PZ - Narrative REVISED Wells Street Assisted Living, Memory Care
955 S. Wells Street, Meridian ID 83642
Andorra Heights Subdivision
and
55+Targeted Single-Family Homes and Office
675 and 715 S. Wells Street, Meridian, ID 83642
Andorra Subdivision
Project Summary
According to an independent feasibility study,the surrounding Boise Metro area continues to have
sufficient demand to warrant development of Assisted Living and Memory Care facilities throughout the
Treasure Valley. In addition, and according to local real estate experts, Meridian also remains a highly
desirable location to help meet the increasing interest, needs, and market demands for Single-Family
homes and "Senior Living" opportunities. Iterra Homes has identified 675, 715, and 955 Wells Street as
the proposed site for the Wells Street Assisted Living and Memory Care, Office, and Single-Family Homes
Project. The applicant's integrated mixed-use site masterplan includes a 30,000 s.f.footprint allowable
under the MU-N (Mixed Use Neighborhood) designation as it proposes to also offer office space and
single-family homes targeted to, but not necessarily restricted to, 55+age individuals. The proposed
project will be comprised of mixed-use development to include a 91 unit 3-story Assisted Living and
Memory Care facility(including 18 Memory Care units), 61 2-story single-family homes, and a potential
2-story office building.
SITE DEMARCATION:
The centerline of Five Mile Creek is used as a line of demarcation to describe the proposed site areas.
What is referred to as the southern portion of the site is everything to the south of the center line of
Five Mile Creek and includes the Assisted Living and Memory care facility. What is referred to as the
northern portion of the site is everything to the north of the center line of Five Mile Creek and includes
the 55+Targeted Single-Family Homes and the Office building.
SOUTHERN PORTION:
On the south portion of the site,the Applicant proposes the Assisted Living and Memory Care facility
which will be a 3-story, 90,000 s.f. building complete with residences and amenity rich interior and
exterior spaces and services. Amenity spaces offered feature a restaurant, spa, salon
multipurpose/movie theater, lounge, library, crafts, and other spaces. Residences in this building will
consist of studio, 1 and 2 bed assisted living units with kitchens, laundry and housekeeping service and
generous outdoor space. The outdoor community will feature open grassy areas at least 50'x100',
community gardens, water features, walking trails, bocce ball, outdoor courtyard, and restaurant
seating. The southern portion in not impacted by FEMA floodplain areas.
NORTHERN PORTION:
On the north portion of the site,the Applicant proposes a mix of well-designed private streets and alley
loaded detached single-family homes targeted to, but not restricted to, the 55+age group. The density
and design of these units will add to the variety and diversity of lot sizes, prices, and types of housing in
this area. The applicant has designed expansive open spaces including a beautiful green belt and
walking path centered through the length of the site with meticulously landscaped and maintained
common areas and walkway corridors to enhance safe connectivity both internally and to the
surrounding community. Centered on the length of green space is the community clubhouse featuring
fitness, lounge space, outdoor pool, and sun deck. Connecting with the surrounding community is the
meandering"Five Mile Creek", where residents can take an evening stroll along the creek. With over 2.4
acres of combined open and park space (21.8%of the project area),the outdoor areas will include open
grassy areas at least 50'x100', water features,walking trails, pickle ball, horseshoe pits, picnic gazebos,
and a dog park. Residents enjoy all-inclusive amenities and services such as lawn care and snow
maintenance, access to clubhouse,fitness, and pool areas. See attached open space exhibit.The future
commercial area (2-story office building)that is situated on the North side of Five Mile Creek is currently
conceptual in nature and identified for the purposes of this application and the Development
Agreement. As discussed with City staff, if the lot remains in the same ownership, it may be developed
in conformance with the DA and applicable City code. If the property needs to be split in the future
(different ownership), it may be addressed via the City's Short Plat processes.
Of particular importance is the relationship between the proposed project's single-family homes and the
Woodbridge neighborhood along the west property line. All homes in this project are two story homes
with two important distinctions designed to soften the edge along homes in the Woodbridge
neighborhood. First, 11 of the 21 total homes along the property line are designed such that the two-
story portion of the home is located closest to the street with the rear of the two-story portion 52'from
the west property line. The remainder of the home drops to single story as the home approaches the
west property line. Second, 10 of the 21 homes are entirely two-story and the rear of those homes are
27' from the west property line. We believe the narrow width of the homes in combination with the 52'
and 27' distances provide both ample separation distance and variety to soften the interface with the
existing Woodbridge homes.
The streets at the residential portion of the development are proposed as private streets meeting the
26' wide requirement for fire access plus an additional 9' at parallel parking bulb outs. The development
will be accessed at two points through secured vehicle gates with entry kiosks, on-site turnaround, and
emergency vehicle sensors. Stacking space at north and south gates is 100' and 96' respectively which
are greater than the 50' required distance. The number of proposed units is 61 which is greater than
the 50 per Meridian private street standards. Therefore, we are requesting alternative compliance by
providing the following:
1. 21.8%open space which is greater than the required 10%.
2. Internal pedestrian and bicycle connectivity as follows:
a. Detached sidewalks along both sides of all private streets.
b. Central open space sidewalks connecting through entire residential development in the
north/south direction.
3. Pedestrian and bicycle connection points linking to the surrounding communities at the
following locations:
a. The existing micro path leading to Woodbridge to the west.
b. One south-central location connecting to the continuation of the micro path north of
Five Mile Creek.
c. One southeast location connecting to the meandering sidewalk along Wells Street in
both the north and south directions.
d. Three points of connection to East Magic View Drive to the north.
4. Nine proposed amenities which is greater than the required four.
We are proposing three locations where common driveways occur per the attached common drive
exhibit. Our common drives meet all requirements as follows:
1. Maximum dwelling units served:
a. Allowed—6 Meridian, 5 Fire.
b. Proposed—(1) location of 2 units and (2) locations of 3 units.
2. Width standards:
a. Required—20' minimum width.
b. Proposed—26' width.
3. Maximum length:
a. Allowed 150'.
b. Common drive 1-111'.
c. Common drive 2—112'.
d. Common drive 3—93'.
4. Improvement standards:
a. Shall be paved with surface with the capability of supporting fire vehicles and
equipment.
b. Common drives are to be constructed identical to remainder of private streets and
therefore meet this requirement.
5. Abutting properties:
a. Fencing is prohibited unless a 5' wide landscaped buffer is provided.
b. We are not proposing fencing at abutting properties that do not take access from the
common driveway. There is one such location at each proposed common drive location.
6. Turning radius:
a. Common driveways are to be straight or provide a 28' and 48'turning radius.
b. The proposed common driveways are straight.
7. Depictions:
a. For any plats using a common driveway,the setbacks, fencing, building envelope and
orientation of the lots and structures shall be shown on the preliminary plat and/or as
an exhibit with the final plat application.
b. Stated information has been provided in the attached common drive exhibit and will be
included with the final plat application.
8. Easement:
a. A perpetual ingress/egress easement shall be filed with the Ada County Recorder, which
shall include a requirement for maintenance of a paved surface capable of supporting
fire vehicles and equipment.
b. Understood.
The provided parking stall counts for each portion of the development are as follows:
Single family homes, 244 provided counting 32 parallel bulb out stalls= 244 required.
Office building,40 provided > 18 required.
Assisted Living& Memory Care, 101 provided >51 required.
As discussed with City staff,we are requesting alternative compliance by counting the 32-parallel bulb
out stalls toward the single-family home parking stall number and by having an excess of open space
and amenities. Per attached common drive exhibit, application and separate narrative,the bulb out
stalls are 9' wide by 23' long. See attached application for Alternative Compliance.
A portion of the undeveloped ACHD right-of-way will be improved to provide access to both the single-
family homes to the north and the 2-story office building to the south of the street. This street
improvement will be completed as part of the north residential development or as part of the office
building development whichever comes first. There has been concern expressed over the land just to
the west of the improved street, becoming a derelict property due to its small size and location. We
regret that all efforts made to resolve this issue were to no avail.
The Ada County Surveyor has indicated that this project cannot be platted as one because it is separated
by existing/undeveloped ROW (see lots 21 and 22 of MAGIC VIEW SUB AMD)—thus requiring two plats.
Upon further discussion with the City of Meridian staff,the north half of the project will follow the
standard preliminary/final plat procedures. The southern portion of the project(Lot 21, Memory Care
Facility) does not require any subdividing or lot splits if held under one ownership. However, if a change
of ownership is desired (i.e., separate owners of Memory Care and Professional Office parcels), then a
SHORT PLAT process is available.
The existing micro path from the Woodbridge neighborhood currently ends at our west property line,
north of Five Mile Creek. Our proposed continued route proceeds east along the south side of the
project's property to a point at which the path can turn south toward Five Mile Creek. The path than
turns east and hugs along the north side of Five Mile Creek just outside of the Nampa Meridian Irrigation
District easement.
We believe our proposed project meets a growing need in Meridian and the Boise Metropolitan
Statistical Area. Our beautifully designed homes, amenity-rich clubhouse, picturesque green spaces, and
maintenance free living will successfully cater to the targeted 55+age group. The assisted living and
memory care facility and small destination office building provide a blend of mixed use appropriate to
the surrounding area.
Annexation/Zoning/Density/CUP
We are requesting the three lots included in this project to be annexed into the City of Meridian using
TN-R zoning for all parcels (see attached site plan and project rendering). The total acreage of the
properties is as follows:
675 S Wells Street 4.74 acres
715 S Wells Street 6.33 acres
955 S Wells Street 4.56 acres
Total Project 15.63 acres
MDR/TN-R Density 8 Units per acre maximum
MU-N /TN-R Density 12 Units per acre maximum
Blended Density 10 Units per acre
Total Proposed Units 61 Single-Family Homes
91 Assisted Living Units
152 Total Units
Total Units per Acre 9.7
Parking
Residential
Required parking 244 stalls (4 Stalls per 3/4 bed units)
Provided parking 244 stalls.
Clubhouse
Required parking 8 stalls.
Provided parking 8 stalls.
Required HC parking 2 stalls.
Provided HC parking 2 stalls.
Office Building
Required parking 18 stalls (2 stalls per 1,000 s.f.)
Provided parking 40 stalls (4.4 stalls per 1,000 s.f.)
Assisted Living&
Memory Care
Required parking 0.5 stalls per bed (102*0.5) = 51 stalls
Provided parking 101 stalls (50.5% covered) & (50 employee)