CC - Staff Report for 12-21 C E
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 12/21/2021
Legend S I W
DATE: c4y
TO: Mayor&City Council '5 ! F,8 r K_" 'I
FROAM: Joseph Dodson,Associate
Planner
208-884-5533 7
SUBJECT: H-2021-0094
251
Alpha Development R-15 MDA K1 RV-T T d
LOCATION: The site is located at
S042743 84 10 on the north side of 3.G
W. McMillan Road between N.
San Vito Way and N.Vicenza
Way,near the northwest comer of
N. Ten Mile Road and W.
McMillan Road, in the SE 1/4 of
Section 27,Township 4N,Range
1W.
I. PROJECT DESCRIPTION
Development Agreement Modification to remove the subject parcel from the boundary of the existing
DA (Summerwood Subdivision,H-2019-000 1, Inst. #2019-05 5407)for the purpose of creating a new
DA consistent with a new concept plan consisting of a multi-family development on 16.6 acres of
land in the R-15 zoning district.
11. SUMMARY OF REPORT
A. Applicant:
Brad Watson,Alpha Development Group—166 E. 14000 S., Suite 110,Draper,UT 84020
B. Owner:
Alpha R-15 Boise,LLC.— 166 E. 14000 S., Suite 110,Draper,UT 84020
C. Representative:
Same as Applicant
111. STAFF ANALYSIS
The subject property, approximately 16.6 acres, is part of a larger Mixed-Use Community area that
encompasses more area to the north and some area at the southwest comer of McMillan and Ten Mile,
as seen on the future land use map. The existing DA includes a concept plan for the overall mixed-use
area from 2008 when the property received a Comprehensive Plan Map Amendment to change the
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property from Medium Density Residential to Mixed-Use Community. The current concept plan
depicts a large-scale business park consisting of a private hospital or other large employer, large and
small-scale retail,professional and personal services,restaurants, and, specific to this property,an area
of assisted living facilities with supportive medical offices, as shown in Exhibit V.A.
This map amendment and concept plan were intended to create an employment center in northwest
Meridian,however a majority of the property has remained vacant.The only portion that has developed
somewhat consistent with the original concept plan is the Wal-Mart to the east, which is not a part of
this DA. Instead, more commercial businesses have opened up near the intersection of McMillan and
Ten Mile, specifically on the northeast and southeast corners. According to the Applicant and former
property owner, without a large retailer or employer like that of a hospital, the subject R-15 parcel
would not viable to develop an assisted living community as originally proposed.
Therefore, the Applicant is requesting to modify the existing DA to remove this parcel from the
boundary and terms of the existing DA to enter into a new DA in order to develop the property as a
multi-family project consistent with the proposed conceptual development plan, as shown in Exhibit
V.B. The submitted plan depicts two types of multi-family buildings with townhome style on the west
half and more traditional apartment buildings on the east half of the site(elevations were notprovided
with the application submittal). At a minimum, two residential styles of building should be
provided consistent with what appears to be shown on the submitted conceptual development
plan. The Applicant has oriented a majority of the townhome style buildings along the west boundary
to face north and south and placed a drive aisle directly along the west boundary to provide a transition
so the existing homes to the west in the Vicenza Subdivision(Bridgetower). The Applicant's proposal
helps with reducing building massing along this collector street corridor (San Vito Way) and pushes
the units further from the existing homes to offer a greater separation between the different residential
uses. The general design shown on the concept plan depicts a transition of density,building massing,
and overall intensity of the proposed multi-family use from the west to the east towards the hard
commercial corner of Ten Mile and McMillan.In general,Staff supports these elements of the proposed
conceptual development plan.
However,it is important to note the green space at the very north end of the site as shown on the
conceptual development plan is not part of this development; this area is zoned C-C and owned
by a different property owner.Additionally,the conceptual development plan does not reflect the
accurate boundary of the property and Staff is not sure if the buildings shown at the north end
are on the subject parcel. Prior to the Council meeting, the Applicant should submit a revised
concept plan depicting the actually boundary of the development and clarify that the three (3)
buildings in this area fit on the subject parcel as shown. In addition,the northern most driveway is
also shown on this property that is not located within this project boundary, the applicant will need to
coordinate the driveway connection with the adjacent property owner. This connection is desired by
staff because it will provide a more direct route to Pleasant View Elementary school to this west.
The Applicant has noted in their narrative a requested DA provision to provide 30%overall open space
but this request did not note if this value is meant to be qualified or non-qualified. Based on the
maximum density allowed on this property, Staff has calculated an estimated amount of qualified open
space as 22%overall, approximately 3.66 acres.An additional 1.3 acres of qualified open space would
need to be added in order to meet the noted 30% qualified open space threshold. Staff does not find it
necessary to include the 30% minimum because it may not be attainable on this site and would likely
require an additional DA Modification to modify that provision based on the submitted site plan.
However, Staff is recommending a DA provision requiring at least 25%qualified common open space
(approximately 4.15 acres)regardless of unit count,per the Applicant's request in their narrative. This
is only a fraction above what code would require and would add to the usable open space in the future
development.
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The apartment style units on the east half of the site are shown framing the centralized open space and
amenities, such as sports courts; to their south, an apparent clubhouse and pool are shown along
McMillan Road. There are several other areas of open space shown throughout the site that appear to
meet the minimum standards for qualified common open space. The submitted plan shows each drive
aisle with sidewalks that connect within the entire site and out to the adjacent collector street
sidewalks—in terms of pedestrian facilities within a multi-family development,the submitted concept
plan shows a robust pedestrian network that would offer ample connectivity through the site and to the
commercial uses to the east. The Applicant did not submit conceptual building elevations with the
subject DA Modification application. Multi-family residential does require Administrative Design
Review following any Conditional Use Permit (CUP) approval but Staff does anticipate at least
conceptual elevations will be provided at the time of CUP submittal for Commission and Staff to review
on a preliminary basis.
No specific development numbers have been presented with the application except for a requested
maximum unit count based on the future land use designation allowance of gross density, 15 units per
acre.No other specific data is presented because a future CUP will be needed to formally approve the
use of multi-family residential in the R-15 zoning district. Because a future CUP will be needed and
the requested density falls within the allowed gross density within the designate future land use, Staff
does not find it necessary to include a specific provision noting a minimum or maximum number of
units allowed on this property. With the future CUP, all development factors will play a role in the
number of units Staff supports. Off-street parking would be required per the standards listed in UDC
Table 11-3C-6 for multi-family developments. Qualified open space would also be required, per the
standards listed in UDC 11-4-3-27C. Compliance with the specific use standards listed in UDC 11-4-
3-27 for multi-family developments is required and would be reviewed with the CUP application.
Adjustments may be necessary to the concept plan to comply with these standards and any ACHD
required revisions.
Three public streets abut the subject site on the west, south, and east boundaries: San Vito Way on the
west,McMillan Road(an arterial street) on the south, and Vicenza Way on the east. Vicenza and San
Vito are collector streets that do not currently connect north of the site but are shown to connect and
continue to the northeast and connect to Ten Mile on the Master Street Map.This project would not be
responsible for the extension of these roads as this property owner does not own the land to the north.
In addition, Vicenza Way currently only provides access to the Wal-Mart property that has access to
Ten Mile through shared drive aisles whereas San Vito Way is the main access from McMillan to the
Bridgetower Subdivision west of the subject site. Because of the existing conditions, the submitted
conceptual development plan depicts two access points to Vicenza Way and one access point to San
Vito Way. Overall, these connection points and the internal drive aisle layout shown on the concept
plan show adequate circulation for the site and the two north access points, one to each adjacent
collector street, provide a connection between parcels that should help capture nearby vehicle trips to
and from the commercial area at the northwest corner of McMillan and Ten Mile by minimizing the
need to access the arterial street network.As noted,a future CUP application will be needed and because
the number of units requested will likely exceed one hundred (100), a Traffic Impact Study (TIS) is
anticipated. Through the future TIS, the City and ACHD will be able to mitigate negative impacts of
additional residential units utilizing the road network. Staff is recommending a DA provision noting
compliance with future ACHD conditions.
The subject site is part of a Mixed-Use Community(MU-C)future land use area this designation calls
for a mix of residential and commercial land uses that are thoughtfully integrated. One of the reasons
the Applicant has stated for requesting this DA Modification is the subject site has sat vacant in its
current configuration and entitlements for over a decade. Because this mixed-use area is not yet
developed and the site is already zoned for residential uses, Staff supports the Applicant's request to
enter into a new DA consistent with the proposed development plan. Staff does not anticipate the
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existing DA concept plan is attainable in its scope or use, as noted above. Furthermore, Staff finds the
required mixed-use policies will be met in the future as the commercial areas in the vicinity develop
and provide connectivity between uses and sites. At a minimum, the following mixed-use policies
should be met with the proposed plan incorporated into the remaining mixed-use area and the
nearby commercial uses in the adjacent commercial designations:
• 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.
• Supportive and proportional public and/or quasi-public spaces and places including but not
limited to parks,plazas, outdoor gathering areas,open space, libraries, and schools that
comprise a minimum of 5%of the development area are required. Outdoor seating areas at
restaurants do not count towards this requirement.
• All mixed use projects should be accessible to adjacent neighborhoods by both vehicles and
pedestrians. Pedestrian circulation should be convenient and interconnect different land use
types. Vehicle connectivity should not rely on arterial streets for neighborhood access.
• 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.
Overall, Staff is supportive of the proposed DA modification and is recommending approval of
the request.
IV. DECISION
A. Staff:
Staff recommends approval of the modification to the DA as proposed by the Applicant and finds
the existing concept plan and DA provisions are better suited to address development of the subject
property.
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C. Legal Description for Property Subject to Development Agreement
Legal Description
A parcel of land being a portion of the Southeast quarter of Section 27,Township 4 North,Range 1 West,Boise Meridian,City of Meridian,Ada
County,Idaho,more particularly described as follows:
Commencing at the South quarter corner of said Section 27,monumented by a 2 inch aluminum cap(Corner Record No.2017-116131),from which
the Southeast corner of said Section 27,monumented by a 2 inch aluminum cap(Corner Record No.2016-064167),bears South 88°56'23"East,a
distance of 2654.57 feet,thence
South 88°56'23"East,coincident with the South line of said Section 27,a distance of 858.75 feet,thence leaving said South line
North 01'03'37"East,a distance of 55.00 feet,to the Southwest corner of Vicenza Subdivision,Book 108,Pages 15026 through 15028,records of
Ada County,also being the Point of Beginning,thence
North 01'03'49"East,coincident with the Easterly boundary line of said Vicenza Subdivision,a distance of 825.49 feet,to the beginning of tangent
curve to the right,thence Northeasterly along the arc of said curve to the right,coincident with said Easterly line,an arc distance of 257.44 feet,said
curve having a radius of 555.00 feet,a central angle of 26°34'36",and a chord bearing of North 14°22'38"East,a distance of 255.14 feet,thence
South 89°14'27"East,a distance of 596.06 feet,to the beginning of a non-tangent curve to the right,also being a point on the Westerly right of way
of N.Vicenza Way as shown on Record of Survey Instrument No.9439,records of Ada County,Idaho,thence coincident with said Westerly right of
way for the following(3)courses:thence Southeasterly along the arc of said curve to the right,an arc distance of 41.69 feet,said curve having a
radius of 245.00 feet,a central angle of 09°44'55",and a chord bearing of South 03°48'40"East,a distance of4 1.64 feet,thence
South 01°03'48"West,a distance of 588.00 feet,to the beginning of a tangent curve to the left;thence Southeasterly along the arc of said curve to
the left,an arc distance of 154.00 feet,said curve having a radius of 385.00 feet,a central angle of 22°55'08",and a chord bearing of South 1002345
East,a distance of 152.98 feet,to a point on the Westerly boundary of those lands described in Warranty Deed Instrument No.2014-082525,
records of Ada County,Idaho,thence coincident with said Westerly boundary
South 21°51'18"East,a distance of 79.91 feet to the beginning of a tangent curve to the right,thence Southeasterly along the arc of said curve to
the right,an arc distance of 54.40 feet,said curve having a radius of 136.00 feet,a central angle of 22°55'09",and a chord bearing South 10°23'45"
East,a distance of 54.04 feet to a point of tangency of said Westerly boundary;thence
South 01°03'48"West,coincident with said Westerly boundary,a distance of 170.92 feet,to a point on the Northerly right of way of McMillan Road,
as described in Warranty Deed Instrument No.113128365,records of Ada County,Idaho;thence
North 88°56'23"West,coincident with said Northerly right of way,a distance of 730.59 feet,to the Point of Beginning.
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VI. PLANING DIVISION COMMENTS
A. Development Agreement Provisions
1. Development of the subject property shall no longer be subject to the terms of the existing
Development Agreement(Summerwood Subdivision,H-2019-0001, Inst. #2019-055407).
2. Future development of the subject site shall be substantially consistent with the conceptual
development plan and provisions contained herein.
3. Direct lot access to W. McMillan Road is prohibited,as shown on the submitted conceptual
development plan.
4. Future development shall provide half of the required landscape buffer(12.5 feet)to the
existing C-C zoning and property to the north(Parcel#S0427417210)and shall work with the
adjacent property owner to coordinate the driveway connection to San Vito Way as shown on
the submitted conceptual development plan.
5. A conditional use permit is required to be submitted and approved by the Planning and
Zoning Commission for the proposed multi-family development in the R-15 zoning district as
set forth in UDC Table 11-2A-2. The proposed use is subject to the specific use standards
listed in UDC 11-4-3-27, Multi-Family Development.
6. Future density of the multi-family development shall not exceed 15 du/ac,consistent with the
allowed gross density in the Mixed-Use Community future land use designation.
7. With the future Conditional Use Permit application and future multi-family development site
plan,the Applicant shall provide a minimum of at least 25%overall qualified common open
space,per the Applicant's Narrative.
8. A Certificate of Zoning Compliance and administrative Design Review applications shall be
reviewed and approved by the Planning Division prior to submittal of any building permit
application(s).
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