; Thence N75'32'13"E a distance of 272.40 feet to a 1/2-inch rebar; Thence 30.59 feet along the arc of a circular curve to the left,said curve having a radius of 45.00 feet, a delta angle of 38'55'33",a chord beari7g of N75'32'13"E and a chord distance of 30.00 feet to a 11 2-inch re ba r; Thence N75'32'13"E a distance of 219.13 feet to a 1/2-inch rebar; Thence NOO°32'13"E a distance of 659.67 feet to a point; Thence 589'25'31"E a distance of 279.95 feet to a point; Thence 5D0'34'29"W a distance of 420.05 feet to a point; Thence S89°25'31"E a distance of 275.60 feet to a point; Thence 82.73 feet along the arc.of a ci•cular curve to the right,said curve having a radius of 150.00 feet, a delta angle of 31`36'09",a chord bearing of 573°37'27"E and a chord distance of 81.69 feet to a point; Thence S57°49'22"E a distance of 138.32 feet to a point; Thence 275.78 feet along the arc of a circular curve to the left, said curve having a radius of 500.00 feet, a delta angle of 31°36'09",a chard bearing of N16*22'33"E and a chord distance of 272.30 feet to a point; Thence N00°34'29"E a distance of 233.13 feet to a point; Thence 589"25'31"E a distance of 496.43 feet to a paint; Thence NO0°36'19"E a distance of 294.85 feet to a point; Thence N89'24'23"Uv a distance of 496.59 feet to a point; Thence N00`34'29"E a distance of 122.33 feet to a point; Thence N89'25'31"W a distance of 17.44 feet to a point on the easterly line of the Northwest 114 of said Section 29; Thence following said easterly line, NO7'43'55"E a distance of 586.55 feet to the P01NIT OF BEGINNING. Said parcel contains a total of 99.532 acres, more or less. Attached hereto is Exhibit B and by this reference is hereby made a part of. ()i L �h►p �lST 12459 0 M gT o F Client Project Name PAGE 2 - Page 36 — Page 433 Item#15. POINT OF BEGINNING o ALUMINUM CAP _ N 1/4 CORNER E SECMDN 28 BASIS OF BEARING W,ChIndenBlvdI Hwy 20/25i CL —589'27'S7"E m `p t7 C Y POIElr OF COMMENCIEMEW C m Q KW CORNER P 50743'55'W �i .0 SECTION 28 fi58.B9 N m I - •7 a N k � I Mly o w L243 S 89.24'23'E 7248,58 Otv G� rZ L22 589'25'31'E w0N.7 CwD0 279.95' N N +i 498.43' U0 250 500 1000 w � fl1 ul x Lw LuSCALE: 1"=500' LIB Sj 44F 3773 o C? _ +� Rezone Area:99.53±AC. bL2 589'2 '3 78•G8.1 0-1 50423233640,R6991222210(Portion),50428120950(Portion), h a a 589•77' 4z6 CS S0428131315&504281312GO(Portion) ¢ o Current Zoning:RUT S46'58'01"E Proposed Zoning:R-8 CAM nvRuruzu 290.29' 04 PROJEU MAO N 025.00' w +v7r5a':7-y �3•t9.1a• SHE 1 OF 2 ❑ M � N 'no CENTER-WEST tr16 CORNER g r OF SECTION 28 N PIPR OF SECTION 28 g N69'21'12"+N 686.D3' i1 �� — BRM CAP 03 N89'14'25'W 7B9.53' _ T W 1/4 CORNER lam SECTIAN 29 JJrr —~ WGiNCEPS.S L FVO ASLg !M)WEST STR"E 5T RPE: AE 1 L71 DSr•IPA110B3714 2 L7 L6 MON E17o 63914" ` N NEfi4 La iAY r148f 6396930 Page 37 Page 434 Item#15. o — 0 B- a LINE TR9LF LINF TABLE ,� p u LINE MUM ING dSTRHCE uaol: 11F1121NG O15'fSHLE n a Lf sw2v25-E 6[L00 05 NO3PWE MAPS LA C LP 50'4051*1' 24.35 L78 H75'32431 27Z40 � m L3 553'05'5Yml1' 18.53 L17 H7532'131 2111.13 Q }� ++L4 M75'tl7'381F 19.88 L79 589'25 _c '31'E 275.80 7 A 1S 589'18'461W 46.i9 L19 53748'22"E 1'u68P O V] a �' IV LO H99'14'49Y/ 53.82 L20 N014'WE 233.73 IV Y 0 H88'S0'041Y 85.57 L21 NO'38'19Y 294.85 p ry to N80'S9'WW 35,60 L22 NW24'23-R 49LSS L9 N70'27'4111 25.64 L23 N6'74'29E 12233 LIO SW I' 1'00^N 20.04 L24 H59'25'31jN 17.44 t VV7 3 G s NGII'M'Wh 189M L25 Npi3'S5t 516,55 W Lt y N L12 S84'04'03"N 27.54 e 1_E3 HP52'21 E 16.90 C 0 3. 04 N75'5117.E 40.41 C iv O = a Q `o CURVE TABLE ENSE 4rcm7WD GURVE RADIUS LENGTH DELTA SHOR ORG [MM11 nwrn: nau CY ►SW 30.59' 3tr98'33' HMS21131E 30.00' SHEET_ CIL 1L0.00' W-73' 31'36'09" S73'S7'27t 81.W d OF 2 CS 500,00' 275.78' 31'38'09' H1C22'S3'E 272.37 ENGINEFAS SuxYP'Pas.rilW":� 933f wLy1�F05*IREi iE1�O A 31k4 �ifwl ww „fAi i]OLi 6l}f�A Page 3$ Page 435 Item#15. km E N G I N E E R I N G April 7,2020 Project No.18-140 Exhibit A Legal Description for Rezone to R-15 Prescott Ridge Subdivision A parcel of land situated in a portion cf Northwest 1/4 and a portion of the West 1/2 of the Northeast 114 of Section 28.Township 4 North,Range 1 West,Boise Meridian,Ada County,Idaho and being more particularly described as follows: Commencing at an aluminum cap marking the Northwest corner said Section 29, which bears N89°27'17"W a distance of 2,6C9.40 feet from an aluminum cap marking the North 1/4 corner of said Section 28, thence following the northerly line of the Northwest 1/4 of said Section 28, S89'27'17"E a distance of 2,078.14 feet to a point; Thence leaving said northerly line,SCO'43'55"W a distance of 983.71 feet to the POINT Of BEGINNING. Thence S89°25'31"E a distance of 546.59 feet to a point, Thence N00"34'29"E a distance of 275,11 feet to a point; Thence 589'24'23"E a distance of 496.59 feet to a point; Thence 500"36'19"W a distance of 294.85 feet to a point; Thence N89°25'31"W a distance of 496.43 feet to a point; Thence S00'34'29"W a distance of 233.13 feet to a point; Thence 27S.78 feet along the arc of a circular curve to the right,said curve having a radius of 500.00 feet, a delta angle of 31°36'09",a chard bearing of S16'22'33"W and a chord distance of 272.30 feet to a point; Thence N57'49'22"W a distance of 138.82 feet to a point; Thence 82.73 feet along the arc of a circular curve to the left,said curve having a radius of 150.40feet,a delta angle of 31'36'Q9",a chord bearing of N73°37'27"W and a chard distance of 81.69 feet to a point, Thence N89'25'3VV a distance of 275.60 feet to a point,- Thence N00'34'29"E a distance of 420.05 feet to the POINT OF BEGINNING. Said parcel contains a total of 8.822 acres,more or less. Attached hereto is Exhibit B and by this reference is hereby made a part of. T 12459 Q a fi OF L. BAy1'�` 9233 West State Street • Poise,Idaho 83714 ■ 208.639,6939 0 kmrngllp.com Page 39 Page 436 Item#15. 1 rl Q1 ALUMINUM CAP N 1/4 CORNER ql BASIS OF DEARNG SECTION 28 m 20 21 'SW27'17��2509.4.0 W.[hinden 91ad(HOLY�0176} a C� 29 28 2078.14' — f — — — Lr7 � a a a POINT OF COMMENCEMENT I > m m ALUMINUM CAP 0 C NW CORNER — SECTION 26 F f (1) �- a V) 5B9 24'23"E 496,59' — a) ^ I �I cc Uq ° o ' [Y] io 0 I POINT OF BEG: NNINC { S89'25'41"E 546.59' I y m r m ff Rezone Area: 8.82±AC. N89.25'31"W 496.43' Q R6991222210(Portion)& N .2 o nL 950(Portion) n ° Zoning:RUT a Zoning:R-1SOAif: APRIL 70.'MPA61EC1' 18.1d0SHEET:I1OF1 1 275,60' C2 CURVE TABLE N57'49'22'W 0 100 200 400 CURVE RADIUS LENGTH DELTA CHORD ORG CHORD 138.82 CS 500.00' 275.78' 31'36'09" 51622'WW 272.30' I SCALE: 1"=200' EHGINEEFS.SIJAVETOfl9.PLANNERS 9239 WEST$TATE STREET C2 150.00' 92.734 31'36'09' N73'37'27W 81.69' DOSE,IDAHO M14 PHOK Ime}fi39.69;9 FAX{208I6344910 Page 40 Page 437 Item#15. C. Preliminary Plat(date: 8/28/ 020 1W21n0 1 1/20/2-0 12/22/20).Phasing Plan & Lot 1 ,,you!fi hibi, REVISED PRESCOTT PRELIMINARY PLAT SHOWING -- --- - I� — A PARCEL Of LAND SITVATEO IN A PORTION OF THE NORTHEAST 1 I OF THE NOR THWE T 11A OF SECT ION 29.TOWNSHIP 4hOFITH, r"I _� --�1]�� RANG E1WE51,8019 M ERIO�MI,AOAWl1N'fY,IDAIIO __A----'�--- " 1 ..� _e�-�Zf — r..� aanjrrauo oT - 7 q I 2 I 4• •.4 p 0 B �d a 2 q q M q I 'D B V ®�. � 0 D f��0 0 p�O 0 RHUM IIODGE SIIBONI i �. a N rm`®D w e - 8 F�� e D e m ®� a I MExroulll,ioA�lp - o Q a •Dee ■ r ii e o ; � ®+m m u m a D i I r _ - km e - - :•�:• Page 41 Page 438 Item#15. WSJ ; f's ` fll 71 1 Id�! 5' T aimr J ,1— 1 ..Y PM Qn F 4E UMN I, r W.luoA,µ�bRNo ergo g' MFTOi I,R�-SEE SHEET PP2.2 1 1 a•'� ti I '. 1 � ♦ r 9 1 �I,—_ems 9 Al f _ ♦\ �� _ ._� � _� � �_ •r� Any;. E- f , r �• .- . . _ `- .,, � �.. __:'_ � t •'.-I � . -? - J-Jam..-_e -x--'.w,.,,�Y r ,.- • r G r =: -��.75'.1",a _ •{''r RriWi1 MCGF SUB0N15 y, 1:, 3 T Fi 9 c R + •A _. a L 5 Ej1 { s la y e .: $ r .i, MER,21AM.0 H0 1 3 y N117 IA___i� _i_�S'_�_i�_G-Jl fit LMOUT PLAN _ - -- Page 42 Page 439 Item#15. —� --------- -- ---------------.- _ Fly Ix k I• .. �-�r �i�j Y I ! i. Tom'•i•�-•-. ,n � -• ~+.. I e j,_..,, � 7�R MATCH IINE•SEE SH CET PP2.1 FII LAYOUT N FLA ♦♦ Y.':lf s 'y 6 _ - _____ —q 4 _ fl n ♦.. _ T lw�.° 71 � ff ♦ @!I 9 1 Ir I _ Y PP7 7 1 1 [+E 1 a xl Ir 71 1 W E 1 w � 1 4 Al � rl �_----- r--------------- 1 MATCH LI HE•5EE SHEET PPI.4 -------------- 1- •� -_ 1 1 r I is = A �• �1 W . _ __ 0 1•a FESCOT11176F5 YE �n krn- ----j- --------- r- MATCH LINE,SEE SHEET PPi.! Page 43 Page 440 Item#15. ----- .- ------ ---------..---_-_ i6 ---------- �i 1 1 1 r r i r I r 1 i � I �i �+ I �i i r 1 r r r I r r ' I r r 1 I 1 r 1 1 r 1 / I I I I _ _ 1 t r Page 44 - Page 441 Item#15. I'hIRSE aIJLQTS L LpT5 � I 69 2 iA sr � IHASE 1 m SQ 7 G _ r ..' _ F LCTS ALE 37'J o y L4 a rHA-•E p s 'I' PIN - w } km ,.. 1 I N G k N II6ING _ H .E ? 1OF1j �L[�jIJ r�a�scale�•-aua Page 45 — Page 442 Item#15. D. Landscape Plan{date.- 8Q6QA20 '019Q020 1 i A nQn 12/22/20 —REVISED '•_T"L.•S.L^.,7, �:^�..,^"`S.'-14 o}lM1 S>'RLL lOf MGS 1 a7i f---?msrsas �• 7 a " %04 'TUTALOkW WALE NEES b STAiECL TtEE I1EIlE V351E1 . �`-� �I- r- a,� _q nLiww►+Tou[uuT�oEe - •- Mn4WTON PFNmfJEN.s +�_—u RESCOR NIA!Rkis SI krn LANDSCAPE SITE PLAN '� -M --_-- PPLtA Page 46 Page 443 Item#15. 4if Y •�- _ _��a-a�a�-ter f i r � 1 --------- -------- Page 47 Page 444 Item#15. 1 �f - Imo•/ QA MOM 1 � II • ■`ram —�...��� KMgM1.R4+? �..-. - �....�..��------------ram_ �.. Al Page 48 Page 445 Item#15. 7 � . r am -SFILr--- �.• ./lL7 ash'.—�..�-_ Page 49 Page 446 Item#15. E. Qualified Open Space Exhibit& Site Amenities (dated: W26/20 10/9/2 n 12122121)}—REVISE❑ PRESCOTT RIDGE SUBDIVISION _ IAMWTM S OPEN SPACE EXHIBIT sue.Yaan ;, Y'— Ill - 1 E I .n ■ _— � PEEPER•A10E II '� f Y ���•- f-iF ■ �. - I ....-e • r`R INIr■�� h r Y F � � ■� �, -_ .a"'"'-' .r ' �uFS[01T R111GE 511lpYe510N T'n w. r Y l r r w�ip N e ! MEPIOIAHw ORFIO peso Page 50 Page 447 Item#15. AMENIMIE5 T r A•POOL AND CLUBHOUSE 15605E 9UILDING T S*X30'PDOL IT PARNING SPACES ' R� -- '�•-•d 6-LA*GE 7m LOT C- rOT LOT n g E o•DOG PARKIPOCKE7 PARK PRE SC�.JTT .i .w' E-OPEN SPACE s •MEW RIDGE G-PROPERTY MANAGEWNT + NLTlouv-rotib �, E• q � '- OFFICE.ENCLOSED BIKE .a,.-.... LJ STORAGE.CENTRAt. - G WILSOX CLUSTER.AND OWTORYAAAP ,-_:J4B 1 y -.J ✓ A SCHEMATIC CLUBHOUSE saw 8 LARGE TOTLdT SMALL TOT LOT p DOG PAR POCKET PARK Page 51 Page 448 Item#15. F. Parking Plan (dated:41912 10/21/2020)—REVISED I v } '20 K S "r 3 _ fi — — F'AFtK I NCs E KN18i r ec.m i.an aenwc ecr Page 52 - Page 449 Item#15. G. Conceptual Building Elevations/Perspectives -REVISE❑ SINGLE FAMILY HOMES u 'S■�� PRESCOTT RIDGE - - TOWNHOMES FOUR-PLED(FLATS a B 715 kip a� �6- m C Page 53 Page 450 Item#15. s_ Three-story Hospital Watercolor Rendering �MIlung MERIDIAN HOSPITAL TEST FIT H C A;� In.1%2' Healthcare Page 54 Page 451 Item#15. H. Parcel Status Exhibit IandproDATA Parcel Status Exhibit R6991222101 -Wheaton Legal parcel as a platted lot SO428211102-Roark within Peregrine Heights Legal parcel per e-mail Subdivision and e-mail from from Brent Danielson Brent Danielson dated l 6.26.19. dated$.28.19, W 20 w Cbinden Blvd C I SO428120640-Providence Illegal parcel,but will become AC right-of-way per Christy Little e-mail dated 11.6.19. R6991222210-Roark - Legal parcel as a platted SO428131200-School [at within Peregrine Illegal parcel,but included Heights Subdivision. with this application to SO428233640- Hon rectify illegal status. Legal parcel per e-mail from Brent Danielson dated 9.5.19. - ❑ col SO428120950& 50428131315- Kuenzli House parcel is legal. Remainder is illegal, but will be rectified s7 50428233620-Thomson by this application.�`oA Legal parcel per a-mail from Brent Danielson dated 9.5.19. 43°39'13.74"N 115°27'15.48"W A'np 9lti 82G t i Aug 26r 2019-IandproVATA.com The materials avallahle at this we Mite are for informational Scale!1 inch approx 600 feet purposes only and do not constitute a legal document. Page 55 Page 452 Item#15. IX. CITYIAGENCY COMMENTS & CONDITIONS A. PLANNING Dtv15ION FeVlSed an d su bmitted to the City Cl erk at least 10 days prior to th e City Connell hearin g to developments-The eeneeptual development pinn for the eammer-eial,C G zoned portion of the site,shall be , the mked use guidelines in the Campr-ehensive Plan (pg.� 13). not limited to pmr-ks,plazasi outdoor-gathering areas, open spnee,libraries, and sehgols aimexwfioip area does no!safkfi;this",mhwmefft as it is nos part of the4K.ved U-se desknom tea: • Development of the Afixed Use designated oren shall be eenter-ed fir-ound spHees that are well designed pubile and qHasi public centers of activity.Spaces should he activated and HeBFPHr-IIW per-faunent design elements and amenities that faster HAride vafietj 0 nterests r-iinging from 16sur-e to play.These nreas should be the ughtfulb,integrated onto the development and further placemnicing opportunities considered. development shall he shifted to the north to front on the main ent", drive aisle off N R"stie Oak Way as a better-transition tO the Fesidenees to the seuth. • A commereWl land use t�,pe shall be included on the plan in !he MU R designated area I, A Development Agreement(DA) is required as a provision of annexation of this property. At the Applicant's request,three(3)separate DA's shall be required for each component of the project—one for the R-8 and R-15 zoned residential portions of the development, one for the medical campus and another for the school district's parcel. Prior to approval of the annexation ordinance, Development Agreements shall be entered into between the City of Meridian,the property owner(s)at the tirne of annexation ordinance adoption, and the developer(s). CUITently, a fee of$303.00 shall be paid by the Applicants to the Planning Division for each DA prior to commencement of the DA's. The DA's shall be signed by the property owner(s)and returned to the Planning Division within six(6)months of the City Council granting the annexation.The DA's shall,at minimum, incorporate the following provisions: a. R-8 and R-15 zoned portions of the development: 1. Future development of the R-8 and R-15 zoned portions of the site shall be generally consistent with the master plan,preliminary plat,phasing plan, landscape plan, qualified open space& site amenity exhibit, and conceptual building elevations included in Section V1I1 and the provisions contained herein. - Page 56 — Page 453 Item#15. 2. Administrative design review shall be required for all single-family attached, townhorne and multi-family structures. Compliance with the design standards for such listed in the Architectural Standards Manual is required. 3. The rear and/or side of strictures on Lots 2-6, Block 4; Lots 2-7, Block 1; Lots 8 and 9- 15, Block 9; Lot 16, Block 7; Lot 2, Block 12; Lots 2-14, Block 10; Lots 2-16 and 29, Block 14; Lot 68, 70, 81-83, and 77-79, Block 12; and Lots"Z�,T✓42,45 and-74 C7, Block 8 that face collector streets (i.e.N. McDermott Rd.,N. Rustic Oak Way and W. Ramblin St.), shall incorporate articulation through changes in two or more of the following: modulation(e.g. projections, recesses,step-backs,pop-outs), bays, banding, porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. SIfigle-stoi-v structures a?-&exempt f om this requireniew. 4. A conditional use permit shall be obtained for a multi-family development in the R-15 zoning district as set forth in UDC Table I 1-2A-2. The use is subject to the specific use standards listed in UDC l 1-4-3-27: Multi-Family Development. 5. One management company shall handle the leasing and maintenance of the entire multi- family development to ensure better overall consistent management of the development. 6. An electronic gate that is approved by the Fire Department shall be provided for access to Serenity Ln. from the south, 7. Noise_abatement for the future SH-16 extension shall be provided in the form of berm_ or a berm and wall combination parallel to N. McDermott Rd. constructed in accord with the standards listed in UDC 1]-3H-4D. b. Medical campus/hospital: I. Future development of this site shall be generally consistent with the master plan, preliminary plat,phasing plan,landscape plan and conceptual building elevation included in Section VIII and the provisions contained herein. 2. Future development shall comply with the design standards listed in UDC I I-3A-19 and in the Architectural Standards Manual. 3. Noise abatement shall be provided in the form of a berm or a bean and wall combination parallel to W. Chinden Blvd.ISH 2O-26 constructed in accord with the standards listed in UDC 1]-3 H-4D. 4. A minimum 30-foot wide buffer with an 8-foot tall CMU wall shall be provided along the western and southern boundaries of the site adjacent to residential uses as proposed on the landscape plan in Section VIII.D. Dense landscaping consisting of a mix of evergreen and deciduous trees, shrubs, lawn or other vegetative ground cover that results in a barrier-that allows trees to touch at maturity is required per the standards listed in UDC 11-3B-9C.The block wall shall be decorative and have texture and a color complimentary to adjacent residential structures—plain CMU block is not allowed. 5. A frontage road parallel to W. Chinden Blvd./SH 2O-26 shall be constructed as depicted on the conceptual development plan in Section VIII.A in accord with UDC 11-3H- 4B.3e. 6, The hospital building shall be restricted to 3-stories in height as_proposed- Page 57 Page 454 Item#15. 7. The entire first floor of the medical office building shall consist of retail and restaurant uses as proposed to provide a mix of uses as desired in the Mixed-Use designated area in accord with the Comprehensive Plan. 8. The final design of the site shall be consistent with the general Mixed Use and Mixed Use- Regional guidelines in the Comprehensive Plan see pgs. 3-13 thru 3-I5 and 3-18 thru 3-19). 9. The buffer along the west boundary of the site shall incorporate a 2-foot tall berm with an 8-foot tall wall on top of the berm to assist in blocking the noise from the commercial development ifapproved by the Peregrine Heights Homeowner's Association{HOA). if not approved by the HOA,the landscaping and wall shall be installed as depicted on the conceptual development plan. 10, City Council deemed access for the e�enev room via Rustic Oak;a collector street. moets_the inWit_of theme xeauimm nt its 3]PC_Li_4-_-22A__f r t�l .pry g emergency+care to have direct access on an arterial street. 11. The hospital-shall not 12ursue being designated as_a trauma center per direction of Cit Council. --- Pnery-detw eemTaHew o .f Me hatqifal tos . C. School Site: 1. The subject property shall develop with an education institution; any other uses shall require modification of this agreement. 2. A conditional use pen-nit shall be obtained for an education institution in the R-8 zoning district as set forth in UDC Table 1 1-2A-2. The use is subject to the specific use standards listed in UDC 1 1-4-3-14: Education Institution. 3. Future development shall comply with the design standards listed in UDC 11-3A•-19 and in the Architectural Standards Manual is required. The final plat(s)submitted for this development shall incorporate the following changes: a. Include a note that prohibits direct lot access via W. Chinden Blvd.ISH 2O-26 unless otherwise approved by the City and the Idaho Transportation Department_ c. Depict cross-accesslingress-a&,ress easements to adjacent MU-R designated properties to the west(Parcels#R6991221700& R6991221600)and east(Parcel#R6991222101) in accord with UDC I 1-3A-3A.2. 97 Page 58 — Page 455 Item#15. e. Depict the easement(s) for the West Tap sub-lateral, if the easement(s) is greater than 10- feet in width, it should be placed in a common lot that is a minimum of 20-Feet in width and outside of a fenced area, unless modified by City Council as set forth in UDC l 1-3A-GE. designP Re stivets (alleys and/or eommon driveways may be ineefporated)t or, if private sir-eets are w4h iownhome siyle uniis might be a deN-elopinent option for this armea. A revised concept plan shall he piresented p4or to or at the Commission hearing far review and a r-e,, plat r-efleefing this ehange shall be subwAtted at least 10 dfivs prior to the 0ty counea hearing. if private streets are propesed with a townheme develapment, a mew eir gi pro vate streets shou Id be PFavided in aeeord with UDC 11 3 F 1.Also,pr-ovide updated density ealeulations; g. Lots 70-83, Block 12 in the multi-family portion of the development shall be revised to depict parking and access driveways on a common lot with an ingress-egress/parking casement for each buildable lot. A revised plot shall be s0mitted jat least to days p to the City Couneil hearing depietiHg this .Done h. Extend W. Smokejumper St. as a stub street to the out-parcel (Parcel#S0428233620) at the southwest corner of the site. 3. The landscape plan submitted with the final plat application shall be revised as follows: a. Depict a detail/cross-section of the benn or berm and wall combination required as noise abatement within the street buffer along W. Chinden Blvd.ISH 2O-26 and N. McDermott Rd.; also address how the wall will be constructed to avoid a monotonous wall, that demonstrates compliance with the standards listed in UDC 11-3H4D. c. Depict a detached sidewalk/pathway(as applicable)along all collector streets (Le. N. McDermott Rd„N. Rustic Oak Way and W. Ramblin St.)and W. Chinden B1vd.ISH 2O-26 in accord with UDC 11-3A-17. A detached 10 foot wide inulti-arse pathway is required within the.street buffers along N. McDermott Rd., W. Chinden Bh d.15H 20-26. the east side oj'N. Rustic Oak K'a7,and W. Rainblin St. d. Landscaping shall be depicted on either side of all pathways as set forth in UDC 11-3B- 12C. e. If existing trees are proposed to be removed.from the site,the Applicant shall coordinate with Matt Perkins,the City Arborist,to determine mitigation requirements per the standards listed in UDC 11-3B-10C.5. Mitigation information shall be included on the plan. If existing trees are proposed to be retained on site,they shall be depicted on the plan. f. A calculations table shall be included on the plan that demonstrates compliance with the landscape standards listed in UDC 1 1-3G-3E(common open space), 1 I-3B-1.2C (pathways), 11-3A-17(parkways)and 1 I-3B-7C(street buffers); calculations should include the linear feet of pathways,parkways and street buffers and square footage of common open space as applicable, along with the required vs. provided number of trees. g. Revise the fencing type around the perimeter of Lot 1, Block 2 and Lot 37, Block 12 to comply with the standards listed in UDC 11-3A-7A.7 to provide more visibility of the common areas in accord with OPTED design strategies. h. Include a detail of the amenities proposed with each phase of development. Page 59 - Page 456 Item#15. i. The CMU wall proposed along the south and west boundaries of the commercial portion of the development shall have texture and a color complimentary to adjacent residential structures—plain CMU block is not allowed; revise the detail (i.e. reference photo) accordingly. j. Depie! lot numbers and landseaping for common areas in the iawWiome portion of the k. If a dog park is proposed on Lot 1, BIock 2,demonstrate compliance with the standards listed in UDC I].-3G-3C.lh. 1. Depict a small tot lot on Lot 12, Block 6 rather than a large tot lot, consistent with that shown on the site amenities plan. m. Modify the landscape plan consistent with changes required to the plat above under condition IX.A.2 above. 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables I I-2A-6, 11-2A-7 and 11-2B-3 for the R-8, R-15 and C-G coning districts respectively. 5. Off-street parking is required to be provided for residential uses in accord with the standards listed in UDC Table 1 I-3C-6 and for commercial uses in accord with the standards Iisted in 1I- 3C-6B; bicycle parking is required in commercial districts as set forth in LTDC 11-3C-6G per the standards listed in UDC l I-3C-5C. ehanges noted above on eandition#,4.2fand that provides for-adequnie guest pfirldng4o serve this portion of the developmefW. 6. An exhibit shall be submitted with the final plat application(s)that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures accessed via common driveways; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway shall be depicted on the opposite side of the shared property line from the common driveway as set forth in UDC 11-6C-3D. 7, Address signage shall be provided at the public street for homes accessed via common driveways for emergency wayfnding purposes. 8. Common driveways shall be constructed in accord with the standards listed in UDC I I-6C-3D. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for the common driveways,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 71ris injbi- ialion inuu he inchided in a mate on the ice c?f the plat rather-than in a Separate easement. plat in the townhome portion of the development in Block 8 are no!approved. Consequently, 10. All existing structures shall be removed from the site prior to signature on the final plat by the City Engineer for the phase in which they are located. 11. Pathways shall be constructed in accord with the standards Iisted in UDC 11-3A-8. 12. A 14-Foot wide public pedestrian easement shall be submitted to the Planning Division for the 10-foot wide multi-use pathways proposed within the site as required by the Park's Department, prior to signature on the final plat by the City Engineer for the phase in which they are located. Page 60 Page 457 Item#15. 1.3. A Certificate of Zoning Compliance and Design Review application is required to be submitted and approved prior to submittal of any building permit applications for the clubhouse and swimming pool facility,single-family attached,townhome, multi-fancily and commercial structures. All structures except for single-family detached structures are required to comply with the design standards listed in the Architectural Standards Manual. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1,1.1 This proposed development is not currently serviceable by the Meridian City water and sanitary sewer systems. Mainlines designed to service this development are within The Oaks North Subdivision to the south. Until utilities are available to the south boundary of the proposed development, the City of Meridian will not accept an application for final plat, 1.1.2 Sewer mainline/manholes are not allowed in common driveways or under sidewalks. Run service lutes down comm-non drive but make sure required separation can be met. 1.1.3 The planned sewer trunk line will enter this property at N. Rustic Oak Way. 1.1.4 The sewer line in N. Rustic Oak Way shall be 1 0-inch all the way to Chinden Blvd. l.1.5 The applicant shall be required to pay the Oaks Lift Station and Pressure Sewer Reimbursement Fees in the amount of$265.25 per equivalent residential unit(ERU). The reimbursement fees for the entire residential potion of this subdivision shall be paid prior to city signatures on the first final plat. l,1.6 The applicant shall be required to pay the Oaks Lift Station Pump Upgrades Reimbursement Fees in the amount of$185.43 per equivalent residential unit(ERU). The reimbursement fees for the entire residential portion of this subdivision shall be paid prior to city signatures on the first final plat. L L7 As noted in the Geotechnical Evaluation Report prepared by GeoTek Inc.,all artificial fill materials on site must be removed. 1,l.8 New I2-inch water main will need to be installed in parts of W Sturgill Peak St,N Jumpspot Ave,W Parachute Dr,N Streamer Way, W Smokejumper St and N Rustic flak Way. 1.1.9 Construct water main in N Streamer Way between W.Parachute Drive and W. Fireline Drive. 1.1.10 Water connections to the north need to be facilitated either by extension of a mainline or and easement in common area Lot 19, Block 1,or off the end of the cul-de-sac to the property line. This is dependent on how road connections to the north are designed and developed in the future. 1.1.1 1 Remove the water main proposed in N Serenity Avenue. At the intersection of N Serenity Ave and W Tanker ❑r. Install a tee at the branch off point with an isolation valve directly attached to it and then cap off the outlet side of the valve.This allows the tap to be installed and pressure tested so if the existing County Subdivision wants to connect in the future they can easily do so. 1.1.12 Water& sewer need to flip locations in N Backfire Way. Currently these lines are not in the proper corridor. Water should be located on the east side of the road&sewer an the west.. Page 61 Page 458 Item#15. 1.l.13 Eliminate stub/dead-end water main at each corner of the townhome section off of W Wildfire Dr of the development. Services are only allowed in these areas just Iike common drives. 1.I.14 A water connection to the east(near N Static Line Ave and/or townhome section off of N Rustic Oafs Way)needs to be enabled by either an extension of water mains to the property line or an easement. This is dependent on road connections to the east. 1.1.15 Water modeling was completed both as an entire development and at each phase per the phasing plan included in this record. This development was modeled with the 12" mains through the subdivision as required above,and the rest of the mains were modeled as 8". Per this plan there are no pressure issues,but each phase will need to be modeled at Final Plat to verify there aren't any pressure issues. 11.16 The geotechnical investigative report prepared by SITE Consulting, LLC indicates some very specific construction considerations. The applicant shall be responsible for the strict adherence of these recommendations to help ensure that groundwater does not become a problem within crawlspaces of homes. 2, General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 1.2 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 34-Feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x I I"map with bearings and distances(marked EXHIBIT B)for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface 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. 7.5 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. Page 62 Page 459 Item#15. 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 1 I-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 S. Whitnev at(208)334-2190, 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-14 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 pen-nits. 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 l 1-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review,and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 1 i-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. Page 63 Page 460 Item#15. 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 perfonnance surety in the amount of 125%of the total construction cost for all incompiete 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 887-22.11. C. FIRE DEPARTMENT https:llweblinkmeridianci&olg1WebLinklDoc View.aspx?id✓188367&dbid=0&1.gRo=MeridianCitL, D. POLICE DEPARTMENT https:llweblink.meridiancity.arglWebLink/Doc View.asp_r?id=188188&dbid=0&repo=MeridianCit7, E. PARK'S DEPARTMENT his:lliir blifik.tneridianeity.orglWebLinklDoelfie-w.a x?id 191860&dbid=O&rWo=MeridianCity F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https:11weblink.nzeridiancih%arg1We6LinklDoc View.aWx?id 18973&&,dbid=0&rWo=MeridianQb G. ADA COUNTY HIGHWAY DISTRICT(ACHD) Iattps:Ilweblirrk.meridiancitl.o?glWebLinklDncView,aspx?ick=192b46&dhid=0&repo=MeridianCiti, H. SETTLER'S IRRIGATION DISTRICT(SID) https:llwehlink meridiancity.orglWebLinklDocView.gspx?id1=188429&dbid=0&repo=MeridianCih� 1. CENTRAL DISTRICT HEALTH DEPARTMENT https:llweblink.meridiando,.orglWebLinklDoc View.a x?id=188183&dbid=0&repo=Meridian City J. WEST ADA SCHOOL DISTRICT(WASD) Page 64 - Page 461 Item#15. https:llweblinkmeridiancity.orglWebLinklDoc View,aspx?id-188717&dbid O&Lcpo=Meridian City K. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:Ilweblink.meridiancity.oiglWebLinklDoc View,aspx?ir-188717&dbid=O&repo=Meridian City Page 65 Page 462 Item#15. X- FINDINGS A. Annexation and/or Rezone(UDC 11-513-3E): 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 snap amendment complies with the applicable provisions of the comprehensive plan: The City Council_finds the proposed--oning nzap amendment to R-8, R-15 and C-G zoning districts and proposed development is generally consistent with the MDR and MU-R FLUM designations in the Comprehensive Plan for this property ifthe.4pplicanl complies with the provisions it?Section IX 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the inix of lot sizes and housing types proposed in the residential portion ol'the development will provide for a range of'housing opportunities consistent with the purpose Statement of the residential districts and with the Comprehensive Plan. The City Council finds the proposed medical o.fires and hospital along with recommended retaillrestaurant uses will provide much needed services vices in the northern portion of'the City itr accord with the purpose statement gl'the commercial districts and with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety,and welfare; The City Council finds the proposed zoning nzap arnendrnent should not he detrimental to the public health, safety and welfrtre. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts; and The Commission finds the proposed zoning rnap amendment will not result in an adverse impact on the delivery of'services ht°any political subdivision providing public services within the City,,. Comments submilted by WASD indicate that existing enrollment numbers are below capacity in area schools that will serve this development. 5. The annexation(as applicable)is in the best interest of city. The City Council finds the proposed annexation is in the best interest af'the Ciro if'the properh is developed in accord with the provisions in Section IX B. Preliminary Plat Findings (UDC 11-68-6): In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision-making body shall make the following findings: I. The plat is in conformance with the Comprehensive Plan: The City Council f nds that the proposed plat, with recommendations,is in substantial compliance with the adopted Comprehensive Plait in regard to land use, density, transportation, and pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more information.) Page 66 Page 41i3 Item#15. ?. Public services are available or can he made available and are adequate to accommodate the proposed development; The Qy Council finds that public services will be provided to the subject property with development. (See Exhibit B of the Siq f'Repart far more details fi-arn public service providers.) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and anv other utilities will be provided by the development at their own cost, the Cite, Council finds that the subdivision will not require the expendilure of capilal improverrmeni funds, 4. There is public financial capability of supporting services for the proposed development; The CRY Council finds there is public financial capability ofsupporting services for-the proposed development based upon comments from the public service providers (i.e., Police. Fire, ACHD, etc). (See Section IX for more infor-rnation.) 5. The development will not be detrimental to the public health, safety or general welfare; and, The Cite Council is oat aware of arvy health, safety, or environmental problems associated with the platting of this property. rl CND considers road safgy issues in their analt.-sis. 6. The development preserves significant.natural, scenic or historic features. The Cio, Council is unaware of atky sign fzcant natural, scenic or historic features that exist on this site that require preserving. C. Private Street Findings(UDC 11-3F-5): [n order to approve the application,the director shall find the following; 1. The design of the private street meets the requirements of this article, The Direclorfirrds that the proposed design of the private streets:h9I--i teets the requirements in UDC I I-3F-4A 6 as eammon&r 4v a qE 'I1,.. l ef-,1_f M,,se Mat v a common mew is praposed through the site design Or-f-h w.y; ,e« 2. Granting approval of the private street would not cause damage, hazard,or nuisance, or other detriment to persons,property,or uses in the vicinity; and The Director finds granting approval of the primate street with to a rat r._,..w de ki, ....,a �Y [[rr'opQSed ; Mows e xi.,.,f-ed doe 1,9 . .r.;ff-; - n should not cause damage, hazard. or nuisance,-or other detrionew to pelsons.pigper-ty or uses in the vicinity. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan, (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) The Director finds the use and location of'lhe private street • o opat .:f..A-eetr... nfli . sir-eats does not conflict with the Comprehensive Plan or the regional transportation plan. Page 67 - Page 464 Item#15. 4. The proposed residential development(if applicable) is a mew or gated development. {Ord. 10- 1463, 1 1-3-2010, eff. 11-8-2010} The Directorfrnds the proposed residential development toeg fie; i►acorporales a mem, of, ek-welopm&o in the design. f l 1. StfTe!adherence or applicafion of the re r c its-are not feasible; 2. The ahernative compliance provides an equal or is foF meefing the requirements; ii Page 68 - - Page 465