180364 Zoning Compliance Use Change - Inglewood Place Subdivision - Residential (3)
Planning Division
CERTIFICATE OF ZONING COMPLIANCE
CHANGE OF USE
Application Checklist
Project name: File #:
Applicant/agent:
Applicability: This checklist shall apply when a change of use is proposed to an existing building/tenant space
without any exterior site modifications OR when the proposed use is subject to specific use standards in Chapter
4, Title 11 of the Unified Development Code.
This application is required to contain one copy of the following:
Applicant
(√) Description Staff
(√)
Completed and signed Development Review Application
Narrative fully describing the proposed use of the property, including the following:
Information on any previous approvals or requirements for the requested use (i.e.,
applicable conditions of approval, previous CZC or Development Agreement provisions)
Demonstrate or explain how the proposed use complies with the specific use
standards in Chapter 4
Recorded warranty deed for the subject property
Affidavit of Legal Interest signed and notarized by the property owner (If owner is a corporation,
submit a copy of the Articles of Incorporation or other evidence to show that the person signing is an authorized agent)
Scaled vicinity map showing the location of the subject property
Copy of address verification letter from Development Services (See attached request form).
Fee
APPLICATION WILL NOT BE ACCEPTED UNLESS ALL ITEMS ON THE CHECKLIST ARE SUBMITTED.
Community Development Planning Division 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/planning
(05/16/2018)
Planning Division
DEVELOPMENT REVIEW APPLICATION
Community Development Planning Division 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/planning
-1 Rev:(2/2/20182/7/2018)
STAFF USE ONLY:
Project name:
File number(s):
Assigned Planner: Related files:
Type of Review Requested (check all that apply)
Accessory Use (check only 1)
Daycare
Home Occupation
Home Occupation/Instruction for 7 or more
Administrative Design Review
Alternative Compliance
Annexation and Zoning
Certificate of Zoning Compliance
City Council Review
Comprehensive Plan Map Amendment
Comprehensive Plan Text Amendment
Conditional Use Permit
Conditional Use Modification (check only 1)
Director
Commission
Development Agreement Modification
Final Plat
Final Plat Modification
Landscape Plan Modification
Preliminary Plat
Private Street
Property Boundary Adjustment
Rezone
Short Plat
Time Extension (check only 1)
Director
Commission
UDC Text Amendment
Vacation (check only 1)
Director
Commission
Variance
Other
Applicant Information
Applicant name: Phone:
Applicant address: Email:
City: State: Zip:
Applicant’s interest in property: Own Rent Optioned Other
Owner name: Phone:
Owner address: Email:
City: State: Zip:
Agent/Contact name (e.g., architect, engineer, developer, representative):
Firm name: Phone:
Agent address: Email:
City: State: Zip:
Primary contact is: Applicant Owner Agent/Contact
Subject Property Information
Location/street address: Township, range, section:
Assessor’s parcel number(s): __________________________ Total acreage: Zoning district:
Community Development Planning Division 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/planning
-2- Rev:(2/7/2018)
Project/subdivision name:
General description of proposed project/request:
Proposed zoning district(s):
Acres of each zone proposed:
Type of use proposed (check all that apply):
Residential Office Commercial Employment Industrial Other
Who will own & maintain the pressurized irrigation system in this development?
Which irrigation district does this property lie within?
Primary irrigation source: Secondary:
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water):
Residential Project Summary (if applicable)
Number of residential units: Number of building lots:
Number of common lots: Number of other lots:
Proposed number of dwelling units (for multi-family developments only):
1 bedroom: 2–3 bedrooms: 4 or more bedrooms:
Minimum square footage of structure (excl. garage): Maximum building height:
Minimum property size (s.f): Average property size (s.f.):
Gross density (Per UDC 11-1A-1): Net density (Per UDC 11-1A-1):
Acreage of qualified open space: __________________ Percentage of qualified open space: __________________
Type and calculations of qualified open space provided in acres (Per UDC 11-3G-3B):
Amenities provided with this development (if applicable):
Type of dwelling(s) proposed: Single-family Detached Single-family Attached Townhouse
Duplex Multi-family Vertically Integrated Other ____________________________________
Non-residential Project Summary (if applicable)
Number of building lots: Common lots: Other lots:
Gross floor area proposed: Existing (if applicable):
Hours of operation (days and hours): Building height:
Total number of parking spaces provided: Number of compact spaces provided:
Authorization
Print applicant name:
Applicant signature: Date:
ÓParadigm Senior Living Inc. 2019 503-222-6868 1
Development Narrative – Zoning Compliance Application
01-03-2020
1: Summary
2: Previous Approvals and Requirements
3: Specific Use Standards
1: Summary
On November 12, 2019 the City of Meridian approved the Request for Annexation of 10.29 Acres of land
as C-C (3.76 Acres) and R-15 (6.53 Acres) Zoning Districts; Preliminary Plat Consisting of Eight (8) Building
Lots and One 1) Common Lot on 8.84 Acres of Land in the C-C and R-15 Zoning Districts; and Conditional
Use Permit for a “ Nursing or Residential Care Facility” Consisting of 86 Dwelling Units on 3.48 Acres of
Land in the R-15 Zoning District, by James Petersen, Inglewood Place at Meridian, LLC. Case No(s). H-
2019-0090
The Inglewood Place Subdivision is located at the North East corner of Victory Road and Eagle Road. This
will be a two-phase development. Phase one will be R15 Zoned that will be developed as a Senior Living
Community and phase two will be designated as a C-C Zone which could include uses such as retail,
office or professional. During planning of the project great consideration was taken to provide a quality
development that’s a good fit and contributes to the community. Through this process the design team
has received approval for annexation by the planning department and the city council. We have also
held a neighborhood meeting; our Engineer has personally met with the neighbors and with ACHD.
The proposed development will be Mixed Use which is parallel with the City of Meridian’s
comprehensive plan for this property. We are proposing for the East and Middle parcels to be R-15 and
the West parcel adjacent to Eagle Road to be C-C zoned.
1.A: East Parcel, R-15 Zone
This parcel of the property will be single level duplex’s (14 Units) for Senior Independent Living.
1.B: Middle Parcel, R-15 Zone
This parcel will host a three-level senior living facility for Independent Living (46 Units), Assisted Living
(30 Units) and Memory Care (10 Units). These living areas will be in 4 different wings all connected to a
common core area. This design is visually appealing as it breaks up the mass of a large building and
creates great outdoor open space.
1.C: West Parcels, C-C Zone
The west parcels of the development which will be adjacent to Eagle Road and Victory road is ideal for
commercial use. Below you will see an option for this commercial parcel. We do not have end users in
place for the commercial area and the vision may be different than the conceptual drawings shown. We
ask that the commercial area have flexibility so that we can get the right commercial user at this
location. There will be multiple sidewalks between the commercial and senior living community for
senior’s ease of access to the commercial amenities.
ÓParadigm Senior Living Inc. 2019 503-222-6868 2
2: Previous Approvals and Requirements
A full list of City Conditions for approval can be found in Findings Inglewood Subdivision (H-2019-
0090).pdf. I will clarify solutions to those conditions that may be less obvious.
II. A.1.f: Driveway access via S Eagle Rd is planned as a right-in/right-out and will remain so.
II. A.1.g: A 15’ easement is respected on the northern property to allow access for the adjacent property
owner.
II. A.2.d: A 6’ fence around the outdoor recreational areas and the outdoor eating patio is provided.
II. A.3.f: A drive aisle ‘stub’ is provided in the recommended area, suggesting a future connection with
the northern property if it is to be redeveloped.
II. A.3.g: A fence along the eastern boundary is noted on the site plan and added to the job
specifications.
II A.7: Either a patio, deck and/or yard space is provided for each resident.
II A.14: drive aisles are 26’ wide.
II A.15: The applicant previously and continues to comply with traffic calming requests by Staff and
ACHD.
II C.11: ‘no parking fire lane’ signs will be provided on street mews.
II F: Plans will be submitted to Boise Project Board of Controls prior to construction. Trees have been
removed from the irrigation easement.
II H: Central Sewage Plans and Central Water plans will be submitted to the Idaho Department of
Environmental Quality.
II K: Sidewalk along Victory Rd are no longer meandering as requested.
3: Specific Use Standards
The proposed project meets the Specific Use Standards for multi-family developments in the Meridian
City Code. This project proposes housing that enhances the quality of life for its residents and improves
the community. The site design, open spaces and landscaping meet or exceed what Meridian is
requesting.
Inglewood Place Subdivision provides a great land-use transition from existing commercial along Eagle
Road to the adjacent neighborhoods. The neighbors are very positive of this soft transition with single
level seniors’ homes adjacent to their existing homes. The facility provides a full-service continuum of
care Senior Living Community for older adults wishing to enjoy a healthy and quality lifestyle, a necessity
for any community.
Where residents have access to outdoor spaces, appropriate fencing is provided for safety of the senior
living facility residents. Crosswalks are provided for pedestrians at key points. Interior spaces are
designed to provide comfort and safety for residents and the less-abled.
ÓParadigm Senior Living Inc. 2019 503-222-6868 3
Paradigm Senior Living, the proposed Management Agent is responsible for setting standards of
performance, quality, productivity and conduct; and for performing accounting and human resources
functions. Additionally, the agent is responsible for making available any and all resources, advice,
consent, and capital required for optimum day to day operating performance of the community. The
primary objective of the management company is to enhance the long-term efficiency and effectiveness
of the facility.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2019-0099 - 1 -
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for Annexation of 10.29 Acres of land with the C-C (3.76 Acres) and
R-15 (6.53 Acres) Zoning Districts; Preliminary Plat Consisting of Eight (8) Building Lots and One
1) Common Lot on 8.84 Acres of Land in the C-C and R-15 Zoning Districts; and Conditional Use
Permit for a “Nursing or Residential Care Facility” Consisting of 86 Dwelling Units on 3.48 Acres
of Land in the R-15 Zoning District, by James Petersen, The Pointe at Meridian, LLC.
Case No(s). H-2019-0090
For the City Council Hearing Date of: November 12, 2019 (Findings on November 26, 2019)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of November 12, 2019, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of November 12, 2019, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of November 12,
2019, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of November 12, 2019, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Community Development Department, the Public Works Department and any affected party
requesting notice.
Meridian City Council Meeting Agenda November 26, 2019 – Page 97 of 352
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2019-0099 - 2 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of November 12, 2019, incorporated by reference. The conditions are concluded to
be reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council’s authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant’s request for annexation and zoning, preliminary plat and conditional use permit
is hereby approved per the conditions of approval in the Staff Report for the hearing date of
November 12, 2019, attached as Exhibit A, with the requirement of a Development Agreement.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer’s signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City
Engineer’s signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 11-
6B-7C).
Notice of Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City. During this time, the applicant
shall commence the use as permitted in accord with the conditions of approval, satisfy the
requirements set forth in the conditions of approval, and acquire building permits and
commence construction of permanent footings or structures on or in the ground. For
conditional use permits that also require platting, the final plat must be signed by the City
Engineer within this two (2) year period.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.G.1, the Director may authorize a single extension of the time to commence the
Meridian City Council Meeting Agenda November 26, 2019 – Page 98 of 352
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2019-0099 - 3 -
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the City Council may be granted. With all extensions, the Director
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title 11(UDC 11-5B-6F).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six (6) months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six (6) month approval
period.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff Report for the hearing date of November 12, 2019
Meridian City Council Meeting Agenda November 26, 2019 – Page 99 of 352
By action of the City Council at its regular meeting held on the 2t" day of NbyembP.r
2019.
COUNCIL PRESIDENT JOE BORTON VOTED \
COUNCIL VICE PRESIDENT LUKE CAVENER VOTED ki
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER TY PALMER VOTED
COUNCIL MEMBER TREG BERNT VOTED!
COUNCIL MEMBER GENESIS MILAM VOTED P
MAYOR TAMMY de WEERD VOTED
TIE BREAKER)
Mayor Tam e Weerd
Attest: Qo
PSE AUGUST' \
w0tvof
ro 0
SEAL
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By: Dated:
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H -2019-Q999 0pCQ(3 - 4 -
EXHIBIT A
Page 1
HEARING
DATE:
November 12, 2019
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0099
Inglewood Place Subdivision
LOCATION: 3250 E. Victory Rd on the NE corner of
S. Eagle Rd. and E. Victory Rd., in the
SW ¼ of Section 21, Township 3N.,
Range 1E.
I. PROJECT DESCRIPTION
Annexation and zoning of 10.29 acres of land with C-C (3.76 acres) an R-15 (6.53 acres) zoning
districts; preliminary plat consisting of 8 building lots and 1 common lot on 8.84 acres of land;
conditional use permit for a multi-family development consisting of 14 dwelling units on 1.91 acres
of land in the R-15 zoning district; and, conditional use permit for a “nursing or residential care
facility” consisting of 86 dwelling units on 3.48 acres of land in the R-15 zoning district.
II. SUMMARY OF REPORT
A. Project Summary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 10.29
Future Land Use Designation MU-C
Existing Land Use Single-family residential/agricultural
Proposed Land Use(s) Mixed-use professional office, retail, nursing/residential care
facility, and multi-family residential
Current Zoning RUT in Ada County
Proposed Zoning R-15 and C-C
Lots (# and type; bldg/common) 8 building; 1 common
Phasing plan (# of phases) 2 (1st phase residential; 2nd phase commercial)
Number of Residential Units (type
of units)
100 units (86 in residential care facility and 14 duplex style
multi-family units)
Meridian City Council Meeting Agenda November 26, 2019 – Page 101 of 352
Page 2
B. Community Metrics
Density (gross & net) 24 units/acre in nursing/residential care facility and 6.5
units/acre in multi-family portion (gross); 45 units/acre in
nursing/residential care facility and 12.5 units/acre in multi-
family portion (net)
Open Space (acres, total [%] /
buffer / qualified)
Open space is only required for the multi-family development
a total of 0.30 of an acres is provided in excess of UDC req.
Amenities Clubhouse, fitness center, plaza, gazebo
Physical Features (waterways,
hazards, flood plain, hillside)
McDonald Lateral crosses the southwest corner of the site
within a 41’ wide easement
Neighborhood meeting date; # of
attendees:
January 3, 2019 (20 attendees) and July 16, 2019 (8 attendees)
History (previous approvals) ROS #8196, 9059, 10764
Description Details Page
Ada County Highway
District
Staff report
yes/no)
Not yet
Requires ACHD
Commission
Action (yes/no)
No
Fire Service
Distance to Fire
Station
0.5 mile from Fire Station #4
Fire Response
Time
1 minute under ideal conditions; can meet the response time goals
Resource
Reliability
81% from Fire Station #4 – does not meet the target goal of 85% or greater
Risk
Identification
Risk factor of 4 – current resources would not be adequate to supply service to
this project (see comments in Section VIII.C)
Accessibility Project does not meet all required access, road widths and turnarounds;
roadways needs to be 26’ wide for ladder truck access
Special/resource
needs
An aerial device is required; the closest truck company is 8 minutes travel time
under ideal conditions) – Fire Dept. can meet this need in the required
timeframe.
Water Supply Requires 2,000 gallons per minute for 2 hours
Other Resources NA
Police Service
Distance to Police
Station
3 miles
Police Response
Time
4 minutes
Calls for Service For time period of 7/1/2018-6/30/2019: 607 calls within a mile of site
Accessibility No issues with the proposed access
Specialty/resource
needs
No additional resources are needed at this time; the PD already services the
area
Crimes 84
Crashes 33
Wastewater
Meridian City Council Meeting Agenda November 26, 2019 – Page 102 of 352
Page 3
C. Project Maps
Distance to Sewer
Services
0 feet
Sewer Shed Five Mile Trunkshed
Estimated Project
Sewer ERU’s
See application
WRRF Declining
Balance
13.7
Project Consistent
with WW Master
Plan/Facility Plan
Yes
Impacts/Concerns Flows Commitments have been added to the Declining Balance
Water
Distance to Water
Services
0 feet
Pressure Zone 4
Estimated Project
Water ERU’s
See application
Water Quality
Concerns
None
Project Consistent
with Water
Master Plan
Yes
Impacts/Concerns Extend water easement to north property line at northwest portion of property
to facilitate potential future connection. Water main connection to Eagle Rd.
will be required with 1st phase
Future Land Use Map Aerial Map
Meridian City Council Meeting Agenda November 26, 2019 – Page 103 of 352
Page 4
III. APPLICANT INFORMATION
A. Applicant/Owner:
James Petersen – The Pointe at Meridian, LLC – 4859 S. 190 W., Salt Lake City, UT 84107
B. Representative:
Jacob Shirley – Think AEC – 5151 S. 900 E., Salt Lake City, UT 84117
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper Notification 9/13/2019 10/25/2019
Radius notification mailed to
properties within 300 feet 9/17/2019 10/22/2019
Public hearing notice sign posted
on site 9/18/2019 10/29/2019
Nextdoor posting 9/17/2019 10/22/2019
V. STAFF ANALYSIS
A. ANNEXATION & ZONING
The Applicant requests annexation and zoning of 10.29 acres of land with R-15 (6.53 acres) and
C-C (3.76 acres) zoning districts consistent with the MU-C (Mixed Use – Community) Future
Land Use Map (FLUM) designation in the Comprehensive Plan. A conceptual site plan and
Zoning Map Planned Development Map
Meridian City Council Meeting Agenda November 26, 2019 – Page 104 of 352
Page 5
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 a mix of uses including nursing/residential care
facility, age restricted (55+) multi-family residential, office and commercial retail uses.
Independent living (14 units) is proposed on the east side of the site [i.e. multi-family (duplex
style single-level units on one parcel)]; a 3-story nursing/residential care facility is proposed in
the center of the site consisting of independent living (46 units), assisted living (30 units) and
memory care (10 units); a 12,300 square foot (s.f.) 3-story office is proposed on the west side of
the senior living facility; and retail commercial uses are conceptually proposed on 3 pads along
the west side of the site adjacent to S. Eagle Rd. – the applicant is requesting flexibility for the
ultimate layout of this portion of the development.
The Allowed Uses table in UDC Table 11-2A-2 for the R-15 zoning district lists nursing or
residential care facilities as a conditional use subject to the specific use standards of UDC 11-4-3-
29; and multi-family developments as a conditional use subject to the specific use standards listed
in UDC 11-4-3-27. Compliance with the dimensional standards listed in UDC Table 11-2A-7 for
the R-15 district is required, including but not limited to the maximum building height of 40 feet.
The Allowed Uses table in UDC Table 11-2B-2 for the C-C zoning district lists professional
services (offices) and retail uses as principal permitted uses. Compliance with the dimensional
standards listed in UDC 11-2B-3 for the C-C district is required, including but not limited to the
maximum building height of 50 feet.
Comprehensive Plan (https://www.meridiancity.org/compplan):
This property is designated MU-C (Mixed Use – Community) on the Future Land Use Map.
The MU-C designation allocates areas where community-servicing uses and dwellings are
seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including
residential, and to avoid mainly single-use and strip commercial type buildings. Non-residential
buildings in these areas have a tendency to be larger than in MU-N (Mixed-Use Neighborhood)
designated areas but not as large as in MU-R (Mixed Use – Regional) designated areas. Goods
and services in these areas tend to be of the variety that people will mainly travel by car to but
also walk or bike to (up to 3 or 4 miles). Employment opportunities for those living in and around
the neighborhood are encouraged. The proposed development meets many of the goals of Mixed-
use Community designation. Please see the following analysis for which specific goals are met
and which are deficient.
The proposed land uses and residential densities are consistent with those desired in MU-C
designated areas.
Transportation:
Access to the site is proposed via one (1) driveway access from S. Eagle Rd., an arterial street,
which ACHD is restricting to right-in/right-out; and one (1) full-access local public street (S.
Titanium Ave.) from E. Victory Rd. Internal driveways are proposed for internal access within
the site. The new local street (S. Titanium Ave.) is proposed to extend to the north boundary of
the site for future extension and interconnectivity when the property to the north redevelops.
Comprehensive Plan Policies (https://www.meridiancity.org/compplan):
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):
Meridian City Council Meeting Agenda November 26, 2019 – Page 105 of 352
Page 6
Provide for a wide diversity of housing types (single-family, modular, mobile homes and
multi-family arrangements) and choices between ownership and rental dwelling units for all
income groups in a variety of locations suitable for residential development.” (3.07.03B)
The mix of housing options proposed to be provided on this site will contribute to the variety
of housing types available in the City for its senior residents.
Provide housing options close to employment and shopping centers.” (3.07.02D)
The proposed development will provide housing options for seniors in close proximity to
office and commercial uses planned to develop on the western portion of the site.
Require open space areas within all development.” (6.01.01A)
An open space exhibit is included in Section VII that complies with the minimum UDC
standards listed in UDC 11-3G-3 and 11-4-3-27.
Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
The proposed development is contiguous to the City and urban services can be provided to
this development.
Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
One (1) access is proposed via E. Victory Rd. and one (1) access is proposed via S. Eagle Rd.
Staff is of the opinion the proposed accesses shown in Section VII are acceptable unless
otherwise restricted by the City Council and/or ACHD.
Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system.” (3.03.03B)
Pedestrian walkways are proposed throughout the development between the residential and
commercial uses; and along E. Victory Rd. and S. Eagle Rd. for access to existing and future
developments in the vicinity.
Work with transportation agencies and private property owners to preserve transportation
corridors, future transit routes and infrastructure, road and highway extensions, and to
facilitate access management planning.” (3.01.01J)
The Applicant has been working with ACHD on the proposed access points to the roadway
network.
In reviewing development applications, the following items will be considered in all Mixed
Use areas, per the Comprehensive Plan (pgs. 23-24): (Staff’s analysis in italics)
Residential densities should be a minimum of six dwellings/acre.”
The residential gross densities for the nursing/residential care facility and multi-family
portion exceed the minimum desired at 24 units per acre and 6.5 units per acre respectively.
Where feasible, higher density and/or multi-family residential development will be
encouraged, especially 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 project is adjacent to two (2) main arterial roadways – E. Victory Rd. and S. Eagle Rd.
The proposed development does include multi-family and assisted living components, which
will provide for the density desired in close proximity to employment. However, because this
development is not being marketed to residents that are still active in the labor force,
residents will most likely not be working in the nearby employment centers.
A conceptual site plan for the entire mixed-use area should be included in the application.”
A conceptual development plan was submitted for the proposed mixed use development,
included in Section VII.C.
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In developments where multiple commercial and/or office buildings are proposed (not
residential), the buildings should be arranged to create some form of common, usable area,
such as a plaza or green space.”
Green space is proposed within the residential portion of the development. A common usable
area should also be provided in the commercial/office area as envisioned away from
adjacent arterial streets.
The site plan should depict a transitional use and/or landscaped buffering between
commercial and existing low- or medium-density residential development.”
The proposed plan depicts single-level residential homes (duplex style) along the east
boundary adjacent to existing single-family homes. A landscape buffer and 6-foot vinyl fence
is proposed along the northern boundary of the site as a buffer to the existing rural
residential property to the north.
A mixed-use project should include at least three types of land uses [i.e. commercial
includes retail, restaurants, etc.), office, residential, civic (includes public open space, parks,
entertainment venues, etc.), and industrial]. Exceptions may be granted for smaller sites on a
case-by-case basis.”
The proposed development will at a minimum include a mix of commercial retail, office, and
residential uses as desired.
Community-serving facilities such as hospitals, churches, schools, parks, daycares, civic
buildings, or public safety facilities are expected in larger mixed-use developments.”
The proposed nursing/residential care facility will provide healthcare services to the elderly
residents of the facility. At 8.84 acres, staff does not consider this development to be a large
scale mixed-use development.
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.”
The proposed concept plan in Section VII.C does not depict any public and/or quasi-public
spaces and places in the commercial portion of the site; the common area proposed in the
residential portion of the development is solely for the residential use and does not satisfy this
requirement. These types of public spaces should be included in the commercial (C-C
zoned) area when it develops.
All mixed-use projects should be directly accessible to neighborhoods within the section by
both vehicles and pedestrians.”
The proposed development will be directly accessible to the mixed use designated property to
the north when it redevelops via a public street connection stubbing to that property (S.
Titanium Ave.). There is also an existing public stub street (E. Publisher St.) at the east
boundary of the property to the north (2960 S. Eagle Rd.) which will be extended with
development of that property and will provide vehicular and pedestrian interconnectivity with
the residential neighborhood (Sutherland Farm Subdivision) to the east. Currently, the only
interconnectivity that can be provided is via the pedestrian sidewalk along the frontage of the
site adjacent to S. Eagle Rd. and E. Victory Rd.
Street sections consistent with the Ada County Highway District Master Street Map are
required within the Unified Development Code.”
The Master Street Map does not depict any streets across this property.
Because of the existing small lots within Old Town, development is not subject to the
Mixed-Use standards listed herein.”
The proposed development is not within Old Town; therefore, this provision is not applicable.
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In reviewing development applications, the following items will be considered in MU-C
areas, per the Comprehensive Plan (pgs. 33-34):
All developments should have a mix of at least three land use types.”
The proposed development contains a mix of uses as required (i.e. commercial/retail, office,
and residential).
Developments should comply with the general guidelines for development in all Mixed Use
areas.”
See analysis above.
Residential uses should comprise a minimum of 20% of the development area at densities
ranging from 6 to 15 units/acre.”
Residential uses comprise more than 20% of the development area at a gross density of 24
units per acre for the nursing/residential care facility and 6.5 units per acre for the
independent living portion.
Non-residential buildings should be proportional to and blend in with adjacent residential
buildings.”
The proposed 3-story office building will be proportional to the adjacent 3-story
nursing/residential care facility to the east. Design elements and construction materials of
the non-residential buildings should be consistent with those in the residential portion of
the development.
Vertically integrated structures are encouraged.”
No vertically integrated structures are proposed.
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 30,000 square-foot
building footprint.”
The largest building proposed on the site is the nursing/residential care facility which has a
building footprint of 18,394 square-feet.
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.”
These types of spaces and places should be provided.
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.”
Not applicable
Zoning:
Based on the analysis above, Staff is of the opinion the requested annexation with the R-15 and
C-C zoning districts and proposed development is generally consistent with the MU-C 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 as well as individual legal descriptions and a map for each of the zoning districts
proposed.
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
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application, staff recommends a DA as a provision of annexation with the provisions
included in Section VIII.
B. PRELIMINARY PLAT
The proposed preliminary plat consists of eight (8) building lots and one (1) common lot on 8.84
acres of land in the proposed R-15 and C-C zoning districts for Inglewood Place Subdivision. The
plat is proposed to develop in two phases as shown in Section VII.B as follows: Phase 1 will
include an 80K square foot nursing/residential care facility and 14 multi-family units (duplex
style); Phase 2 will include a mix of retail, professional service/office uses.
The Applicant requests allowance for one (1) building permit to be issued for the senior living
facility on Lot 1, Block 2 prior to subdivision of the property. Because there are four (4) existing
parcels, Staff is amenable to the request but recommends the property is subdivided prior to
issuance of any additional building permits.
Existing Structures/Site Improvements:
There are several existing structures on this site that are required to be removed prior to signature
on the final plat for the phase in which they are located.
Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development is required to comply with the minimum
dimensional standards listed in UDC Table 11-2A-7 for the R-15 district and Table 11-2B-3 for
the C-C district.
Access (UDC 11-3A-3):
One access is proposed via S. Eagle Rd., an arterial street, which ACHD is restricting to right-
in/right-out. Staff recommends this access is only allowed on a temporary basis until such
time as the property to the north redevelops and an access driveway can be constructed in
alignment with E. Moon Dipper St. on the west side of Eagle Rd. At such time, the driveway
access shall be removed and the landscape buffer along Eagle Rd. extended. Additionally,
an access easement shall be provided to the property to the north and a driveway extended
to the northern property boundary for future interconnectivity and access via Eagle Rd.
through the property to the north (an access easement will also be required to be provided
to this property when the property to the north redevelops).
A local public street (E. Titanium Ave.) access is proposed via E. Victory Rd., an arterial street,
which will be a full access. The public street is proposed to extend from Victory Rd. to the
northern boundary of the site to be extended when the property to the north redevelops for
interconnectivity and access.
Pathways (UDC 11-3A-8):
There are no pathways depicted on the Pathways Master Plan for this property.
Sidewalks (UDC 11-3A-17):
Sidewalks are required to be constructed adjacent to all public streets as set forth in UDC 11-3A-
17. The UDC requires 5-foot wide detached sidewalks to be constructed along arterial streets (i.e.
S. Eagle Rd. and E. Victory Rd.). There is an existing attached sidewalk along Eagle Rd and a
portion of Victory Rd. nearest to the intersection. Because the existing sidewalk is in good
condition, the Director has waived this requirement allowing the sidewalk to remain and
not be reconstructed as a detached sidewalk but the remainder of the sidewalk along
Victory Rd. should be constructed as a detached sidewalk as depicted on the landscape plan
in Section VII.D.
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Parkways (UDC 11-3A-17):
Parkways are required to be constructed and landscaped per the standards listed in UDC 11 -3A-
17E. A parkway is proposed along E. Victory Rd. where there is not an existing sidewalk in
accord with UDC standards.
Landscaping (UDC 11-3B):
Street buffer landscaping is required to be provided as set forth in UDC Table 11-2B-3 for the C-
C district and 11-2A-7 for the R-15 district and planted in accord with the standards listed in
UDC 11-3B-7C.
A 25-foot wide street buffer is required along S. Eagle Rd. and E. Victory Rd., both arterial
streets, measured from the back of sidewalk where attached sidewalks are located and from
the back of curb where detached sidewalks are required. Plans submitted with the final plat
application and Certificate of Zoning Compliance applications shall comply with this
requirement.
Street buffers in residential districts are required to be placed in a common lot and
maintained by the Homeowner’s Association; street buffers in commercial districts are
required to be placed in a common lot or a permanent dedicated buffer maintained by the
property owner of business owner’s association per UDC 11-3B-7C.2. The plat should be
revised accordingly.
A 25-foot wide landscape buffer to adjoining residential uses is required on the C-C zoned
portion of the site along the northern boundary, landscaped per the standards listed in UDC
11-3B-9C, unless a reduced buffer width is requested and modified by City Council at a
public hearing with notice to surrounding property owners. The existing 15-foot wide
ingress-egress easement should be depicted along the northern boundary of the site; no
permanent structures or trees/shrubs should be planted within this easement.
Qualified Open Space & Site Amenities (UDC 11-3G):
Because the residential (R-15 zoned) portion of the site is under 5 acres in size, the qualified open
space and site amenity standards listed in UDC 11-3G-3 do not apply. However, the open space
site amenity standards listed in UDC 11-4-3-27 for multi-family developments do apply (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. A 6-foot tall solid vinyl fence is proposed along the north boundary of the site in accord with
UDC standards.
Existing Easement:
There is an existing 15-foot wide ingress/egress easement (Inst. #7907119) that runs along the
northern boundary of this site that benefits the adjacent property to the north as depicted on the
plat.
Waterways (UDC 11-3A-6):
The McDonald Lateral crosses the southwest corner of this site and is proposed to be piped in
accord with the standards listed in UDC 11-3A-6B.3.
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.
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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 | Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed structures on the site as shown in
Section VII.F.
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). The design of the commercial structures should incorporate some of the
same or similar design elements and construction materials as those in the residential
portion of the development.
C. CONDITIONAL USE PERMITS FOR MULTI-FAMILY DEVELOPMENT
Specific Use Standards (UDC 11-4-3):
The proposed use is subject to the following standards: (Staff’s 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:
1. 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:
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. Complies
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
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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 submitted site plan and elevations depict each unit
with a private patio however they appear to be below the minimum 80 square feet; the
plans should be revised to comply with this standard.
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 were not
included in the common open space calculations for the site.
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.
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 14 units so these standards do not apply.
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. Not applicable
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. Seven (7) units are between 500 and 1,200 s.f.; therefore, a total of 1,750 s.f.
or 0.04 acres) of common open space is required for these units.
c. Three hundred fifty (350) square feet for each unit containing more than one
thousand two hundred (1,200) square feet of living area. Seven (7) units contain more
than 1,200 s.f.; therefore, 2,450 s.f. (or 0.06 of an acre) of common open space is
required for these units.
At a minimum, a total of 4,200 s.f. (or 0.10 of an acre) of outdoor common open space is
required to be provided in the proposed development. A total of 0.29 of an acre is
proposed to be provided in a central common area as shown in Section VII.E, in excess of
the minimum standards.
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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 central
common open grass area complies with this 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 multi-family component of this project is proposed to be developed in one (1) phase.
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) The common open space area is central to the development and not adjacent to
any collector or arterial streets.
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.
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.
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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 14 proposed units, a minimum of 2 amenities are required; a gazebo and BBQ
area are proposed from the open space and quality of life categories in accord with UDC
standards. The multi-family portion of this development will also have access to the
amenities located in the nursing/residential care facility.
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 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 shall comply with this requirement.
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. Based on (7) 1-bedroom units and (7) 2-3 bedroom
units, a minimum of 14 covered carport or garage spaces and 11 uncovered spaces are required.
Parking is proposed as follows: 14 garage spaces, 14 driveway (tandem) spaces, and 11 surface
parking spaces for a total of 39 spaces in excess of UDC standards.
D. CONDITIONAL USE PERMIT FOR NURSING/RESIDENTIAL CARE FACILITY
11-4-3-29: NURSING OR RESIDENTIAL CARE FACILITIES:
A. General standards:
1. If the use results in more than ten (10) persons occupying a dwelling at any one time, the
applicant or owner shall concurrently apply for a change of occupancy as required by the
building code in accord with Title 10 of this code. This standard is not applicable.
2. The owner and/or operator of the facility shall secure and maintain a license from the
State of Idaho Department of Health and Welfare, facility standards division. The
applicant shall comply with this requirement.
B. Additional standards for uses providing care to children and juveniles under the age of 18
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years: This section is not applicable as care will not be provided to juveniles.
1. All outdoor play areas shall be completely enclosed by a minimum 6-foot non-scalable
fence to secure against exit/entry by small children and to screen abutting properties. The
fencing material shall meet the swimming pool fence requirements of the building code
in accord with Title 10 of this code.
2. Outdoor play equipment over 6-feet high shall not be located in a front yard or within any
required yard.
3. Outdoor play areas in residential district or uses adjacent to an existing residence shall
not be used after dusk.
C. Additional standards for uses providing care to patients who suffer from Alzheimer’s disease,
dementia or other similar disability that may cause disorientation: A barrier with a minimum
height of 6 feet, along the perimeter of any portion of the site that is accessible to those
patients shall be provided. The fencing material shall meet the swimming pool fence
requirements of the building code in accord with Title 10 of this code. Staff recommends a
detail of the proposed fencing be submitted with the Certificate of Zoning Compliance
application that complies with the aforementioned requirement if outdoor recreation areas
are proposed for the memory care facility.
Parking (UDC 11-3C):
Off-street parking is required to be provided for the nursing/residential care facility at a ratio of
0.5 space per bed; based on a total of 86 beds proposed, a minimum of 43 spaces are required. A
total of 84 spaces are proposed consisting of 23 garage spaces and 61 surface/uncovered spaces,
in excess of UDC standards.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed Annexation & Zoning with the requirement of a
Development Agreement, Preliminary Plat, and Conditional Use Permits per the conditions
included in Section VIII in accord with the Findings in Section IX.
B. The Meridian Planning & Zoning Commission heard these items on October 3, 2019. At the
public hearing, the Commission moved to recommend approval of the subject AZ, PP and CUP
requests.
1. Summary of Commission public hearing:
a. In favor: Jim Petersen, Developer; Jacob Shirley, Think Architects; David Gagliano
property owner to east); Matt Graham, T-O Engineers
b. In opposition: None
c. Commenting: Jason Attinger (HOA President for Sutherland Farm)
d. Written testimony: John & Juanita Sharp; John Carptenter, Applicant’s Representative
in agreement with staff report & recommended change to condition #A.3E)
e. Staff presenting application: Sonya Allen; Caleb Hood
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a. The property owners to the north (Sharp’s) requested their access easement that lies on
the northern portion of this site to be free of any curbing and landscaping and that all
buildings, berming, and landscaping be set back so as not to interfere with their
easement;
b. Safety concern pertaining to proposed access via S. Eagle Rd., specifically a left-in from
Eagle and traffic backing up while cars are waiting to turn since there is no turn lane;
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c. Mr. Attinger & Mr. Gagliano) would like the Applicant to construct a new fence
possibly vinyl) along the east property boundary to replace the exising fence to avoid
double fencing. Developer (Jim Petersen) agreed to work with neighbors on this.
3. Key issue(s) of discussion by Commission:
a. Future access to the site from the north via Eagle Rd.;
b. Amount of parking needed on the site in relation to how many spaces are proposed (i.e.
how many of the residents in the nursing/residential care facility have cars – the
Applicant stated not many);
c. The lack of a common public/quasi-public space in the commercial portion of the
development;
d. Concern pertaining to traffic flow through the site, specifically the north/south public
street proposed between the cottages and residential care facility; and proposed accesses
via Eagle Rd. and Victory Rd.
4. Commission change(s) to Staff recommendation:
a. Modification to condition #A.3E in Section VIII to depict the existing access easement
along the northern boundary of the site to be free of trees and bushes (grass is allowed)
and pedestrian walkwaqys; fencing shouldn’t restrict access to the easement and its
purpose;
b. Modification to condition #A.1f to remove the portion of the condition that limits the
access via Eagle Rd. to temporary;
c. Add a new condition requiring the Applicant to work with the adjacent neighbors on a
new replacement fence (as agreed upon by the Developer) along the east boundary of
the site (see condition #A.3g);
d. Add a new condition requiring the Applicant to work with Staff and ACHD to
implement traffic calming signage and/or safety measures on the public street entering
the site from Victory Rd. to assist with pedestrian safety (see condition #A.15).
5. Outstanding issue(s) for City Council:
a. None
C. The Meridian City Council heard these items on November 12, 2019. At the public hearing, the
Council moved to approve the subject AZ, PP and CUP requests.
1. Summary of the City Council public hearing:
a. In favor: Jacob Shirley, Think Architects (Applicant’s Representative); John Carpenter,
T-O Engineers; James Petersen (Developer)
b. In opposition: None
c. Commenting: John Sharp
d. Written testimony: Butch Weedon; Monica Ramsey
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a. Mr. Weedon requests no further development is allowed on Eagle Rd. until the gridlock
is relieved;
b. Ms. Ramsey requests the project is denied due to existing traffic issues in this area that
will worsen with the proposed development; and,
c. Mr. Sharp needs a clear access maintained within his easement for access to his pump at
the east end of his property and a gate for access through the perimeter fence.
3. Key issue(s) of discussion by City Council:
a. Access via Eagle Rd.; and,
b. Traffic calming on the north/south local street.
4. City Council change(s) to Commission recommendation:
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a. Add requirement for a gate to be installed in the fence along the northern property line
for the property owner to the north’s access to his pump (see Section VIII, A.3e).
I. EXHIBITS
Annexation & Zoning Legal Descriptions and Exhibit
it Maps
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A. Preliminary Plat (date: 08/27/2019) & Phasing Plan
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Phase 1Phase2
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B. Conceptual Site Plan (date: 10/2/2019)
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REVISED (dated: November 7, 2019)
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C. Landscape Plan (date: 8/27/2019)
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REVISED (dated: 10/30/19)
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D. Qualified Open Space Exhibit (date: 08/27/2019)
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REVISED (dated: Oct. 9, 2019)
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E. Conceptual Perspectives & Building Elevations (date: 08/08/2019):
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Conceptual Nursing/Residential Care Facility Elevations:
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Conceptual Multi-Family (Duplex Style) Elevations:
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Conceptual Office Building Elevations:
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Conceptual Retail Building Elevations:
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II. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. 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, preliminary plat, phasing plan, landscape plan, and
qualified open space exhibit included in Section VII and the provisions contained herein.
b. All multi-family (i.e. duplex style) structures, the nursing/residential care facility, and all
commercial/office structures shall comply with the design standards listed in the
Architectural Standards Manual. The design of the commercial structures should
incorporate some of the same or similar design elements and construction materials as
those in the residential portion of the development. 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. Buildings within the commercial (C-C zoned) portion of the development shall be
arranged to create some form of common, usable area, such as a plaza or green space as
set forth in the Comprehensive Plan for mixed use designated areas (see pg. 23 of the
Comprehensive Plan).
d. 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 shall be provided within the
mixed use/commercial portion of the development as set forth in the Comprehensive Plan
outdoor seating areas at restaurants do not count) (see pgs. 24 & 28 of the
Comprehensive Plan).
e. One (1) building permit is allowed to be issued for the nursing/residential care facility on
Lot 1, Block 2 prior to subdivision of the property.
f. The driveway access via S. Eagle Rd. is restricted to a right-in/right-out access and is
only allowed on a temporary basis until such time as the property to the north redevelops
and an access driveway is constructed via S. Eagle Rd. in alignment with E. Moon Dipper
St. to the north on the west side of Eagle Rd. At such time, the driveway access on this
site via S. Eagle Rd. shall be removed and the street buffer extended in place of the
driveway.
g. An access easement shall be provided to the property to the north in alignment with the
north/south driveway on the east side of the future retail pads depicted on the site plan; a
recorded copy of said easement shall be submitted to the Planning Division with the
Certificate of Zoning Compliance application for the adjacent development.
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2. The preliminary plat included in Section VII.B, shall be revised as follows:
a. Depict common lots for the 25-foot wide street buffers required along E. Victory Rd. on
Lot 1, Block 2 and Lot 1, Block 1; street buffers shall be measured from the back of
sidewalk where attached sidewalks are located and from the back of curb where detached
sidewalks are required. Landscaping on these lots shall be maintained by a homeowner’s
association in accord with UDC 11-3B-7C.2a.
b. Depict the PI pump station on a lot dedicated solely for itself and owned by the entity that
owns and maintains the PI system in accord with UDC 11-3B-6E.
c. Include a note on the plat prohibiting direct lot access via S. Eagle Rd. and E. Victory Rd.
other than those access points approved with this application.
3. The landscape plan included in Section VII.D shall be revised as follows:
a. Depict a 25-foot wide street buffer along S. Eagle Rd. and E. Victory Rd., measured from
the back of sidewalk where attached sidewalks are located and from the back of curb
where detached sidewalks are required.
b. Depict a 25-foot wide landscape buffer to residential uses along the northern boundary of
the C-C zoned portion of the site; and landscaping in accord with the standards listed in
UDC 11-3B-9C that includes a mix of evergreen and deciduous trees and shrubs that
results in a barrier that allows trees to touch at the time of tree maturity.
c. For the multi-family (duplex style units) portion of the site, landscaping shall be depicted
along the foundations of all street facing elevations as set forth in UDC 11-4-3-27E.
d. For the nursing/residential care facility, if an outdoor recreation area is proposed for the
memory care portion of the facility, a barrier with a minimum height of 6 feet shall be
provided along the perimeter of any portion of the site that is accessible to those patients.
The fencing material shall meet the swimming pool fence requirements of the building
code in accord with Title 10 of this code. A If applicable, a detail of the proposed
fencing shall be submitted with the Certificate of Zoning Compliance application that
complies with the aforementioned requirement.
e. Depict the existing 15-foot wide ingress-egress easement along the northern boundary of
the site free of trees and bushes (grass is allowed) and pedestrian walkways; fencing shall
not restrict access to the easement and its purpose – a gate shall be installed in the
perimeter fence for access to the pump on the adjacent property to the north.
f. Extend the north/south driveway on the east side of the future retail pads depicted on the
site plan to the north property boundary for future extension, interconnectivity and access
via S. Eagle Rd.
g. Depict fencing along the east boundary of the site. Applicant shall work with the adjacent
neighbors to the east on a new replacement fence (as agreed upon by the Developer at
the Commission hearing).
4. Submit a detail of the proposed BBQ pavilion with the final plat application.
5. Signage for addressing needs to be provided at the public street for the multi-family (duplex
style) homes for emergency wayfinding purposes.
6. The multi-family development shall have an ongoing obligation to comply with the specific
use standards listed in UDC 11-4-3-27.
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7. For each of the multi-family (i.e. duplex style) units, a minimum of eighty (80) square feet of
private, usable open space shall be provided for each unit as set forth in UDC 11-4-3-27B.3.
This requirement can be satisfied through porches, patios, decks, and/or enclosed yards.
8. The nursing/residential care facility shall have an ongoing obligation to comply with the
specific use standards of UDC 11-4-3-29.
9. The owner and/or operator of the nursing/residential care facility shall secure and maintain a
license from the State of Idaho Department of Health and Welfare, facility standards division
as set forth in UDC 11-4-3-29A.2.
10. The multi-family development shall record a legally binding document that states the
maintenance and ownership responsibilities for the management of the development,
including, but not limited to, structures, parking, common areas, and other development
features as set forth in UDC 11-4-3-27F. A recorded copy of said document shall be
submitted to the Planning Division prior to issuance of the first Certificate of
Occupancy for the development.
11. A Certificate of Zoning Compliance and Design Review application(s) is required to be
submitted to the Planning Division and approved prior to submittal of building permit
applications for all structures within the development. All structures shall comply with the
design standards listed in the Architectural Standards Manual.
12. If any drive-through establishments are proposed within the site, compliance with the specific
use standards listed in UDC 11-4-3-11 is required.
13. All existing structures on this site are required to be removed prior to signature on the final
plat phase in which they are located.
14. All drive aisles adjacent to the 3-story nursing/residential care facility and 3-story office
building shall be a minimum of 26 feet in width per Fire Department requirements.
15. The Applicant shall work with Staff and ACHD to implement traffic calming signage and/or
safety measures on the public street entering the site from Victory Rd. to assist with
pedestrian safety.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Extend water easement to north property line at northwest portion of property to facilitate
potential future connection. A water main connection to Eagle Rd. is required with the
first phase of development.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. Minimum cover over sewer mains is
three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and
water mains to and through this development. Applicant may be eligible for a
reimbursement agreement for infrastructure enhancement per MCC 8-6-5.
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2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of
public right of way (include all water services and hydrants). The easement widths shall
be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be
dedicated via the plat, but rather dedicated outside the plat process using the City of
Meridian’s standard forms. The easement shall be graphically depicted on the plat for
reference purposes. Submit an executed easement (on the form available from Public
Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,
which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11”
map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a
note to the plat referencing this document. All easements must be submitted, reviewed,
and approved prior to development plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 12-13-8.3). The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized, the developer will be responsible for the payment of
assessments for the common areas prior to prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the
final plat by the City Engineer. Any structures that are allowed to remain shall be subject
to evaluation and possible reassignment of street addressing to be in compliance with
MCC.
2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,
intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall
be addressed per UDC 11-3A-6. In performing such work, the applicant shall comply
with Idaho Code 42-1207 and any other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian
Engineering Department at (208)898-5500 for inspections of disconnection of services.
Wells may be used for non-domestic purposes such as landscape irrigation if approved by
Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and
activated, road base approved by the Ada County Highway District and the Final Plat for
this subdivision shall be recorded, prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all
uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures. Where approved by the City Engineer, an owner may post a
performance surety for such improvements in order to obtain City Engineer signature on
the final plat as set forth in UDC 11-5C-3B.
2.12 Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to the
issuance of a plan approval letter.
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2.13 It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
2.18 The design engineer shall be required to certify that the street centerline elevations are set
a minimum of 3-feet above the highest established peak groundwater elevation. This is
to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have
been installed in accordance with the approved design plans. This certification will be
required before a certificate of occupancy is issued for any structures within the project.
2.20 At the completion of the project, the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any
structures within the project.
2.21 A street light plan will need to be included in the civil construction plans. Street light
plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water and reuse
infrastructure prior to final plat signature. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety, which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20% of the total construction cost for all completed sewer, water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety, which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
C. FIRE DEPARTMENT
http://weblink.meridiancity.org/WebLink8/0/doc/176733/Page1.aspx
D. POLICE DEPARTMENT
http://weblink.meridiancity.org/WebLink8/0/doc/177167/Page1.aspx
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E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
http://weblink.meridiancity.org/WebLink8/0/doc/177122/Page1.aspx
F. BOISE PROJECT BOARD OF CONTROL
Plans must be submitted to Boise Project- Board of Control for comment and review prior to
construction.
http://weblink.meridiancity.org/weblink8/0/doc/177500/Page1.aspx
G. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
http://weblink.meridiancity.org/WebLink8/0/doc/177496/Page1.aspx
H. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD)
http://weblink.meridiancity.org/WebLink8/0/doc/176951/Page1.aspx
I. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
http://weblink.meridiancity.org/WebLink8/0/doc/177194/Page1.aspx
J. IDAHO TRANSPORTATION DEPARTMENT (ITD)
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=178079&dbid=0
K. ADA COUNTY HIGHWAY DISTRICT (ACHD)
http://weblink.meridiancity.org/weblink8/0/doc/177899/Page1.aspx
III. 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:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The City Council finds the Applicant’s proposal to annex and develop the subject 10.29 acre
property with R-15 and C-C zoning is consistent with the associated MU-C FLUM designation
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 City Council finds the proposed map amendment and development complies with the
purpose statements of the residential and commercial districts in that it will provide for a
range of housing opportunities (for the City’s senior residents) and retail and service 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 City Council 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.
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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 City Council finds City services are available to be provided to this development.
5. The annexation (as applicable) is in the best interest of city.
The City Council finds the proposed annexation is in the best interest of the City.
B. Preliminary Plat (UDC 11-6B-6)
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-
2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
The City Council finds the proposed plat is generally in conformance with the UDC if the
Applicant complies with the Development Agreement provisions and conditions of approval
in Section VIII.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
The City Council finds public services can be made available to the subject property and will
be adequate to accomodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
The City Council finds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City’s CIP.
4. There is public financial capability of supporting services for the proposed development;
The City Council finds there is public financial capability of supporting services for the
proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
The City Council finds the proposed development will not be detrimental to the public health,
safety or general welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-
30-2005, eff. 9-15-2005)
The City Council is unaware of any significant natural, scenic or historic features that
need to be preserved with this development.
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C. Conditional Use Permit (UDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit requests upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Multi-Family Development: The City Council finds that the subject property is large enough
to accommodate the proposed use and dimensional and development regulations of the R-15
district (see Analysis, Section V for more information).
Nursing and Residential Care Facility: The City Council finds that the subject property is
large enough to accommodate the proposed use and dimensional and development
regulations of the R-15 district (see Analysis, Section V for more information).
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
Multi-Family Development: The City Council finds that the proposed use is consistent with
the future land use map designation of MU-C and is allowed as a conditional use in UDC
Table 11-2A-2 in the R-15 zoning district.
Nursing/Residential Care Facility: The City Council finds that the proposed use is consistent
with the future land use map designation of MU-C and is allowed as a conditional use in
UDC Table 11-2A-2 in the R-15 zoning district.
3. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of the
same area.
Multi-Family Development: The City Council finds the proposed design of the development,
construction, operation and maintenance should be compatible with the mix of other uses
planned for this area and with the intended character of the area and that such uses will not
adversely change the character of the area.
Nursing and Residential Care Facility: The City Council finds the proposed design of the
development, construction, operation and maintenance should be compatible with the mix of
other uses planned for this area and with the intended character of the area and that such
uses will not adversely change the character of the area.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
Multi-Family Development: The City Council finds that if the applicant complies with the
conditions outlined in this report, the proposed use will not adversely affect other property in
the area.
Nursing and Residential Care Facility: The City Council finds that if the applicant complies
with the conditions outlined in this report, the proposed use will not adversely affect other
property in the area.
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5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures,
refuse disposal, water, and sewer.
Multi-Family Development: The City Council finds that essential public services are available
to this property and that the use will be adequately served by these facilities.
Nursing and Residential Care Facility: The City Council finds that essential public services
are available to this property and that the use will be adequately served by these facilities.
Meridian City Council Meeting Agenda November 26, 2019 – Page 156 of 352
VICTORY RDEAGLE RDEAGLE RDVICTORY RDNORTH0'100'200'300'PROJECT NO.SHEET TITLE:ArchitectureInterior DesignLandscape ArchitectureLand PlanningConstruction Management5151 South 900 East, Suite 200Salt Lake City, Ut 84117ph. 801.269.0055fax 801.269.1425www.thinkaec.comThe designs shown and described herein including all technical drawings, graphic representation & models thereof, are proprietary & can not be copied, duplicated, or commercially exploited in whole or in part without the sole and express written permission from THINK Architecture, inc.These drawings are available for limited review and evaluation by clients, consultants, contractors, government agencies, vendors, and office personnel only in accordance with this notice.SHEET NUMBER:REVISIONS:DATE:1/23/2019 7:09:36 AMInglewood PlaceSubdivision3250 E VICTORY RDMERIDIAN IDAHOJAN 23, 201918077VICINITY MAPD000ANNEXATION SUBMITTAL1" = 1500'-0"Vicinity Map Large 1" = 100'-0"D000Vicinity Map1
Application Number
LDAV-2019-0530
Project Name
Application Information
Question Answer
Address Verification Yes
Parcel Verification Yes
Project Type New Commercial
Address
Did you attach all required documents as listed above for this project type?Yes
Parcel 1 s1121336301
Acreage 1 4.949
Parcel 2 s1121336401
Acreage 2 0.566
Parcel 3 s1121336476
Acreage 3 0.135
Parcel 4 s1121336501
Acreage 4 3.194
Did you attach a vicinity map?Yes
Contacts
Name Address Phone Fax Email
John Carpenter 332 N. Broadmore Way
Nampa, ID 83687
sorr@to-engineers.com
Applicant
Name Address Phone Fax Email
JOHN
CARPENTER, T-
O ENGINEERS
332 N. BROADMORE WAY
NAMPA, ID 83687
jcarpenter@to-
engineers.com
Project Address
Address Subdivision Parcel
3060 S Eagle Rd 3N 1E 21 S1121336501
Application Status
Hearing Information
No hearings found.
IssuedInglewood Place
Application Information
City of Meridian
33 E. Broadway Ave. Suite 102 Meridian, ID 83642
Building Services - PH: 887-2211 / FAX: 887-1297
Planning - PH: 884-5533 / FAX: 888-6854
LDAV-2019-0530Page 1 of 1 08/05/2019