Z - DA Prescott Ridge - Residential Portion (H-2020-0047) (2021-132713) ADA COUNTY RECORDER Phil McGrane 2021-132713
BOISE IDAHO Pgs=84 NIKOLA OLSON 09/08/2021 02:40 PM
CITY OF MERIDIAN, IDAHO NO FEE
DEVELOPMENT AGREEMENT
PARTIES: l City of Meridian
2. Providence Properties, LLC, Owner/Developer
THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into
this 7th dayof Se tember_ _ , 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 ER/DEVELOPER.
1.. 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 11-5 -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 -8 (Medium Density Residential),
-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—RESIDENTIAL PORTION( -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
Residential 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 OWNER/DEVELOPER: 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-RESIDENTIAL 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:
a. Future development of the R-8 and R-15 zoned portions of the site shall be
generally consistent with the master plan, preliminary plat, phasing plan,
landscape plan, qualified open space & site amenity exhibit, and conceptual
building elevations included in Section VIII of the Staff Report attached to the
Findings of Fact and Conclusions of Law attached hereto as Exhibit`B" and
the provisions contained herein.
b. Administrative design review shall be required for all single-family attached,
townhome and multi-family structures. Compliance with the design standards
for such listed in the Architectural Standards Manual is required.
C. The rear and/or side of structures on Lots 2-6,Block 4; Lots 2-7,Block 1;Lots
8 and 9-15, Block 9; Lot 16, Block 7; Lot 2, Block 12; Lots 2-14, Block 10;
Lots 2-16 and 29, Block 14; Lot 68, 70, 81-83, and 77-78,Block 12; and Lots
42, 45 and 67, Block 8 that face collector streets (i.e. N. McDermott Rd., N.
Rustic Oak Way and W. Ramblin St.), shall incorporate articulation through
changes in two or more of the following: modulation ( e.g. projections,
recesses, step-backs, pop-outs), bays, banding, porches, balconies, material
types, or other integrated architectural elements to break up monotonous wall
planes and roof lines that are visible from the subject public street. Single-
story structures are exempt from this requirement.
d. A conditional use permit shall be obtained for a multi-family development in
the R-15 zoning district as set forth in UDC Table 11-2A-2. The use is subject
to the specific use standards listed in UDC 11-4-3-27: Multi-Family
Development.
e. One management company shall handle the leasing and maintenance of the
entire multi-family development to ensure better overall consistent
management of the development.
DEVELOPMENT AGREEMENT-PRESCOTT RIDGE-RESIDENTIAL PORTION(H-2020-0047) PAGE 3 OF 8
f. An electronic gate that is approved by the Fire Department shall be provided
for access to Serenity Ln. from the south.
g. Noise abatement for the future SH-16 extension shall be provided in the form
of a berm or a berm and wall combination parallel to N. McDermott Rd.
constructed in accord with the standards listed in UDC 1 1-31-1-41).
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
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.
DEVELOPMENT AGREEMENT-PRESCOTT RIDGE-RESIDENTIAL PORTION(H-2020-0047) PAGE 4 OF 8
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.
H. 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 1 l 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
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
OWNERIDEVELOPER:
Providence Properties, LLC
701 S. Allen Street, Suite 104
Meridian, ID 83642
DEVELOPMENT AGREEMENT-PRESCOTT RIDGE-RESIDENTIAL PORTION(H-2020-0047) PAGE 5 OF 8
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
shall act reasonably in giving any consent,approval, or taking any other action under this Agreement.
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.
DEVELOPMENT AGREEMENT-PRESCOTT RIDGE-RESIDENTIAL PORTION(H-2020-0047) PAGE 6 OF 8
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-RESIDENTIAL 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.
OWNER/DEVELOPER:
Providence Properties, LL
4'�44"
By:pal iT c-grz - S•
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 J
On this IP day of idU41eS/`-' , 202❑ l7 1, before me, the undersigned, a Notary Public in and for said State,
pc sonal ly appeared _Z 'e/[ eJ 099& known or identified to me to be the
h$r1r.ed �- of Providence Properties, LLC and the person who signed above and
acknowledged to me that lie 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
ce I�
COMMISSION#23666
{, 'AL) NOTARY PUBiJC
STATE OF IDAHO qNotaryublic )jr- r
MY COMMISSION EXPIRES 02(le/2025 Residing at: e°Yi DI d"
My Commission Expires:
STATE OF IDAHO )
ss
County of Ada )
On this 7th day of September ,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—RESIDENTIAL 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
Residential DA
A parcel of land being a portion of unplatted lands situated in the North 1/2 of the Northeast 1/4 of the
Southwest 1/4 of Section 28, a portion of unplatted lands situated in the West 1/2 of the Northeast 1/4
of Section 28, a portion of unplatted lands situated in the Northeast 1/4 of the Northwest 1/4 of Section
28 and a portion of Lot 18, Block 1 of Peregrine Heights Subdivision (Book 68, Pages 7026-7027, records
of Ada County, Idaho) which said Lot is situated in a portion of Northwest 1/4 of Section 28 and all in
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 North 1/4 corner said Section 28,which bears S89°27'17"E
a distance of 2,609.40 feet from an aluminum cap marking the Northwest corner of said Section 28,thence
following the easterly line of said Northwest 1/4 of Section 28, S00°43'55"W a distance of 125.00 feet to
an aluminum cap 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,S89°25'25"E a distance of 60.00 feet;
Thence leaving said southerly right-of-way line, S00°43'55"W a distance of 583.88 feet;
Thence S89°24'23"E a distance of 454.36 feet;
Thence S00036'19"W a distance of 1,405.09 feet to a 5/8-inch rebar;
Thence N77°58'17"W a distance of 527.69 feet to a 5/8-inch rebar on the easterly line of the Northwest
1/4 of said Section 28;
Thence following said easterly line, S00°43'55"W a distance of 625.95 feet to 2-inch pipe marking the
Center 1/4 of said Section 28;
Thence leaving said easterly line,S00°43'51"W a distance of 24.35 feet to a 5/8-inch rebar;
Thence S53°05'53"W a distance of 16.53 feet to a 5/8-inch rebar;
Thence N78°07'38"W a distance of 19.68 feet to a 5/8-inch rebar;
Thence S89018'46"W a distance of 45.49 feet to a 5/8-inch rebar;
Thence N86°14'49"W a distance of 63.62 feet to a 5/8-inch rebar;
Thence N88°50'04"W a distance of 85.57 feet to a 5/8-inch rebar;
Thence N80°59'54"W a distance of 36.69 feet to a 5/8-inch rebar;
Thence N70°27'41"W a distance of 25.64 feet to a 5/8-inch rebar;
Thence 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 S64004'03"W a distance of 27.64 feet to a 5/8-inch rebar;
Thence N89°14'25"W a distance of 789.53 feet;
Thence N00°52'21"E a distance of 16.96 feet to 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;
Thence leaving said southerly line, N01°00'37"E a distance of 400.00 feet;
Thence N89°21'12"W a distance of 625.00 feet to the westerly line of the Northwest 1/4 of said Section
28;
Page 475
5725 North Discovery Way • Boise, Idaho 83713 • 208.639.6939 • kmenglip.com
Thence following said westerly line, N01°00'37"E a distance of 690.74 feet;
Thence leaving said westerly line, S71°33'16"E a distance of 483.50 feet;
Thence S78°08'16"E a distance of 589.77 feet;
Thence S46°56'01"E a distance of 299.29 feet;
Thence N75°51'12"E a distance of 48.41 feet to the boundary of said Lot 18, Block 1;
Thence following said boundary the following five (5) courses:
1. N00°52'17"E a distance of 215.98 feet to a 1/2-inch rebar;
2. N75°32'13"E a distance of 272.40 feet to a 1/2-inch rebar;
3. 30.59 feet along the arc of a circular curve to the left, said curve having a radius of 45.00 feet, a
delta angle of 38°56'33", a chord bearing of N75°32'13"E and a chord distance of 30.00 feet to a
1/2-inch rebar;
4. N75°32'13"E a distance of 219.13 feet to a 1/2-inch rebar;
5. N00°32'13"E a distance of 659.67 feet;
Thence leaving said boundary,S89°25'31"E a distance of 808.01 feet to the easterly line of said Northwest
1/4 of Section 28;
Thence following said easterly line, N00°43'55"E a distance of 858.99 feet to the POINT OF BEGINNING.
Said parcel contains a total of 79.83 acres, more or less.
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Page 476
PAGE 12
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Title: Residential DA Date: 06-23-2021
Scale: 1 inch =400 feet File:
Page 477
Data and Deed Call Listing of File:
Tract 1: 79.826 Acres: 3477205 Sq Feet:Closure=n59.2831 e 0.01 Feet: Precision>1/999999: Perimeter= 11906 Feet
001=s89.2525e 60.00
002=s00.4355w 583.88
003=s89.2423e 454.36
004=s00.3619w 1405.09
005=n77.5817w 527.69
006=s00.4355w 625.95
007=s00.435lw 24.35
008=s53.0553w 16.53
009=n78.0738w 19.68
010=s89.1846w 45.49
011=n86.1449w 63.62
012=n88.5004w 85.57
013=n80.5954w 36.69
014=n70.2741w 25.64
015=s89.1500w 20.04
016=n86.5339w 189.53
0 1 7=s64.0403w 27.64
0 1 8=n89.1425w 789.53
019=n00.5221 e 16.96
020=n89.2112w 686.03
021=n01.0037e 400.00
022=n89.2112w 625.00
023=n01.0037e 690.74
024=s71.3316e 483.50
025=s78.0816e 589.77
026=s46.560le 299.29
027=n75.5112e 48.41
028=n00.5217e 215.98
029=n75.3213e 272.40
030:U R=45.00,Delta=38.5633
Bng--n75.3213e,Chd=30.00
031=n75.3213e 219.13
032z100.3213e 659.67
033=s89.2531 a 808.01
034=n00.4355e 858.99
EXHIBIT 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 479
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-
Page 480
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- Page 481
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 -
_ r _
FROM: Sonya Allen, Associate Planner
r
210-884-5533
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, ~-- -
SO428120950, 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
Page 483
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,ISH 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 — —
Page 484
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 Capital 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 - — -
Page 485
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 486
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 487
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 488
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 489
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 490
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 buffet-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 rases. 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 491
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 492
• 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 493
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.
Alternatirely, Council►nt v 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 494
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 495
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 496
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 497
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 498
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
Page 499
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
Page 500
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
Page 501
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
Page 502
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
Page 503
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 developmment 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
Page 504
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 505
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 506
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 507
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 NDRTH Su604V61
awepifor-aleffg the eoUeetov streets(i.e. AE Rustic Oak Way&AkDermeu Rd-.)and on eammeH lo
Page 26
Page 508
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 509
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
Page 510
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
Page 511
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
L. 13kyS'
Client
Fruject Name PAGE 12
Page 34
Page 512
&UMWLIM 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 { �^. L U 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
� .588.77' 41 B C 1 Q p
n
S41YWOT"E DAN, nECEUMR3030
299.29' yea
Ev10JELT•. Le•1w
N69'21'12'W N7�SW17., SHEM
825.40' W T'�'�•12, 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
r r Ll �' L5 Y ERGIIiEV6.%AVErM.PVNNERS
1 9233 WEST STATE S1q!£T
Ll 7 Y L2 WISE,log wmm
—L12 L7 LO aE1wtlE ldW}b G039
LB_!_'LA l3 FA%;Ipp 835i730
Page 31 —
Page 513
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 18.96 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 ?
km
EnrmLus.sunvlm�.s.runnms
9i331VLSi SE0.TF STpEET
B04E,IOAMKI lliu
emome lwwl ei9-HIPi
FAX I"634-6910
Page 32
Page 514
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,Horse 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 515
'6
CV
N =
3
AMMINOM CAP 07 O
W.Chinden Blvd{I Iwy 2d126i N 1/4 C"41M R L.]
POINT OF 8E61NNING {"
OASIS OF BEARING }SEnON Pn L
2U 21 589'27'17"E 2fiD8.4D' 1 C �
24 28 S89'27'17"£ 14B4.68' U
F1R4.7i' - •L ¢
rW32'431 �0 '> p m
125.294.1
'
r
0 V)
N37'S!S'351Y ry-Td" D7 cu M tri
51,73' c
t'n D
Rezone Area:19.$5t AC. m41 (Li
G
50428211102,R6991222101,R5991222210(Portion), O � +n
SO42812095D(Portion),S0428120640(Portion) w o c
&$0428131200(Parton) yr x W a
Curren[Zoning:RUT ul E1 a
Proposed Zoning:C-C N
ww [G
m Q QP
r
Q O
Yq Z
M SSB'25'31'E a
17.44' -1 .,
DATE: CF{EINBER 1070
r;
CURVE TABLE i n v�Iscz 1RE°a
CURVE RWIUS LENGTH DELTA CHORDBRG CHORD SHEET:
i m 1 OF 1
C T 11&00' 53.14' 2F2B'39" R 1ir4l'l31Y 52.67-
NWZV31 V 826,54' kin
i
EG . WiTOP6 PNNF ml
Q 100 200 400 I 9113YEST STATE 5:AET
7<OV4,-I)ANO 63714
PNpNi Pw)6150n
SCALE: 1"=200' oAx Izoetsss4sx
Page 34
Page 516
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 517
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 point;
Thence NO0°36'15"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 518
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
POIHr OF COMMENCLMEW C m Q
KW CORNER P S06.43.55'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 O
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 SEC75014 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 519
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 3
0
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 520
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 521
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$TATE STREET
C2 150.00' 92.734 31'36'09' N73'37'27W 81.69' DOSE,IDAHO M14
PHOK Ime}fi39.69;9
FAX{208I6344910
Page 40
Page 522
C. Preliminary Plat(date: 8/28/ 020 1W21n0 1 1/20/2-0 12/22/20).Phasing Plan & Lot 1 ,,you!fi hibi,
REVISED
PRESCOTT PRELIMINARY PLAT SHOWING -- --- -
I� —
A PARCEL Of LAND SITVATEO IN A PORTION OF THE NORTHEAST 1
I OF THE NOR THWE T 11A OF SECT ION 29.TOWNSHIP 4hOFITH, r"I _� --�1]��
RANG E1WE51,8019 M ERIO�MI,AOAWl1N'fY,IDAIIO __A----'�--- " 1
..� _e�-�Zf
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7 q I 2
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Page 43
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Page 45
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D. Landscape Plan{date.- 8Q6QA20 '019Q020 1 i A nQn 12/22/20 —REVISED
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Page 46
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Page 48
Page 530
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Page 49
Page 531
E. Qualified Open Space Exhibit& Site Amenities (dated: W26/20 10/9/2 n 12122121)}—REVISE❑
PRESCOTT RIDGE SUBDIVISION _ IAMWTM S
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Page 50
Page 532
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Page 51
Page 533
F. Parking Plan (dated:41912 10/21/2020)—REVISED
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Page 52
Page 534
G. Conceptual Building Elevations/Perspectives -REVISE❑
SINGLE FAMILY HOMES
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Page 53
Page 535
Three-story Hospital Watercolor Rendering
MERIDIAN HOSPITAL TEST FIT H C A;�
In.1%2' Healthcare
Page 54
Page 536
H. Parcel Status Exhibit
IandproDATA Parcel Status Exhibit
R6991222101 -Wheaton
Legal parcel as a platted lot
SO428211102-Roark within Peregrine Heights
Legal parcel per e-mail Subdivision and e-mail from
from Brent Danielson Brent Danielson dated
l 6.26.T 9.
dated$.28.19,
W 20 w Cbinden Blvd C I
SO428120640-Providence
Illegal parcel,but will become AC HD
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 9113 b1G 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 537
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
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Item#16.
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 43 44,E 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.
G. The hospital building shall be restricted to 3-stories in height as_proposed-
Page 57
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Item#16.
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
C Unci):. ---
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 B1vd.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 540
Item#16.
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 .Dame
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.
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Item#16.
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 542
Item#16.
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
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Item#16.
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 544
Item#16.
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.
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Item#16.
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 887-2211.
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=MeridianCit►�
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)
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Item#16.
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
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Item#16.
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.)
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Item#16.
?. 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,
ctc). (See Section IX for more infor-rnation.)
S. 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 le; r._,..w de ki, ....,a
pig rrropased
; 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-eets does not conflict with the Comprehensive Plan or the regional transportation plan.
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Item#16.
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; incorporates 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
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