CC - Commission Recommendations and Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING April 7, 2020
DATE:
TO: Mayor & City Council
FROM: Bill Parsons, Current Planning
Supervisor
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0127
Andorra Senior Living
LOCATION: Southwest corner of E. Magic View Dr.
and S. Wells St. at 715 & 955 S. Wells
St. and 971 E. Wells Circle, in the SE
1/4 of Section 17, Township 3N., Range
IE.
I. PROJECT DESCRIPTION
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NOTE: After the Commission hearing, the applicant provided an update to the concept plan and
supplemental information (ROW legal description and utility drawings) in accord with the
Commission's recommendation. The staff report is updated in a strike -through and underline
format to reflect the recommended changes and incorporates the revised documents.
Annexation and zoning of 16.99 acres of land with the TN -R zoning district with a conceptual
development plan for a senior living community consisting of 76 single family style dwelling units
and a 3 -story apartment building with 88 dwelling units AND vacate existing un -named ACHD right-
of-way (ROW) (0.45 of an acre) between the 715 and 955 S. Wells St. properties and partial vacation
of E. Wells Circle ROW (2,863 sq. ft.) for the extension of this roadway to the west boundary of the
rp oject.
Page 1
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation(s)
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Phasing plan (# of phases)
Number of Residential Units (type
of units)
Open Space (acres, total
buffer / qualified)
Amenities
Physical Features (waterways,
hazards, flood plain, hillside)
Neighborhood meeting date; # of
attendees:
History (previous approvals)
Public Testimony
Details
16.99
MU -N and MDR
Single-family residential/vacant land
Senior housing (MF)
RUT and RI in Ada County
TN -R
2
164 units (88 in 3 -story apartment building and 76 single and
duplex style multi -family units)
Gross density is 9.65 dwelling units to the acre
Open space is required for the multi -family development per
the standards in UDC 11-3G-3 and 11-4-3-27 — a total of 4.05
345 acres is proposed on the submitte revised concept plan
in excess of UDC requirements.
Clubhouse, fitness center, restaurant, open grassy areas (50' x
100'), community gardens, pool, spa, salon, walking trails,
sport courts (bocce ball/pickle ball/putting greens), water
features and fire pits.
Five Mile Creek bisects the property and is contained within a
60 -foot easement
Three (3) neighborhood meetings were held on various dates
for this project — (33 attendees among the various meetings)
NA
Woodbridge Homeowners Association and 7 others submitted
written testimony in support of the proposed project.
Page 2
Description I Details Page
Ada County Highway
District
• Staff report
Yes, received after the Commission hearing.
Identification
(yes/no)
development. In the event of a structure fire an additional truck company will
factors include firefighting in multi -story buildings and a large gathering of
• Requires ACHD
No
Commission
is not available in the city.
for this development. Other hazards may be found once the development is
Action es/no
completed.
• Accessibility
Fire Service
• Distance to Fire
This fire station is approximately 1.9 miles from the project. If approved, the
Station
Fire Department can meet the response time goals.
end of the common drives shall be signed "No Parking Fire Lane" per appendix
• Fire Response
This development is 5:00 minutes (under ideal conditions) from the nearest fire
• Other Resources
Time
station — Fire Station 1.
the building, or have a turnaround at the end of it.
• Resource
This development is closest to Fire Station #1. Current reliability is 65% from
needs
Reliability
this station and does not meet the targeted goal of 80% or greater.
and therefore the Fire Department can meet this need in the required timeframe
• Risk
This proposed commercial development has a risk factor of 4, in which current
Identification
resources would not be adequate to supply service to this propose project. Risk
development. In the event of a structure fire an additional truck company will
factors include firefighting in multi -story buildings and a large gathering of
people in a single location. This entails a greater risk for the occupants as well
as first responders. Fire, life safety systems and occupant training are critical
is not available in the city.
for this development. Other hazards may be found once the development is
• Water Supply
completed.
• Accessibility
This project does not meet all required access, road widths and turnarounds.
for two hours. (Approximate — see appendix B of the 2015 International Fire
The shared drives shall have an address sign at each entrance and the roadways
shall be maintained 365 days a year for fire, EMS and police responses. The
end of the common drives shall be signed "No Parking Fire Lane" per appendix
sprinklered.
D of the 2015 IFC. The driveway on the southwest corner of the break between
• Other Resources
phase 1 and 2 is over 150' long. It needs to be shortened, go all the way around
the building, or have a turnaround at the end of it.
• Special/resource
This proposed project will require an aerial device. The closest truck company
needs
is 5 minutes travel time (under ideal conditions) to the proposed development,
and therefore the Fire Department can meet this need in the required timeframe
• Police Response
if a truck company is required. This fire station is approximately 1.9 miles from
the project.
Page 3
In the event of a hazmat event, there will need to be mutual aid required for the
development. In the event of a structure fire an additional truck company will
be required. This will require additional time delays as a second truck company
is not available in the city.
• Water Supply
Water supply for this proposed development requires 2500 gallons per minute
for two hours. (Approximate — see appendix B of the 2015 International Fire
Code) The fire flow requirements may be less if the building is fully
sprinklered.
• Other Resources
See other FD comments in exhibit VIII below.
Police Service
• Distance to Police
3 miles
Station
• Police Response
The proposed Andorra Senior Living Complex development application is
Time
approximately 1.5 miles from the Meridian Police Department. The expected
response time to this area in an emergency is about 5 minutes. The average
response time in the City of Meridian is just under 4 minutes.
Page 3
• Calls for Service Between 2/1/2019- 1/31/2020, the Meridian Police Department responded to
1,800 calls for service within a mile of the proposed development. See
attached documents for details.
Between 2/1/2019- 1/31/2020, the Meridian Police Department responded to
144 crashes within a mile of the proposed development. See attached
documents for details.
• Accessibility No issues with the proposed access
• Specialty/resource No additional resources are needed at this time; the PD already services the
needs area
Wastewater
• Distance to Sewer
0 feet
0 feet
Services
Services
• Sewer Shed
Five Mile Trunkshed
4
• Estimated Project
See application
See application
Sewer ERU's
Water ERU's
• WRRF Declining
13.88
None
Balance
Concerns
• Project Consistent
Yes
Yes
with WW Master
with Water
Plan/Facility Plan
Master Plan
• Impacts/Concerns
Conceptual engineering has not been provided with this application, and
Conceptual engineering has not been provided with this application, and
therefore the adequacy of sewer service has not been evaluated at this time.
therefore the adequacy of water service has not been evaluated at this time.
Infrastructure modeling must be completed prior to the approval of this
Infrastructure modeling must be completed prior to the approval of this
Water
• Distance to Water
0 feet
Services
• Pressure Zone
4
• Estimated Project
See application
Water ERU's
• Water Quality
None
Concerns
• Project Consistent
Yes
with Water
Master Plan
• Impacts/Concerns
Conceptual engineering has not been provided with this application, and
therefore the adequacy of water service has not been evaluated at this time.
Infrastructure modeling must be completed prior to the approval of this
Page 4
ILLI _ _.FRAN K Ll 14
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Craig Taylor
4623 W. 2000 S.
Rexburg, ID 83440
Bonnie Robinson
6720 E. Emerald St.
Boise, ID 83704
B. Applicant:
Sawtooth Development Group, LLC
491 N. Main St., Suite 201
Ketchum, ID 83340
IV. NOTICING
Newspaper Notification
Radius notification mailed to
properties within 300 feet
Public hearing notice sign posted
on site
Nextdoor posting
V. STAFF ANALYSIS
A. ANNEXATION & ZONING
Planning & Zoning City Council
Posting Date Posting Date
2/14/2020
3/20/2020
2/11/2020
3/18/2020
2/24/2020
3/25/2020
2/11/2020
3/18/2020
The Applicant requests annexation and zoning of 16.99 acres of land with TN -R zoning district
consistent with the MU -N (Mixed Use — Neighborhood) and MDR (Medium -density Residential)
Future Land Use Map (FLUM) designations in the Comprehensive Plan. A conceptual site plan
and building elevations were submitted for the development showing how the property is planned
to develop, included in Section VII.
Proposed Use:
The Applicant proposes to develop the site with an age restricted (55+) multi -family residential
development.
Independent living units (76 units) are proposed on the west and north side of the site [i.e. multi-
family (single family detach and duplex style single -level units on one parcel)] and a 3 -story
apartment building is proposed in the southeast corner of the site consisting of 88 units. Several
commercial components will be integrated with the apartment building, including but not limited
to a spa, salon and a restaurant for residents and the public during events.
The Allowed Uses Table in UDC Table 11-2D-2 for the TN -R zoning district lists multi -family
developments as a principally permitted use subject to the specific use standards listed in UDC
11-4-3-27. Compliance with the dimensional standards listed in UDC Table 11-2D-6 for the TN-
R district is required, including but not limited to the maximum building height of 40 feet.
Page 6
Comprehensive Plan(https://www.meridiancity.org/compplan):
This property is designated MU -N (Mixed Use — Neighborhood) (approximately 8 acres) and
MDR (approximately 9 acres) on the Future Land Use Map.
The purpose of MU -N designation is to assign areas where neighborhood -serving uses and
dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominantly
single -use developments by incorporating a variety of uses. Land uses in these areas should be
primarily residential with supporting non-residential services. Non-residential uses in these areas
tend to be smaller scale and provide goods or services that people typically do not travel far for
(approximately one mile) and need regularly. Employment opportunities for those living in the
neighborhood are encouraged. Connectivity and access between the non-residential and
residential land uses is particularly critical in MU -N areas. Tree -lined, narrow streets are
encouraged. Developments are also encouraged to be designed according to the conceptual MU -
N plan depicted in Figure 3B. The proposed development meets many of the goals of Mixed-use
Neighborhood designation.
The MDR designation allows for a mix of dwelling types including townhouses, condominiums,
and apartments. Residential gross densities should range from eight to twelve dwelling units per
acre. These areas are relatively compact within the context of larger neighborhoods and are
typically located around or near mixed use commercial or employment areas to provide
convenient access to services and jobs for residents. Developments need to incorporate high
quality architectural design and materials and thoughtful site design to ensure quality of place and
should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping
and a project identity.
The proposed land uses and residential densities are consistent with those desired in MU -N and
MDR designated areas.
Goals, Objectives, & Action Items: Staff finds the following Comprehensive Plan policies to be
applicable to this application and apply to the proposed use of this property (staff analysis in
italics):
2.01.01M - "Support active -adult or independent senior living development." The proposed
development will provide housing options for seniors in close proximity to office, medical and
commercial uses developed in the area.
3.02.00 — "Maintain, improve, and expand the City's infrastructure to meet existing and growing
demands in a timely, orderly, and logical manner." The proposed development is contiguous to
the City and urban services can be provided to this development. The applicant will be
responsible for the extension of the services to serve the proposed development.
6.01.01H - "Require pedestrian access connectors in all new development to link subdivisions
together to promote neighborhood connectivity as part of a community pathway system."
Pedestrian internal walkways are proposed throughout the development. A segment of the City's
multi -use pathway is also proposed to be extended with the development.
4.05.02C — "Encourage the incorporation of creek corridors as amenities in development design."
The submitted concept plan incorporates the creek corridor into the design of the project.
2.02.01 — "Plan for safe, attractive and well maintained neighborhoods that have ample open
space and generous amenities that provide varied lifestyle choices." The concept plan as designed
depicts 26.6% 22.907 common open space. Open space is linked throughout the development with
inter -connected walking paths for residents of the community to enjoy.
Page 7
3.02.01 G — "Establish and maintain levels of service for public facilities and services, including
water, sewer, police, transportation, schools, fire and parks." The applicant is proposing to
development the site with a senior housing project. Public Works has allocated resources to serve
the development, but additional modeling is required. Both Police and Fire have provided
comments on the application and they have no major concerns with the proposed development.
With the development of the site, a pathway segment will be extended to enhance the City
pathway network and the southern stub street (E. Wells Circle) will be extended to the west for
future connectivity for the area. The proposed demographics of the development should have
limited impact on the area schools. Stafffinds that the proposed development should have a
minimal impact on the current LOS for public facilities.
In reviewing development applications, the following items will be considered in MU -N
areas, per the Comprehensive Plan:
➢ "All developments should have a mix land uses."
The proposed development contains a mix of uses as required (i.e. personal service,
restaurant and residential).
➢ "Residential uses should comprise a minimum of 40% of the development area at densities
ranging from 6 to 12 units/acre."
The residential uses comprise more than 40% of the development area for a combined gross
density of 9.65 units per acre.
➢ "Non-residential buildings should be proportional to and blend in with adjacent residential
buildings."
The proposed 3 -story apartment building and the single family dwelling units have similar
design elements and construction materials for an integrated development. Adequate
transition is also being provide along the west boundary between the proposed development
and the existing residential developments in the form of single story units. The restaurant is
also integrated into the design of the apartment building to provide vertical relieffrom the
single family units that are proposed to the north.
➢ "Unless a structure contains a mix of both residential and office, or residential and
commercial land uses, a maximum building size should be limited to a 20,000 square -foot
building footprint."
The largest building proposed on the site is the 3 -story apartment building which has a
building footprint of 30, 000 square feet. The commercial component incorporates a spa,
salon and an attached 6, 000 sq. ft. restaurant. Staff finds that the proposed structure provides
a mix of commercial and residential uses to support the required increase in the building
footprint.
➢ "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 10% of the development area are required. Outdoor seating areas at
restaurants do not count towards this requirement."
The proposed development has multiple gathering spaces (26.604 that may comply
with this requirement.
➢ Where the development proposes public and quasi -public uses to support the development
above the minimum 5%, the developer may be eligible for additional residential densities
and/or an increase to the maximum building footprint."
The applicant is extending a portion of the pathway through the development for public
benefit and providing open space in excess of UDC standards. Therefore, staff supports the
increase in the building footprint as proposed by the applicant.
Page 8
Zoning:
Based on the analysis above, Staff is of the opinion the requested annexation with the TN -R
zoning district and proposed development is generally consistent with the MU -N and MDR
FLUM designation for this site.
The proposed annexation area is contiguous to City annexed property and is within the Area of
City Impact Boundary. A legal description and exhibit map for the annexation area is included in
Section VII.A.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the provisions
included in Section VIII.
Existing Structures/Site Improvements:
There are several existing structures on this site that are required to be removed prior to
development of the each subsequent phase.
Dimensional Standards (UDC L� L-2):
The proposed plat and subsequent development is required to comply with the minimum
dimensional standards listed in UDC Table 11-2D-6 for the TN -R district.
Access (UDC 11-3A-3):
Access to this development is proposed from the adjacent local streets (S. Wells St. and E. Wells
Circle) in accord with UDC I I -3A-3. For internal connectivity, the applicant is proposing gated
private streets and drive aisles. Further, some of the units are proposed to take access from
common driveways. The private street standards strictly prohibit common driveways from private
streets unless approved through alternative compliance. All private streets within the proposed
development should comply with the standards set forth on UDC 11-3F-4; common driveways
shall comply with the standards listed in UDC 11 -6C -3D. The private street application and any
subsequent alternative compliance application to these standards should be submitted
concurrently with the Certificate of Zoning Compliance application.
Pathways (UDC 11-3A-8):
There is an existing 10 -foot multi -use pathway stubbed at the west boundary constructed with the
adjacent Woodbridge Subdivision. The applicant is proposing to extend this segment of the
pathway along a portion of the west boundary; turning east and paralleling the north boundary of
the Five Mile Creek. Prior to occupancy of the first structure, the applicant should submit and
obtain approval of a pedestrian pathway easement from City Council. Further, the applicant
should coordinate with the applicable irrigation district and conform to any requirements of the
district. The Parks Department is requiring the applicant extend a sidewalk in the northwest
corner for interconnectivity.
Sidewalks (UDC 11-3A-17):
The TN -R dimensional standards requires 5 -foot wide detached sidewalks to be constructed along
all roadways. The submitted concept plan depicts detached sidewalks adjacent to all local and
private streets, except for the north/south segment of private street along the west boundary of the
3 -story apartment building. This area has an attached sidewalk on the east side of the road and
open/covered parking on the west side.
Parkways (UDC 11-211-3A-17):
Parkways are required to be constructed and landscaped per the standards listed in UDC 11 -3A -
17E. In addition, the TN -R dimensional standards requires the parkways to be a minimum of 8
feet in width.
Page 9
Landscaping and Qualified Open Space & Site Amenities (UDC 11-3B 11-3G):
Because the proposed project is over 5 acres in size, the applicant is required to comply the
qualified open space and site amenity standards listed in UDC 11-3G-3 and the open space and
amenity standards listed in UDC 11-4-3-27 for multi -family developments (see analysis below).
Fencing (UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-
7. Because this is annexation, fencing details have not been provided with the application. With
the submittal of the CZC application, the applicant should provide details of the fencing proposed
for the development to ensure it complies with UDC standards.
Existing Easements:
There is an existing 10 -foot wide public, utility, drainage and irrigation (PUDI) easements that
run along the interior and exterior boundary of the three platted lots created with the Magic View
Amended plat and an existing City of Meridian sewer easement along a portion of the west
boundary and parallels the north boundary of 971 Wells Circle property, also located in the un-
named ROW being vacated. The concept plan submitted with the application depicts structures
that encroach in the PUDI easement areas. Further, with vacating the un -named ACHD right-of-
way (ROW), the applicant will have to prepare the necessary easement documents to create a new
sewer easement once the ROW is vacated, per Public Works specifications. Prior to the issuance
of a CZC application, the applicant should vacate the 10 -foot wide PUDI easements and establish
a new easement for the existing sewer line located with the un -named ACHD ROW.
The portion of the sewer easement along the west boundary could impact the design of the
proposed development. Per Public Works standards, sewer easements located outside of the
public ROW are typically improved with a 14 -foot wide all weather surface to support
maintenance equipment. The final design for this area has not been coordinated with Public
Works to determine their access needs. The &i3liea t should eer-dina4e with the Publie Works
pr-ejeet approval. The revised concept plan has oriented the units away from the easement which
does not impede Public Works access to maintain the existing sewer main.
Waterways (UDC 11-31A_-6):
The Five Mile crosses the southwest corner of this site and is proposed to remain open as an
amenity for the development in accord with the standards listed in UDC 11-3A-6.
Utilities (UDC 11-3A-21):
Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. Street
lighting is required to be installed in accord with the City's adopted standards, specifications and
ordinances. See Section VIII.B below for Public Works comments/conditions.
Pressurized Irrigation System (UDC 11-3A-15):
An underground pressurized irrigation (PI) system is required to be provided for each lot within
the development as set forth as set forth in UDC 11-3A-15. If a PI pump station is required on the
developed property, such station shall be on a lot solely dedicated to that pump station and shall
be owned by the entity that owns and maintains the PI system as set forth in UDC 11 -3B -6E.
Storm Drainage (UDC 11-3A-18:
An adequate storm drainage system is required in all developments in accord with the City's
adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City as set forth in UDC 11-3A-18.
Building Elevations (UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed structures on the site as shown in
Section VII.F.
Page 10
All structures are required to comply with the design standards listed in the Architectural
Standards Manual. Submittal and approval of a Certificate of Zoning Compliance and
Design Review applications are required prior to submittal of building permit
application(s).
Right -of -Way Vacation
The applicant is proposing to vacate un -named ACHD right-of-way (ROW) created with
Instrument #8122009. This roadway is not needed to provide access for the development.
Therefore, staff is supportive of vacating the ROW. However-, per -City Code, the City r,,, nei ^
In addition to vacating the un -named ROW, there is an existing cul-de-sac along the south
boundary (E. Wells Circle). As part of this development, staff is requiring the extension of the
roadway to the west boundary. The extension of the roadway as
requested by staff, requires the applicant may be t:espensible to vacate a portion of the Wells
Circle ROW and dedicate additional ROW. With the extension of the ROW there is the -potentia
that AC14D will r-e"ir-es the appheant to tefminate the roadway with a temper-ary tufaar-ound until
it ; ex4en oa f ,-the - to the west through the adjaeo„A subdivision. The revised concept plan
depicts the extension of the roadway and incorporates a temporary turnaround as approved by
ACHD. The applicant has also provided the necessary legal description and exhibit map to vacate
the additional ROW. This m impaet the design of the pla speeifieally the loss of units in the
landseaping. Staff has een*ymaieated with AC14D staff and they have indieated that they det+4
s"peft the desip as shev. ,, by the ^ plieaf *. The applicant should design the project to comply
with all ACHD requirements. ,
the appliea-at should provide a legal deser-iption and exhibit of the pertion of ROW being vaeated
prior- to the City Getineil hearing. Per City Code, the City Council is only a recommending body
on the vacation request, final approval is subject to ACHD approval.
MULTI -FAMILY DEVELOPMENT (COMPLIANCE WITH THESE STANDARDS WILL OCCUR AT
THE CZC REVIEw. THIS ANALYSIS IS FOR INFORMATIVE PURPOSES ONLY.)
Specific Use Standards (UDC 11-4-3):
The proposed use is subject to the following standards: (Staffs analysis/comments in italic text)
11-4-3-27: MULTI -FAMILY DEVELOPMENT:
Multi -family developments with multiple properties shall be considered as one property for the
purpose of implementing the standards set forth in this section.
A. Purpose:
To create multi -family housing that is safe and convenient and that enhances the quality
of life of its residents.
2. To create quality buildings and designs for multi -family development that enhance the
visual character of the community.
3. To create building and site design in multi -family development that is sensitive to and
well integrated with the surrounding neighborhood.
4. To create open space areas that contribute to the aesthetics of the community, provide an
attractive setting for buildings, and provide safe, interesting outdoor spaces for residents.
B. Site Design:
Page 11
1. Buildings shall provide a minimum setback of ten feet (10') unless a greater setback is
otherwise required by this title and/or title 10 of this Code. Building setbacks shall take
into account windows, entrances, porches and patios, and how they impact adjacent
properties. The applicant must comply with this standard.
2. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and
transformer and utility vaults shall be located in an area not visible from a public street,
or shall be fully screened from view from a public street. The site plan depicts screened
trash enclosures; all proposed transformer/utility vaults and other service areas shall
comply with this requirement.
3. A minimum of eighty (80) square feet of private, usable open space shall be provided for
each unit. This requirement can be satisfied through porches, patios, decks, and/or
enclosed yards. Landscaping, entryway and other access ways shall not count toward this
requirement. In circumstances where strict adherence to such standard would create
inconsistency with the purpose statements of this section, the Director may consider an
alternative design proposal through the alternative compliance provisions as set forth in
section 11-5B-5 of this title. The elevations submitted this application depicts private
patios and balconies. However, floor plans have not been submitted to determine if this
requirement has been satisfied. With the CZC submittal, the applicant should
demonstrate compliance with this requirement or seek alternative compliance if
alternative designs are proposed for the project.
4. For the purposes of this section, vehicular circulation areas, parking areas, and private
usable open space shall not be considered common open space. These areas should not
be included in the open space calculations submitted with the CZC application.
5. No recreational vehicles, snowmobiles, boats or other personal recreation vehicles shall
be stored on the site unless provided for in a separate, designated and screened area. The
submitted concept plan does not depict any outdoor storage for recreational vehicles.
6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to
All Districts", of this title.
7. Developments with twenty (20) units or more shall provide the following:
a. A property management office.
b. A maintenance storage area.
c. A central mailbox location, including provisions for parcel mail, that provide safe
pedestrian and/or vehicular access.
d. A directory and map of the development at an entrance or convenient location for
those entering the development. (Ord. 18-1773, 4-24-2018)
This development consists of 164 units so these standards do apply. The site plan
submitted with the CZC application shall include the items noted above.
C. Common Open Space Design Requirements:
1. A minimum area of outdoor common open space shall be provided as follows:
a. One hundred fifty (150) square feet for each unit containing five hundred (500) or
less square feet of living area.
Page 12
b. Two hundred fifty (250) square feet for each unit containing more than five hundred
(500) square feet and up to one thousand two hundred (1,200) square feet of living
area.
c. Three hundred fifty (350) square feet for each unit containing more than one
thousand two hundred (1,200) square feet of living area.
At this time, the square footage of each unit is unknown as this information was not
provided with the application. Compliance with this standards will occur during review
of the CZC application. As noted above the applicant is proposing approximately 26.6
2-24 percent open space for the site in excess of UDC requirements. As noted below an
opens space exhibit must accompany the CZC submittal that demonstrates compliance
with this requirement.
2. Common open space shall be not less than four hundred (400) square feet in area, and
shall have a minimum length and width dimension of twenty feet (20'). The applicant
should provide an open space exhibit with the CZC application demonstrating
compliance with the requirement.
3. In phased developments, common open space shall be provided in each phase of the
development consistent with the requirements for the size and number of dwelling units.
The project is proposed to be developed in two (2) phases as shown on the submitted
concept plan. The first phase will commence with the north half of the development and
the second phase is completed with the southern half of the proiect including the three-
stoty structure.
4. Unless otherwise approved through the conditional use process, common open space
areas shall not be adjacent to collector or arterial streets unless separated from the street
by a berm or constructed barrier at least four feet (4) in height, with breaks in the berm or
barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009, eff. retroactive to 2-4-
2009) NA. The subject property does not front on any collector roadways.
D. Site Development Amenities:
1. All multi -family developments shall provide for quality of life, open space and recreation
amenities to meet the particular needs of the residents as follows:
a. Quality of life:
(1) Clubhouse.
(2) Fitness facilities.
(3) Enclosed bike storage.
(4) Public art such as a statue.
b. Open space:
(1) Open grassy area of at least fifty by one hundred feet (50 x 100') in size.
(2) Community garden.
(3) Ponds or water features.
(4) Plaza.
c. Recreation:
(1) Pool.
Page 13
(2) Walking trails.
(3) Children's play structures.
(4) Sports courts.
2. The number of amenities shall depend on the size of multi -family development as
follows:
a. For multi -family developments with less than twenty (20) units, two (2) amenities
shall be provided from two (2) separate categories.
b. For multi -family development between twenty (20) and seventy five (75) units, three
(3) amenities shall be provided, with one from each category.
c. For multi -family development with seventy five (75) units or more, four (4)
amenities shall be provided, with at least one from each category.
d. For multi -family developments with more than one hundred (100) units, the decision
making body shall require additional amenities commensurate to the size of the
proposed development.
3. The decision making body shall be authorized to consider other improvements in
addition to those provided under this subsection D, provided that these improvements
provide a similar level of amenity. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
Based on the 164 proposed units, the Commission has the authority to determine the
appropriate amount of amenities for the proposed development. On the concept plan, the
applicant has provided a list amenities proposed for the development as follows:
clubhouse, fitness facility, restaurant, spa, salon, walking trails, pool, open grassy areas,
community gardens and various sport courts. Although, some of these amenities are
conceptual at this time, stafffinds the proposed amenity package for the development is
commensurate to the size of the proposed development.
E. Landscaping Requirements:
1. Development shall meet the minimum landscaping requirements in accord with chapter 3,
"Regulations Applying to All Districts", of this title.
2. All street facing elevations shall have landscaping along their foundation. The foundation
landscaping shall meet the following minimum standards:
a. The landscaped area shall be at least three feet (3') wide.
b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum
mature height of twenty four inches (24") shall be planted.
c. Ground cover plants shall be planted in the remainder of the landscaped area.
The landscape plan submitted with the CZC application shall be revised to comply with
these requirements.
F. Maintenance and Ownership Responsibilities: All multi -family developments shall record
legally binding documents that state the maintenance and ownership responsibilities for the
management of the development, including, but not limited to, structures, parking, common
areas, and other development features. The applicant must comply with this requirement.
This document must be provided at the time of CZC submittal.
Page 14
Parking (UDC 11-3C):
Off-street parking is required to be provided for multi -family dwellings based on the number of
bedrooms per unit [Multi -family: 1 -bedroom requires 1.5 per unit with at least 1 in a covered
carport or garage, 2-3 bedroom units require 2 per unit with at least 1 in an a covered carport or
garage], as set forth in UDC Table 11-3C-6. The non-residential uses (clubhouse and restaurant)
is based the traditional neighborhood district standards of 1 space for every 1,000 square feet of
gross floor area.
The applicant has provided a parking ratio for the overall development. For the single family
detached and duplex units, the applicant is proposing to apply the single family parking standards
of a single car garage and a parking pad for the 1 and 2 bedroom units (total parking: 148; the
apartment complex is based on the nursing care standards of 0.5 stalls per bed (total parking:
10024 — 5066 covered; 506 -uncovered) and the commercial standards are not identified.
However, the concept plan does depict a total of 26 -2 -guest parking spaces €ff dispersed
throughout the development.
Based on the UDC standards, the proposed parking is to meet the standards described above. If
this was a typical development the applicant would need to provide the following parking
requirements: non-residential uses — 13 parking spaces and the multi -family — 296 parking stalls
with half them required to be covered. The concept plan as proposed does not meet the current
parking standards of the UDC (deficient 354-7 parking stalls). Since this a 55+ community, staff is
of the opinion that the parking ratio depicted on the submitted concept plan is sufficient for this
type of development. However, the parking plan proposed with this development must be
approved through alternative compliance. If the applicant's must either comply with the City's
parking standards or obtain approval of an alternative compliance application. This application
must be submitted concurrently with the CZC application.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed Annexation and Vacation with the requirement of a
Development Agreement per the provisions and comments included in Section VIII in accord
with the Findings in Section IX.
B. The Meridian Plannine and ZoninL, Commission heard this item on March 5, 2020. At the public
hearing, the Commission moved to recommend approval of the subject AZ and VAC request.
1. Summary of Commission public hearing_
a. In favor: Clay Sammis and Jeremy Garner
b. In opposition: None
c. Commenting: Monica McKinley, Pat Rennison and Barbara Valdez
d. Written testimony: Woodbridge HOA, Alan and Carol Jax, Barbara Valdez, Bob and
Lindy Neufeld, Dennis Bailey, Pat Rennision and Cass
e. Staff presenting application: Bill Parsons
f. Other Staff commenting on application: None
2. Ke,, issue(s) testimony
a. Extension of E. Wells Circle.
b. Public hearing notification.
c. Impacts to Locust View Heights Subdivision.
3. Ke,, ids) of discussion by Commission:
a. Amount of open space and amenities proposed for the development.
b. Square footage of the balconies proposed for the 3 -story apartment complex.
c. No units having direct access to E. Wells Circle.
Page 15
4. Commission change(s) to Staff recommendation:
a. No units shall take direct access from E. Wells Circle (Concept plan has been updated to
reflect this change).
IL. Applicant shall provide a minimum of 6 to 8 amenities, including a clubhouse, walking
trails and fitness facility with the remainder coordinated with staff.
5. Outstanding issue(s) for City Council:
a. None
Page 16
VII. EXHIBITS
A. Annexation Legal Description and Exhibit Map
REVISED ANNEXATION DESCRIPTION FOR
715 & 955 S. WELLS ST. & 917 E. WELLS CIR,
Lots 20, 21 and 22 of Amended Plat of Magic View 5ubdivisiDn as filed in Book 52 of
Plats at Pages 4445 and 4446, records of Ada Ccunty, Idaho located in the SW 114 of the NE
114 and NW 114 of the SE 114 the of Section 17, T_3N., R.tE., B.M., ,oda County, Idaho more
particularly described as follows:
BEGINNING at the SW corner of said Lot 22, said point also being the 0114 oorner of
said Section 17;
thence along the West boundary line of said Lot 22 North fl0°22'59" East, 636.00 feet to
the NW corner of said Lot 22:
thence along the northeasterly boundary line of said Loi 22 and the southeasterly
extension thereof South 72°05'47" East, 837.74 feet to a point on the centerline of S. Wells $t.;
thence along the centerline of S. Wells St, the following 3 courses and distances:
thence South 16°48'13" West, 392.23 feet;
thence 61.25 feet along the arc of a curve to the left, said curve having a radius of
132.84 feet: a central angle of 26°24'59" and a long chord which bears South 03°35'AY West,
60.71 feet:
thence South 09'3646" East, 793-56 feet,
thence along the centerline of E_ Wells Cie North 69°1628" West, 428.35 feet;
thence leaving said centerline South 0a°43'32" Voest, 25,00 feet to a point on the North
boundary line of Wyndstone Place Subdivision as riled in Book 96 of Plats at Pages 72,047 and
12,048, records of Ada County, Idaho;
thence along said North boundary line North 89°1328" West, 203.17 feet to the SW
Corner of said Lot 20;
thence along said West boundary line of said Lot 20 North 00"23'09" East, 795.56 feet to
the POINT OF BEGINNING- Contains 16.99 acres, more or less.
7729 )c-'
Page 17
NW CORNER
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715 & 955 S. WELLS 5T. & 971 E. WELLS CIR. SHEET N0
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Page 18
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Lots 20422, Amended Magic View Sub Annex. Closure Sheet 1 172020
Scale: '1 inch= 200 feet File:
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41 ng0.2259e&76 OS n84.1828w203,17
02 s72.0547e 637.74 09 nw-23098 Ns. 56
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Page 19
B. REVISED Right -of -Way Legal Descriptions and Exhibit Maps
EXHIBIT " "
ACHD RICHT-OF-WAY VACATION
715 & 955 S. WELLS ST.
An un -named street located adjacent to Lots 20, 21 and 22 of Amended Plat of Magic
View Subdivision as filed in Bcok 52 of Plats at Pages 4445 and 4446, records of Ada County,
Idaho located in the NW 1!4 of the 5E 114 the of Section 1, T,3N., R.1E„ B.M., Ada County,
Idaho more particularly described as follows
Conn mancing at the SW comer of said Lot 22, said point also being the 0114 corner of
said Section 1;
thence aJang the South boundary line of said Lot 22 South 89°6609" East, 178.15 fleet to
the REAL POINT OF BEGINNING-,
thence continuing along said South boundary line South 89`56'09" East, 290.61 feel to a
point on the westerly right-of-way line of S_ Wells St.
thence along said westerly right-of-way line South 49°36'46" East. 50-72 feat;
thence leaving said westerly right-of-way line North 89°56'09" West, 224.25 feet;
thence 44,15 feel along the arc of a non -tangent curve to tha left, said cuNe h2vwng a
radius of 45.40 feet, a central angle of 56'15'04" and a long chord which bears South 61°56'19"
West, 42.43 feL-t to a point of roverse Curve.
thence 185.50 feet along the arc of said reverse curve to the right, said reverse curve
having a radius Df 45-D0 feet, a renlral angle of 216'11'02" and a long chord which bears #forth
28°05'42" West, 79,40 feet to tie REAL POINT OF BEGINNING. Contains 19.418 square feet,
more or less.
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Page 20
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Fight -of -Way Vacation Description Closure Sheet 10!2912019
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Page 22
EXHIBIT "
AC HD PARTtAL RIGHT-OF-WAY VACATION
E. WELLS CIRCLE
A portion of E Welts Circle as shown on the Amend ec Flat of Magir-View Sutdrvisbn as
filed in Book 52 of Plats at Pages 4445 and 4446. records of Ada County, Idaho located in the
NV4 114 of the 5E 114 the of Section 1. T_3N.. R.1 E., B.0 . Ads County, Idaho more particularly
described as follows:
Commencing at the SW corner of Lot 2D of Said Amended Plat of Magic View
Subdivision from which the 0114 corner of slid Section 1 bears Forth 00`23'09" East, 795 56
feet;
thence along the Sowh IDoundary tine of said Lot 20 South 89°18'2$" East, 203.17 feet to
a paint on the right-of-way line of E. Wells Circle;
thence along the right-of-way line of E. Wells Cirela via following 3 courses and
distances;
thence 75.70 fleet along the aro of a non -tangent curve to Me right, said curve having a
radius of 45 00 feet, a central angle of 96'22'46" and a long chord wh a bears rs North 41 °05'05"
West, 67.08 feet to the REAL POINT OF BEGINNING;
thence 109.85 feet along the arc of a curve to the right. said curve having a radius of
45.04 feet, a central angle of 139'52'18" and a long chard which bears North 77'02'27" East.
94.54 feet to a point of reverse curare;
thence 44.18 feet along the arc of said r varse curua to the left. said reverse curve
having a radius of 45.04 feet. a central angle of 56'1504" and a long &Ord which bears South
61'N'156" East. 42.43 feed;
thenve leaving said right-of-way line North 890 16'29" Voest, 119.55 feet to the REAL
POINT OF BEGINNING. Contains 2:863 square feet, more or less.
Page 23
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SUBDIvisloN
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REAL POINT 2863 f,�
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N89-1$ 213-W 119.55'
SW CORNER
LOT 29
S89'1 fi'28'E
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E. WELLS CIR.
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SCALE: 1" = 40'
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EXHISIY " " DRAWING FOR
E. WELLS CIRCLE PARTIAL VACATION
LOCATED IN TK MM 1 a OF TME Z 1/4 P
SCIICH S. T-7 c. klci4. A5 371M-'. C'}}4
Page 24
14-517
3AD,M20
CURVE TABLE
C13RVE
RADIUS
LENGTH
I CHDRD DIST,
CHORD 8RG.
DELTA
C1
45,00
75.70
67.08
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66'22'46'
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EXHISIY " " DRAWING FOR
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LOCATED IN TK MM 1 a OF TME Z 1/4 P
SCIICH S. T-7 c. klci4. A5 371M-'. C'}}4
Page 24
14-517
3AD,M20
C. REVISED Conceptual Site Plan (date: 02i20 03/18/2020)
715 SW LLS STREET L
971 E WELLS CIRCLE
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Page 26
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
A Development Agreement (DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the
developer.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division
prior to commencement of the DA. The DA shall be signed by the property owner
and returned to the Planning Division within six (6) months of the City Council
granting the annexation. The DA shall, at minimum, incorporate the following
provisions:
a. Future development of this site shall be generally consistent with the conceptual site plan,
conceptual building elevations and phasing plan in Section VII and the provisions
contained herein.
b. All structures shall comply with the design standards listed in the Architectural Standards
Manual and the design standards listed in UDC 11-3A-19. An application for Design
Review shall be submitted concurrently with the Certificate of Zoning Compliance
application and approved prior to submittal of building permit applications.
c. The applicant shall comply with the multi -family specific use standards set forth in UDC
11-4-3-27.
d. Applicant shall comply with the TN -R dimensional standards set forth in UDC Table 11-
2D-6.
e. The applicant shall submit alternative compliance application concurrent with a CZC
application to deviate from the following standards:
1. Private Street Standards (11-3F-4)
2. Parking requirements (11-3C-6)
3. Multi -family private usable open space standards (11-4-3-27B3)
f. Applicant shall construct a segment of the City's 10 -foot multi -use pathway through the
development as proposed. Prior to occupancy of the first structure, the applicant shall
obtain City Council's approval of a public pedestrian easement and record said
document. The applicant shall also extend the 5 -foot wide detached sidewalk in the
northwest corner to the north boundary for interconnectivity.
g. Applicant shall comply with all ACHD conditions of approval.
h. ,
use of the 20 foot wide easemen4 area on a poi4ion of the west boundar-y. if a substantia4
ehange is required by Publie Wefks, the appheai# shall modify the proposed eefleept p!
prier- to City Gotmeil meeting.
i. Prior to submitting a CZC application, the applicant shall vacate the 10 -foot wide PUDI
easements created by Amended Magic View Subdivision OR modify the site plan
submitted with the CZC application to remove structures from encroaching in the platted
easements.
j. Applicant shall comply with the open space and site amenity standards set forth in UDC
11-3G and UDC 11-4-3-27. The applicant shall submit an open space exhibit and provide
Page 30
details of the six (6) to eight (8) proposed amenities with their CZC application
demonstrating compliance with these standards. The amenities proposed for the
development shall include a clubhouse, fitness facility, walking trails and open grassy
areas as depicted on the concept plan. The remainder of the amenities shall be
coordinated with staff.
k. Applicant shall extend E. Wells Circle to west boundary for future extension. if�D
shall provide a legal deser-iption and exhibit map of the ROW being Vaea4ed prior- to the
B. PUBLIC WORKS
Site Specific Conditions of Approval
1.1 Coneeptual engineering has not been PFOvided with this appReation, and theFefor-e
the adequney Of WftteF and SeWeF seFViees have not been evaluated at this time.
General Conditions of Approval
2.1 Sanitary sewer service to this development is available via extension of existing mains
adjacent to the development. The applicant shall install mains to and through this
subdivision; applicant shall coordinate main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe
to sub-grade is less than three feet than alternate materials shall be used in conformance
of City of Meridian Public Works Departments Standard Specifications.
2.2 Water service to this site is available via extension of existing mains adjacent to the
development. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.3 All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
2.4 Upon installation of the landscaping and prior to inspection by Planning Department
staff, the applicant shall provide a written certificate of completion as set forth in UDC
11-3B-14A.
2.5 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, and water
infrastructure for a duration of two years. This surety amount will be verified by a line
item final cost invoicing 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.
2.6 In the event that an applicant and/or owner cannot complete non-life, non-safety and non-
health improvements, prior to occupancy, a surety agreement may be approved as set
forth in UDC 11-5C-3C.
2.7 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.
Page 31
2.8 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.
2.9 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.10 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.11 All grading of the site shall be performed in conformance with MCC 11-1-413.
2.12 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.
2.13 The 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.
2.14 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.
2.15 At the completion of the project, the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any
structures within the project.
2.19 Street light plan requirements are listed in section 6-7 of the Improvement Standards for
Street Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street
lights shall be installed at developer's expense. Final design shall be submitted as part of
the development plan set for approval, which must include the location of any existing
street lights. The contractor's work and materials shall conform to the ISPWC and the
City of Meridian Supplemental Specifications to the ISPWC. Contact the City of
Meridian Transportation and Utility Coordinator at 898-5500 for information on the
locations of existing street lighting.
2.20 The applicant shall provide easement(s) for all public water/sewer mains outside of
public right of way (include all water services and hydrants). The easement widths shall
be 20 -feet wide for a single utility, or 30 -feet wide for two. The easements shall not be
dedicated via a plat, but rather dedicated outside the plat process using the City of
Meridian's standard forms. 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 V 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 signature of the final plat by the City
Engineer.
2.21 Applicant shall be responsible for application and compliance with and NPDES
permitting that may be required by the Environmental Protection Agency.
2.22 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 Water
Department at (208)888-5242 for inspections of disconnection of services. Wells may be
Page 32
used for non-domestic purposes such as landscape irrigation if approved by Idaho
Department of Water Resources.
2.23 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for
abandonment procedures and inspections.
2.24 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 9-1-28.C.1). 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 development plan approval.
2.25 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,
intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall
be addressed per UDC 11-3A-6. In performing such work, the applicant shall comply
with Idaho Code 42-1207 and any other applicable law or regulation.
C. FIRE DEPARTMENT
https: //weblink. meridianciiy. org/WebLink/Doc View. aspx?id=182552&dbid= 0&repo=Meridian City
D. POLICE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?ld=l 83075&dbid=0&repo=MeridianCity
E. BOISE PROJECT BOARD OF CONTROL
https: //weblink. meridiancioy. org/WebLinkIDocView. aspx?id=182568&dbid= 0&repo=MeridianCity
F. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
https: //weblink. meridiancity. org/WebLink/Doc View. aspx?id=183062&dbid= 0&repo=MeridianCity
G. ADA COUNTY
https: //weblink. meridiancity. org/WebLink/Doc View. aspx?id=182621 &dbid= 0&repo=MeridianCiiy
H. COMPASS
https: //weblink. meridianciny. oLglWebLinkIDocView. aspx?id=182953&dbid= 0&repo=MeridianCity
I. PARKS DEPARTMENT
https: //weblink. meridiancity. org/WebLink/Doc View. asp x?id=183392&dbid= 0&repo=MeridianCity
J. ADA COUNTY HIGHWAY DISTRICT (ACHD)
hggs://weblink.meridiancit oorg/WebLink/Doc View. aspx?id=184614&dbid=0&repo=MeridianCitX
IX. FINDINGS
A. Annexation and/or Rezone (UDC 11 -5B -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:
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1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Commission finds that the Applicant's request to annex and develop the subject 16.99
acre property with TN -R zoning is consistent with the associated MU -N and MDR FLUM
designations for this property. (See section V above for more information)
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds the proposed map amendment and development complies with the
purpose statements of the traditional neighborhood districts in that it will provide for a range
of housing needs for the community consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds the proposed map amendment should not be detrimental to the public
health, safety and welfare as the proposed residential and commercial uses should be
compatible with adjacent existing and future residential and commercial uses in the area.
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 City services are available to be provided to this development.
5. The annexation (as applicable) is in the best interest of city.
The Commission finds the proposed annexation is in the best interest of the City.
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