NARRATIVE V1TH
BOISE HUNTER P E
PACIFIC
HOMES COMPANIES
McDermott Village - Mixed Use Development
Annexation - Conditional Use Permit - Preliminary Plat
Woodside Avenue Investors, LLC. and Pacific McDermott, LLC. are pleased to submit the following
applications for the McDermott Village mixed -use subdivision. We are requesting approval of an
Annexation & Zoning, Preliminary Plat, and Conditional Use Permit for this development.
Table of Contents
Vicinity Map ........................................
2
Site Location and Existing Uses ..............
3
Site History ..........................................
3
Development Justification ....................
3
Annexation Request ............................
3
Zoning Request ....................................
4
Preliminary Plat Description ...................
4
Development Statistics .........................
5
Conditional Use Permit Description ........
5
Multi -Family Building Elevations ..............
5
Open Space & Amenities .....................
6
Comprehensive Plan Compliance .........
8
Transportation .....................................
1 1
Page 1 of 11
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Site Location and Existing Uses
The subject property (Parcel #S0432429350) is approximately 40 acres in size and located at the
northwest corner of Ustick Road and McDermott Road. The property is currently located in Ada County
and zoned RUT. The property is not improved with any buildings, and is currently being farmed.
Site History
Woodside Avenue Investors Inc. purchased the subject property in 2006 with the intent to develop the
property with a residential product. However, shortly after the property was purchased the Idaho
Transportation Department began the process of evaluating the extension of State Highway 16
between State Highway 44 and Interstate 84. Because of the uncertainty of where the highway would
be located and what right-of-way would be needed to complete the project the we did not pursue
developing the property.
Now that ITD has progressed further on identifying the size and layout of State Highway 16 and the
interchange that will be located at Ustick Road we feel comfortable moving forward with a
development plan for this property.
Development Justification
Based on the fact that this property is located adjacent to Meridian City on the north and west, has
city sewer and water stubbed to the property, is identified as Mixed Use - Regional on the Meridian
City Future Land Use Map, and is located in a rapidly developing area within the City Limits, we feel
this is the right time to develop this property.
The proposed uses within the subdivision were driven by the property's proximity to Owyhee High
School located to the west of the site, the future State Highway 16 that will cut through the middle of
the property, and the location adjacent to Ustick Road to the south and McDermott Road to the east.
This project will provide a nice transition from the high school and future commercial development to
the west with high density residential and commercial on the west side of the future State Highway 16
to medium density residential on the east side of the future highway to the existing lower density
residential homes located on the east side of McDermott Road.
Annexation Request
The property is located within the City of Meridian's
Area of Impact. The property abuts the city limits of
Meridian along the northern and western property
lines. Annexation of this property will fulfill the City of
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Meridian's desire for orderly development.
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The property is identified as Mixed Use - Regional on
the Future Land Use Map. The Mixed Use - Regional
land use anticipates developments that will provide
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a mix of employment, retail, and residential dwellings
and public uses near major arterial intersections. The
residential component should have a density that
ranges between 6 and 40 dwelling units per acre,
with R-15, R-40, TN-C, G-G, and M-E listed as preferred
- +--
zoning. The proposed development provides a mix of s'
uses with a multi -family development, a townhome
residential subdivision, and a retail commercial=
-
component with three lots/pads. The overall
residential density of the development is 14.58 dwelling units
per acre. The property is located at the
intersection of two arterial roadways (W. Ustick Road and N.
McDermott Road) and the future location
of a highway interchange for State Highway 16.
Page 3 of 11
Rezone Request
The subject property is proposed to be rezoned from
1 RUT in Ada County to three different zones in Meridian
City. The 12.19 acre multi -family portion will be zoned
IIf ,I R-40, the 10.51 acre townhome residential portion will
I J' I be zoned R-15, and the 3.8 acre commercial portion
R - 40 1 y J f will be zoned C-G. The R-40 zone allows 40 dwelling
f i units per acre and the proposed multi -family
development will have 250 dwelling units providing a
` i I density of 20.5 dwelling units per acre. The R-15 zone
I1 R - 15 allows 15 dwelling units per acre and the townhome
1 ° subdivision has 81 lots for a density of 7.71 dwelling units
•' 1 per acre.
Preliminary Plat Description
The preliminary plat for the McDermott Village
subdivision includes 81 townhome lots located between
the future State Highway 16 and McDermott Road, one
multi -family residential lot located between the future
State Highway 16 and the new Owyhee High School,
and three commercial lots located on the north side of
Ustick Road to the west of the future State Highway 16.
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Townhome Residential
The residential townhome portion of the development I
will be improved with 81 townhome units. Vehicular
access will be provided by either a public street or alley.
The residential lots are a minimum of 21 feet wide and 77 feet deep. They will be improved with two
or three story townhomes. The townhomes will provide a nice transition from the future State Highway
16 on the west side of the subdivision to the existing lower density detached single-family homes
located on the east side of McDermott Road. The current development plans from ITD show that
McDermott Road will be terminated in a cul-de-sac north of Ustick Road. We anticipate this will
downgrade McDermott Road in this area from an arterial road to a local road reducing the viability of
any non-residential use on this portion of the property.
MULTI -FAMILY
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Multi -Family Residential
The multi -family portion of the development is an allowed use within the proposed R-40 zone with a
Conditional Use Permit. A Conditional Use Permit application is associated with this development
request. The site will be developed as one large lifestyle community located on a single parcel. The
multi -family complex is comprised of 250 dwelling units located within 12 three-story buildings. There is
also a 9,055 square foot amenity building that is centrally located within the complex.
Commercial
The commercial portion of the subdivision is comprised of three lots. The proposed uses for the lots are
a convenience store with fuel sales along Ustick Road, and two flex commercial / office buildings. No
final tenants have been identified for any of the buildings at this time. A variety of options existing for
the northern two commercial buildings.
Page 4 of 11
Development Statistics
Zone
Overall
R-15
R-40
C-G
Acreage
10.51
12.19
3.8
26.5
Buildable Lots
81
1
3
85
Common Lots
7
1
0
8
Dwelling Units
81
250
0
331
Qualified Open Space (AC)
3.32
3.35
1.38
8.05
Qualified Open Space (%)
30 %
30 %
40%
32 %
Conditional Use Permit
As previously noted, the multi -family portion of the development requires a Conditional Use Permit per
the Unified Development Code. An application for the Conditional Use Permits is being submitted with
this development.
The site is comprised of one lot with 12 three-story buildings containing 250 residential units, a one story
community center, and several standalone garage units. The multi -family units will have six different
floorplans with a mixture of one, two, and three bedroom units to accommodate a variety of housing
needs.
Dwelling Unit Description
Number of Units
Dwelling Unit Sq. Ft.
Deck Sq. Ft.
1 A
87
712
80
1B
10
858
80
2A
58
1,005
80
2B
18
1,095
80
2C
38
1,029
80
3A
39
1,278
80
Each dwelling unit is provided with a minimum 80 square foot attached patio or deck as required by
the UDC. There are 477 total stalls (452 on -site parking stalls and 25 on -street) with 10 of those being
ADA compliant stalls. In compliance with the UDC, 250 of the parking stalls will be covered.
Multi -Family Elevations
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Open Space & Amenities
Multi -Family
The total area of the multi -family portion of the
subdivision is 12.19 acres which requires 3.15 acres
of qualified open space (15% plus additional per
unit based on unit size). The open space provided
is 3.35. This is 30% of the site which is double the
minimum 15% required by code.
The amenity package includes an approximate
9,000 square foot community center with pool
and pool deck including cabanas and outdoor
lounge areas. A series of common residential
amenities - including covered bbq areas, pet
areas and natural play elements are connected
by a paved walkway system. Immersed in a
regionally expressive landscape, the drought
tolerant, native and adaptive plantings include
species native to the foothills and upland portions
of the Boise River. Parking and internal roadways
are shaded with trees, and buffer areas with
tapestries of layered plantings create beautiful
edges to neighborhood scale pathways.
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Single -Family
The total area of the townhome portion of the subdivision is 10.51 acres
which requires 1.05 acres of qualified open space. The common lots
within the subdivision total 3.92 acres of which 3.32 acres meet the
standard for qualified open space. This is 30% of the site which is more
than the minimum 15% required by code.
We are providing a quasi -public park along the northern boundary of
the subdivision. This park is 70 feet wide and provides a landscape
buffer to the light industrial development to the north while also
providing two pickleball courts and a gazebo. This area will be
available for the residents within the subdivision as well as neighboring
residents in the area to use.
The Sky Pilot Drain is currently an open ditch that runs east and west
across the property. The drain will be piped to provide a large open
space area for the residents. This will provide a common area that is
centrally located within the subdivision for recreation. We are
proposing to improve this recreation area with walking paths, seating, and natural active play
structures.
A central pedestrian pathway breaks up the massing of the units and provides a north/south pedestrian
connection through the community. In addition, there are two other north/south pedestrian
connections within the townhome subdivision. One is located along McDermott Road, and the other
is on the west side of the subdivision running along the Hwy-16 landscape buffer and sound wall.
Page 7 of 11
Comprehensive Plan Compliance
As previously noted, this property is identified as Mixed Use - Regional on the Future Land Use Map. We
feel that the proposed project aligns very well with the goals identified in the General Mixed Use and
Mixed Use Regional sections of the Comprehensive Plan. Below is a list of goals that apply to this project
and an explanation of how the development is in compliance:
Mixed Use - Regional Items for Consideration:
Purpose Statement
The purpose of this designation is to provide a mix of employment, retail, and residential dwellings
and public uses near major arterial intersections. The intent is to integrate a variety of uses together,
including residential and to avoid predominantly single use developments such as a regional retail
center with only restaurants and other commercial uses. Developments should be anchored by
uses that have a regional draw with the appropriate supporting uses. For example, an employment
center should have supporting retail uses; a retail center should have supporting residential uses as
well as supportive neighborhood and community services. The standards for the MU-R designation
provide an incentive for larger public and quasi -public uses where they provide a meaningful and
appropriate mix to the development. The developments are encouraged to be designed
consistent with the conceptual MU-R plan depicted.
This project provides a mix of retail, residential dwellings and public uses near the intersection of 2
arterials (Ustick and McDermott) as well as being located at a highway interchange for State
Highway - 16. A variety of uses have been integrated together as well as possible considering a
highway will bisect the property in the near future. This property alone is not large enough to support
a large regional employment or retail center. However, if viewed along with the surrounding existing
and approved uses (i.e. Owhyee High School, future elementary school, Boys & Girls Club, LDS
Seminary, Light Industrial facility) this project completes the mixed use vision for this area. The
project has been designed to be consistent with the conceptual MU-R plan as demonstrated below.
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Development should generally comply with the general guidelines for development in all Mixed
Use areas.
As explained above, the development is in substantial conformance with the general guidelines for
development within all Mixed Use areas.
• Residential uses should comprise a minimum of 10% of the development area at gross densities
ranging from 6 to 40 units/acre.
The two residential components of this development total 22.7 acres, which is 56.7% of the total land
area. The townhome residential neighborhood has a density of 7.71 dwelling units per acre and the
multi -family residential neighborhood has a density of 20.5 dwelling units per acre. The overall
density of the two residential neighborhoods is 74.58 dwelling units per acre.
• There is neither a minimum nor maximum imposed on non -retail commercial uses such as office,
clean industry, or entertainment uses.
Approximately 14,000 square feet of commercial / office building area is proposed.
• Retail commercial uses should comprise a maximum of 50% of the development area.
The commercial area comprises 14.7% of the development area.
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:
A quasi -public use (park with pickleball courts) is being provided however no additional area for
retail development is being requested.
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.
No public libraries or schools are proposed within the 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.
A plaza is integrated into the retail portion of the project. The plaza provides a seating area and sun
protection and could be provided with a fire pit. However, no additional area for retail development
is being requested.
General Mixed Use Items for Consideration:
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.
Three land uses are proposed (Residential, Commercial, Quasi -Public). In addition, this is a smaller
site (26.5 developable acres). Due to the limited size an exception is warranted.
Page 9 of 11
• Where appropriate, higher density and/or multi -family residential development is encouraged for
projects with the potential to serve as employment destination centers and when the project is
adjacent to US 20/26, SH-55, SH-16 or SH-69.
This development is located adjacent to the future extension of State Highway 16 which will cut
through the center of the subdivision. A multi -family residential community is proposed within this
subdivision.
• 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.
There are three applications associated with this development, Annexation/Rezone, Preliminary
Plat, and Conditional Use Permit. The project is being submitted as a master plan with three distinct
components, townhome residential, multi -family residential, and commercial. We understand that
a development agreement will be required with this subdivision.
• 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.
There are multiple commercial / office buildings and a centrally located common plaza is
provided.
• The site plan should depict a transitional use and/ or landscaped buffering between commercial
and existing low- or medium -density residential development.
A quasi -public park with associated landscape buffer is provided to buffer the previously approved
commercial use on the northeast corner from the medium density residential product provided on
the east side of the future highway.
• Community -serving facilities such as hospitals, clinics, churches, schools, parks, daycares, civic
buildings, or public safety facilities are expected in larger mixed use developments.
The developable portion of the subdivision (land remaining after SH-16 is constructed) is 26.51 acres.
This would not be considered a larger mixed -use development. However, the project is located
directly next to the Owyhee High School and near the future elementary school that will be
constructed directly to the north of the high school.
• 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 park is provided at the northeast corner of the project. In addition, a plaza / outdoor gathering
area is provided within the commercial component, and the property is located directly next to a
public school.
• Mixed use areas should be centered around spaces that are well -designed public and quasi -public
centers of activity. Spaces should be activated and incorporate permanent design elements and
amenities that foster a wide variety of interests ranging from leisure to play. These areas should be
thoughtfully integrated into the development and further placemaking opportunities considered.
The project is well designed, and public / quasi -public spaces are provided. The commercial
component will serve the residential uses within the area as well as provided much needed retail
and restaurant services near the existing high school.
Page 10 of 11
• 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.
The project is connected to the approved development to the north with a public street connection
as well as pedestrian connection. Pedestrian connections are provided to the school property to
the west. In addition, pedestrian connections are provided within the development with
connections provided between the different uses.
• All mixed use projects should serve as a public transit location for future park -and -ride lots, bus stops,
shuttle bus stops and/or other innovative or alternative modes of transportation.
The commercial component of the development is proposed to have approximately 15,000 square
feet of building area. This would require 32 parking stalls. The development plan shows 57 parking
stalls being provided. These extra spaces may be used as a park -and -ride lot.
• Alleys and roadways should be used to transition from dissimilar land uses, and between residential
densities and housing types.
Public streets are provided between the commercial uses and the multi -family uses as well as the
existing residential uses to the west.
Transportation
Because this development has over
100 dwelling units and has a
commercial component we were
required to complete a
Transportation Impact Study (TIS).
The TIS was completed by Kittelson
and Associates and submitted to
ACHD and ITD for review and
acceptance. Both ACHD and ITD
have reviewed the TIS and provided
comment. ACHD commented that
they could accept the TIS on
September 25, 2020.
i• . PUBLIC STREET CONNECTION
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The future extension of State '
Highway 16 through the heart of this ��. �• _ property �-
has added a complexity to �'�Aft`� PUBLIC STREET CONNECTION w
the development that most other !! A
do not have. We have • = PUBLIC CONNECTION
properties t L a �r
designed this subdivision to ,Ais N!>
accommodate the future highway
while still providing a development
that fits well within the framework of
the surrounding area. The layout
provides a public street connection to Ustick Rd. on the for west boundary of the subdivision. This street
meanders through the west side of the development and eventually will connect to the stub street
provided by the development located on the north boundary. This street is located adjacent to the
west property line south of the Sky Pilot Drain providing future connectivity to the west if the adjacent
properties ever develop. The townhome residential development located on the east side of Hwy-16
has two public street connections to McDermott Road.
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PUBLIC STREET STUB
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