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ApplicationCharlene Way From: clerk@meridiancity.org Sent: Friday, May 21, 2021 1:38 PM To: Charlene Way Subject: Development Application Transmittals - Wells Street Assisted Living/Andorra CUP, AZ, PP H-2021-0024 .000,o��,o,,ry.Mo�aoeo,�,.... ....so. ,.Fom.....�... x M"........ Development Application Transmittal Link to Project Application: Wells Street Assisted Living/Andorra CUP, AZ, PP H-2021-0024 Hearing Date: July 15th Assigned Planner: Alan To view the City of Meridian Public Records Repository, Click Here The above "Link to Project Application" will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to cityclerk@meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk's Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.4433 1 Email: cityclerk@meridiancity.org u,..N..,..,..,,",27........rm.....m.2 Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request unless exempt from disclosure by law. Commission Hearing Date: July 15, 2021 Planner: Alan File No.: H-2021-0024 Project Name: Wells Street Assisted Living / Andorra Subdivision Request:  Annexation of 17.5 acres of land with a TN-R zoning district; and,  Preliminary Plat consisting of 61building lots, and 8 common lots; and,  Conditional Use Permit to allow Assisted Living and Memory Care Facility on southern portion of property, by Jamie Koenig, Babcock Design. Location: The sites are located at 675, 715 and 955 S. Wells St., in the SW ¼ of the NE ¼ of Section 17, Township 3N., Range 1E. Administrative Applications:  Alternative Compliance to UDC 11-3F-4-4B which limits a gated development to no more than fifty (50) dwelling units, to allow 61 dwelling units.  Alternative Compliance to UDC 11-3C-4A, which requires parking spaces for all single- family detached dwellings to be located on the same lot as the use that they are intended to serve, to allow 32 of the required parking spaces to be accommodated within on-street bulb-outs. Planning Division I E DIA �1T-�' HEARING APPLICATION DAAO Type of Review Requested Hearing File number: H-2021-0024 Assigned Planner: Related Files: Applicant Information Applicantname: JAMIE KOENIG, BABCOCK DESIGN Phone: Applicant address: 800 W MAIN STREET, BOISE, ID 83702 Email: jamie@babcockdesign.com Ownername: WAYNE OTT, BAMBAM OPPORTUNITY DEVELOPMENT 1, LP Phone: Fax: 520 E TABERNACLE STREET, ST. GEORGE, wayne@bambam7.com Owner address: UT 84770 Email: Agent name(e.g.architect,engineer,developer,representative): JAMIE KOENIG Finn name: BABCOCK DESIGN Phone: Fax: Address: 800 W MAIN STREET Email: jamie@babcockdesign.com Contact name: Phone: Fax: Contact address: Email: Subject Property Information Location/street address: 715 S WELLS ST Assessor's parcel number(s): R5443010220 Township,range,section: 3N 1 E 17 Project Description Project/ApplicationName: Wells ST Assisted Living and Memory Care, Office, and Single Family Homes -AZ, CUP, PP Description of Work: Please see uploaded project narrative. 33 E Broadway Avenue,Suite 102 • Meridian,Idaho 83642 Phone:(208)884-5533 • Facsimile:(208)888-6854 • Website:www.meridaincity.org 1 Application Information APPLICATION TYPES Annexation and Zoning-AZ: CHECKED Conditional Use Permit-CUP: CHECKED Preliminary Plat-PP: CHECKED ADDRESS VERIFICATION Address Verification Permit Number: LDAV-2021-0191 TYPE OF USE PROPOSED Office: CHECKED Single-Family Detached: CHECKED Other Type of Use Proposed: Assisted Living & Memory Care PROPERTY INFORMATION General Location: E Magic View DR & S Wells ST Current Land Use: RUT Total Acreage: 15.63 Traffic Study Required per ACHD: NO ZONING DISTRICT(S) County: CHECKED FLUM DESIGNATION(S) Medium Density Residential: CHECKED Acreage-Medium Density Res: 11.07 Mixed Use Neighborhood: CHECKED Acreage-Mixed Use Neighborhood: 4.56 PROJECT INFORMATION Site Plan Date(MM/DD/YYYY): 03/16/2021 Landscape Plan Date(MM/DD/YYYY): 04/08/2021 Elevations Date(MMIDD/YYYY): 03/16/2021 Percentage of Site Devoted to Building: 23.3% Percentage of Site Devoted to Landscaping: 17.5% Percentage of Site Devoted to Paving: 23% Who will own and Maintain the Pressurized Irrigation System in this Development: The HOA or Other legal entity. Irrigation District: NMI D Primary Irrigation Source: Surface water supplied by NMID. Secondary Irrigation Source: City water. Square Footage of Landscaped Areas to be Irrigated by City Water Connection: All landscaped areas are to have access to City water as a secondary source. Minimum Square Footage of Ground Floor Area for Multi-Story Units: 900 S.f. Proposed Building Height: 40' plus parapets and elevator overrun. Existing Floor Area(If Applicable): N/A 33 E Broadway Avenue,Suite 102 • Meridian,Idaho 83642 Phone:(208)884-5533 • Facsimile:(208)888-6854 • Website:www.meridaincity.org 3 Gross Floor Area Proposed: 90,000 s.f. Assisted Living & Memory Care, 8,960 s.f. Office, 4,320 s.f. Clubhouse, and 117,517 s.f. Single Family Homes Hours of Operation(Days and Hours): 24 hours Number of Standard Parking Spaces Provided: 345 Number of Compact Parking Spaces Provided: 0 Number of Residential Units: 61 Single Family Homes, 91 Assisted Living and Memory Care, Total 152 Minimum Square Footage of Living Area(Excluding Garage): 1,600 s.f. Single Family Homes Gross Density: 9.7 Units/Acre Net Density: 50.6% at north single family homes. What was the date of your pre-application meeting?: 02/24/2021 What was the date of your neighborhood meeting?: 03/23/2021 PROPERTY POSTING I agree to comply with the Commitment of Property Posting regulations per UDC 11- CHECKED 5A-6D: AZ/RZ ONLY TN-R: CHECKED Acreage-TN-R: 15.63 PLATS ONLY Number of Building Lots: 61 Number of Common Lots: 8 Total Number of Lots: 69 Minimum Lot Size: 4,000 s.f. Average Lot Size: 7,016 s.f. Average of all lots except that which is to be dedicated to ACHD. Area of Plat: 11.79 acres Plat Date(MM/DD/YYYY): 04/07/2021 QUALIFYING OPEN SPACE Open Grassy Area(min.50'x 100'): CHECKED Community Garden: CHECKED Ponds or Water Features: CHECKED Plaza(s): CHECKED Collector Street Buffer(s): CHECKED Stormwater Detention Facilities: CHECKED Other Qualified Open Space: Pool deck and dog park. Acres of Qualified Open Space: 2.74 acres. Percentage of Qualified Open Space: 17.5% QUALIFYING SITE AMENITIES Clubhouse: CHECKED Fitness Facilities: CHECKED Picnic Area: CHECKED 33 E Broadway Avenue,Suite 102 a Meridian,Idaho 83642 Phone:(208)884-5533 • Facsimile:(208)888-6854 • Website:www.meridaincity.org 5 Additional 5%Open Space: CHECKED Dog Owner Facilities: CHECKED Swimming Pool: CHECKED Sports Courts: CHECKED Pedestrian or Bicycle Circulation System: CHECKED Walking Trails: CHECKED Open Grassy Area(min.50'x 100')-Multi-Family: CHECKED Other Qualified Site Amenities: Horse shoe pit and fire pit. TIME EXTENSION INFORMATION Number of months extension: 24 APPLICATION DISCLAIMER I have read and accept the above terms: CHECKED Your signature: Jamie Koenig MISC Is new record: No 33 E Broadway Avenue,Suite 102 • Meridian,Idaho 83642 Phone:(208)884-5533 • Facsimile:(208)888-6854 • Website:www.meridaincity.org 7 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) 55+Targeted Single-Family Homes and Office 675 and 715 S. Wells Street, Meridian, ID 83642 Andorra Subdivision Alternative Compliance Request for Parking SITE DEMARCATION: The centerline of Five Mile Creek is used as a line of demarcation to describe the proposed site area. The northern portion of the site is everything to the north of the centerline of Five Mile Creek and includes the 55+Targeted Single-Family Homes and Office building. PARKING REQUIREMENTS: Per City of Meridian,Title 11 Unified Development Code, Chapter 3,Table 11-3C-6 Required Parking Spaces for Residential Use Dwelling, Single-Family, 3/4 Bedrooms (all homes are planned as 3 bedroom) Required Parking Spaces—4 per dwelling unit; at least 2 in an enclosed garage, other spaces may be a minimum 10'x 20' parking pad. Therefore 61 units require 244 parking spaces. Provided Parking Spaces Double stall garages 61 = 122 parking spaces. Driveways 20' x 20' 45 = 90 parking spaces. Bulb out 9' x 23' 32 = 32 parking spaces. Total parking spaces 244 total parking spaces= 244 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. See the attached bulb out stall exhibit. The bulb out stalls are 9' wide by 23' long. There are 23 total bulb out stalls and they are located in close proximity to single family units that are deficient in parking. Jamie Koenig From: Mindy Wallace <Mwallace@achdidaho.org> Sent: Tuesday, February 16, 2021 3:03 PM To: Jamie Koenig Cc: Stacey Yarrington Subject: RE: Wells ST traffic study Jamie, ACHD requires a traffic impact study for development that generate 100 new trips in the PM peak hour. Bases on your proposed number of beds and single family homes your development would generate approximately 88.5 trips in the PM peak hour. You will need to decide what is the best way to work with the neighbors. You can choose to do a TIS even though it isn't required. Mindy Mindy Wallace,AICP Planning Review Supervisor Ada County Highway District 208-387-6178 ACHD Development Services is open for business at our new location at 1301 N. Orchard Street, Suite 200 in the CSC building. Parking and building entrance are located on west side of building. From:Jamie Koenig<jamie@babcockdesign.com> Sent:Tuesday, February 16, 2021 12:12 PM To: Mindy Wallace<Mwallace@achdidaho.org> Cc:Stacey Yarrington <SYarrington@achdidaho.org> Subject: RE: Wells ST traffic study CAUTION:This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Thanks Mindy. I figured that one would not, but wanted to check since we changed from 55+at the north lots. Traffic still remains the main concern of the neighbors. We had our neighborhood meeting last Thursday and many people are concerned. In situations like ours,what is the best plan of attack? In some ways, your clarification that the ADTs aren't high enough to warrant a traffic study should put the neighbors at ease, but I know that it won't. If we were to have a traffic study done, what good would it do in the eyes of the neighbors? Jamie From: Mindy Wallace<MwaI lace @achdidaho.org> Sent:Tuesday, February 16, 2021 11:35 AM To:Jamie Koenig<jamie@babcockdesign.com> Cc:Stacey Yarrington <SYarrington@achdidaho.or > Subject: RE: Wells ST traffic study Jamie, Thank you for clarifying the number of beds. A traffic impact study is not required for this application. Mindy From:Jamie Koenig<jamie@babcockdesign.com> Sent:Tuesday, February 16, 2021 11:29 AM To: Mindy Wallace<Mwallace@achdidaho.org> Subject: RE: Wells ST traffic study CAUTION:This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Mindy, The assisted living and memory care unit mix is as follows: Assisted Living (73) units (79) beds Memory Care (18) units (23) beds Total (91) units (102) beds Jamie From: Mindy Wallace<Mwallace@achdidaho.org> Sent:Tuesday, February 16, 2021 11:19 AM To:Jamie Koenig<jamie@babcockdesign.com> Subject: RE: Wells ST traffic study Jamie, How many beds will there be for assisted living/memory care units? Mindy Mindy Wallace, AICP Planning Review Supervisor Ada County Highway District 208-387-6178 ACHD Development Services is open for business at our new location at 1301 N. Orchard Street, Suite 200 in the CSC building. Parking and building entrance are located on west side of building. 2 From:Jamie Koenig<jamie@babcockdesign.com> Sent:Tuesday, February 16, 2021 11:04 AM To: Mindy Wallace<Mwallace@achdidaho.org> Cc:Stacey Yarrington <SYarrington@achdidaho.org> Subject:Wells ST traffic study CAUTION:This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Mindy, I've corresponded with Stacey Yarrington in the past about our project. I see that she is out for a week or so, so I'm hoping you could help me out. I've included one conversation below and have highlighted one response at the bottom regarding whether a traffic study would be required. Since that correspondence, some time ago, we've updated our project design per the highlighted section directly below. Given this change,would a traffic study be required? Thanks for your help. JAMIE KOENIG AIA/PROJECT MANAGER jamie6 babcockdesign.com/208.991.8171 BabcockDesi Babcock Design 208.424.7675 800 W Main Street Ste.940 Boise,ID 83702 www.babcockdesign.com From:Jamie Koenig Sent: Saturday, February 13, 2021 4:51 PM To: Stacey Yarrington <SYarrington@achdidaho.or > Cc:TJ Winger<tl@babcockdesign.com>; Brent Thompson <brent@reoxygen.com>; Wayne Ott <wayne@bdoaccounting.com> Subject: RE: Wells ST cul-de-sac question Stacey, I'm following up with an attached site plan modification. We have switched from 55+cottages as the City of Meridian defines that term,to single family homes that will be targeted toward 55+ but not exclusively. Please note the number of units has also dropped. The previous site plan showed (76) cottages+ (88) assisted living and memory care units for a total of 164. The new numbers are (62) single family homes+ (91) assisted living and memory care units for a total of 153. This is a drop of 11 units. Please see email below and yellow highlighted portion regarding whether a traffic study would be required. 3 My question is, with the changes noted above, will a traffic study be required? Thanks for your help. JAMIE KOENIG AIA/PROJECT MANAGER amie(c�babcockdesign.com/208.991.8171 BabCOCkDesign Babcock Design 208.424.7675 800 W Main Street Ste.940 Boise,ID 83702 www.babcockdesign.com From: Stacey Yarrington <SYarrington@achdidaho.org> Sent:Thursday, December 3, 2020 3:08 PM To:Jamie Koenig<jamie@babcockdesign.com> Cc:TJ Winger<ti@babcockdesign.com> Subject: RE: Wells ST cul-de-sac question Hi Jamie, My answers are in red below. Thanks, Stacey From:Jamie Koenig<jamie@babcockdesin.com> Sent: Wednesday, December 2, 2020 1:11 PM To: Stacey Yarrington <SYarrington@achdidaho.or > Cc:TJ Winger<ti@babcockdesign.com> Subject:Wells ST cul-de-sac question [THIS EMAIL ORIGINATED EXTERNALLY. PLEASE USE CAUTION WHEN OPENING ATTACHMENTS OR LINKS INSIDE THIS EMAIL.] CAUTION:This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Stacey, Please see attached. I think you are familiar with the old Andorra/Sawtooth project and at this location. As part of that project we were planning to vacate the length of street and cul-de-sac. A number of things have changed. The ownership of the property has changed. The "L" shaped building at the south lot will be assisted living and memory care and the north lot is still planned for 55+single family and townhomes. We've lost what we call the "west lot" but gained the lot on to the north and plan to continue the 55+ cottages. My first question is, was the cul-de-sac vacation completed? If not, I assume we will be required to improve this street either up to the corner of the south property or the entire street including the cul-de-sac. How much improvement would be required? I do not show that the cul-de-sac has been vacated. If the street/cul-de-sac are not vacated you will 4 be required to improve it as one-half of a 33-foot street section and cul-de-sac with curb, gutter, and 5-foot wide concrete sidewalk, plus 12-feet of additional pavement wideing and 3-foot wide gravel shoulder on the unimproved side. At the north edge of the property,we show a street. Our plan is that all of the streets in the cottage neighborhood will be private streets with gates. Magic View is the east/west street and there is another drive north of Magic View. I assume we are either required to align with that street or to offset a certain distance. What is the required offset distance in this case? Yes,you will either need to align with Fiddle Avenue or offset 75-feet (centerline to centerline)for the private road. If the private streets are gated,they require the gate or keypad (whichever is closer)to be located 50- feet into the site from the edge of the street and an on-site turnaround be provided. Along Wells Street at the "L" building, we currently show three curb cuts in a row. Would these curb cuts be allowed? If not,what is the distance that would be required? I would like to have the two narrower drives at the main entry roughly as shown. I'm thinking the north drive of the three could move north to the end of the parking lot to work better. Thoughts? As Wells Street is a local street, other than the 75-feet from an intersection,there is no offset requirements. You would be able to do as you describe. Any existing driveway not used would be required to be closed with curb, gutter, and sidewalk. Given the size of the project and the nature of 55+ and assisted living/memory care vehicular traffic,will there be enough average daily trips to trigger a traffic study? If not, would it be possible to get a letter stating that? Based on the concept plan for the number of units for Assisted Living (88) and Senior Adult Housing-Attached (76) a TIS would not be required as the estimated trip generation would only be 510 ADT with 43 in the PM peak hour. Do you have any other comments or advice? As stated above,you need to plan on the gate requirements with on-site turnarounds. Otherwise, I don't see any real issues at this time. Thanks. JAMIE KOENIG AIA/PROJECT MANAGER amie(a)babcockdesign.com/208.991.8171 `7 BabcockDesiqn Babcock Design 208.424.7675 800 W Main Street Ste.940 Boise,ID 83702 www.ba bcockdes ig n.com 5 From: Bill Parsons To: Mindy Wallace;Sonya Allen Cc: Alan Tiefenbach Subject: RE:Andorra Subdivision-CUP_ACHD Discussion Date: Friday,April 23,2021 3:14:54 PM Attachments: imaae003.ona Mindy, Nothing out of the ordinary. I am curious to see if you are going to require the full buildout of the ROW north of the creek.Their plan does not include improving the cul-de-sac.Are there any documents that I can send to you now before you meet with them? Take Care, Bill Parsons,AICP I Planning Supervisor City of Meridian I Community Development Dept. 33 E. Broadway Ave.,Ste. 102, Meridian, Idaho 83642 Phone: 208-884-5533 1 Direct: 208-489-0571 C4fE IDI IAN�-- Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention,and may be released upon request,unless exempt from disclosure by law. From: Mindy Wallace<MwaIlace@achdidaho.org> Sent: Friday,April 23, 2021 12:44 PM To: Bill Parsons<bparsons@meridiancity.org>;Sonya Allen<sallen@meridiancity.org> Subject: FW:Andorra Subdivision-CUP_ACHD Discussion External Sender-Please use caution with links or attachments. Bill and Sonya, Anything I need to know before I schedule this? Mindy Mindy Wallace,AICP Planning Review Supervisor Ada County Highway District 208-387-6178 From:Van Elg<velgPiub.com> Sent: Friday,April 23, 2021 12:05 PM To: Mindy Wallace<Mwallacel@achdidaho.org>; Stacey Yarrington<SYarringtonl@achdidaho.org> Cc: Keith Morse<kmorsePoub.com> Subject:Andorra Subdivision-CUP_ACHD Discussion CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Mindy and Stacey, We've read the attached staff report issued to the previous owner(see attach ed-MER20-0005/H-2019- 0127/AZ/VAC). There are some specific changes in our new application that we want to identify and briefly discuss. Also, we need to make sure we understand the status and requirements for the bridge over Fivemile Creek. Note that the Assisted Living and Memory Care portion will likely begin developing first (south of Fivemile Creek). We want to schedule a brief discussion to address the new Andorra CUP project and platting. Keith and I are happy to set up an in-person meeting, conference call, or online zoom meeting. We don't think this will take more than 10-20 minutes. Do both/either of you have some time next week? Van Elg Sr.Planner/Project Manager J-ll ENGINEERS,Inc. 2760 W EXCURSION LN STE 400,Meridian, ID 83642 e veliz(@gub.com wwww.gub.com p 208 376 7330 c 208 870 7270 751! 6xTfNAY GJHMWIYOWI �• MA"IN9 K/IpyF � ixG. OT�rt9 1V a KAM��rt3 -U-B Engineers Inc Note:This e-mail and any attachments involving J-U-B or a subsidiary business may contain information that is confidential and/or proprietary.Prior to use,you agree to the provisions found on the Electronic Documents/Data License,which can be accessed from the footer on the J-U-B home page.If you believe you received this email in error, please reply to that effect and then delete all copies. PRELIMINARY PLAT FOR N. 1/4 COR. 8 GREEN HILL ESTATES (rj-UEB SECTION 17 17 E. FRANKLIN RD. ANDORRA SUBDIVISION E. ST. LUKES ST. o WAVERLY LOTS 7 AND 22, BLOCK 1 OF AMENDED MAGIC VIEW SUBDIVISION o P11 LACE MAGIC VIEyy DR• W J-U-B ENGINEERS, INC. SITUATED IN THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 17, ' SSURBDIVISIONL z U TOWNSHIP 3 NORTH RANGE 1 EAST BOISE MERIDIAN Z ® N ' 4J� AMENDED � N - J a 3 MAGIC VIEW a oCe) LLJ MERIDIAN I DA H O SUBDIVISION Er o r. E 2021 w LOCUST VIEW PROJECT z X (D 00 oHEIGHTS LOCATION - LU o J WINDSTONE PRESSURE IRRIGATION y vi WAVERLY PLACE PLACE 0 z cn --a•w_ PUMP STATION I U 1-84 LU •� --a"w_ _T To USER TCH SUBDIVISION m COO •, 1-a••w I i � 2 a w- -a•SS _ --- ••w_ ►R/VV -�'-- - - ---8" LINE TABLE8. N I 8..S Vo- -- -a"SS - -a^w-- ------------- LINE # DIRECTION LENGTH � --a•w_ 2 COMMON 580�09'03" a_ � - aw_- _ L1 s9°5o ji'i '57"w 25.00' VICINITY MAP - aw_ _ _ E. MAGIC VIEW SCALE: 1"=1000' 28g'4' �4Q MAGI o EXISTING / / DRIVE" 100.0' LOT ;43.4' 9•00� E' C aw-- \CENS, 0 - VIEW DRI E --8°w_ o o _ � S80009,03 80e ' o, 8�� WATER �ti � 3 0 3 0 O9 03" $ N "/ ' BOUNDARY LEGEND _ �o J N 4000 SF 4Q 0. 40.0, N 10p•4' N 312' 5 w a"w_ l l Q - (D 100.0' 4Q o. _�\ ----a•,w__ , Subdivision Boundary Line � m i� 3i- N- - - - w 4 o - -- ---a•w - - - - Section Line `� oP�o w 0 o Z 0 400o SF 0 27 0 45 _o 0 o QI 40'0 40.0' 280 64 - \\ _ Center Line 3. m N 100.0' Cf) 4000 SF 40 06 SF o 47 fled Q/ 40 0 0 \COMMON 3j N - Right-of-way Line H Z 0 5 0 4001 SF BIOCkI 1 0 0 0 0 10 LOT - Existing Parcel Line ^ - A 4000 SF It 40 0, 11 48 49 � o � o 0 0 - - - - - - - - - - - - Existing Easement Line 100.0' 40.0' 3999 SF 50 o 0 52 0 60 120 g 4p.0, 145324 SF 4000 SF ^ / 4000 SF 0 w 123.5'� 4000 SF o N - Quarter-Section Corner z z 0 6 0 - � w 0 0 / ¢ w ¢ � 0 1000' / L, - Calculated Point w w J C0 4000 SF ss �N w 40.0 53 � " E BABBLI w 123 40'0' 4000 SF 0 �i - Property Corner } w U w o 100.0' 400 E � oQo NG 9 o SCALE IN FEET w = z m w ¢ 40•0 _-- -- BROOK- _ 0 7 0 40•0' wAY � _ _ w o 1000, N vo � J � W J 0 4000 SF 40 0' i�f 57.2' - i 54 �Q m a m 100.0' o a 40. Pi 4000 SF o ui � X 0' R - 0 0 0 40.0' o / NOTES NISzo - � 0 8 0 38 o 00 0 40.0' 3 0 10 d / IQ � Ema 4000 SF o 4000 SF 39 0 40 0 Block 1 0 0'0' N 1. CONTOUR AND SPOT ELEVATION DATA IS REFERENCED TO NAVD '88 DATUM. a lit z w z 1 4000 SF ^ o 0 55 � i 0 w � o 100.0' 4000 SF /41 o 0 2j• 4000 SF 0 % 2. ALL DRIVEWAYS PROPOSED IN THIS DEVELOPMENT ARE PRIVATE DRIVES AND SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF MERIDIAN o J w co 0 L 5724 SF 42 0 0 0 0 , STANDARDS FOR PRIVATE DRIVES WITH A MINIMUM GRADIENT OF 0.40%. w Z w 0. > z O = _ w p 0 9 0 � 40.0' COMMON 4000 SF 44 0 00' 100 0, ^ l "� 2 ,- OD z m 0 0 _ w 4p•0, LOT 4000 SF .y N 3. ALL LOTS ARE RESIDENTIAL BUILDING LOTS EXCEPT LOT 1, BLOCK 1. WHICH IS A COMMON DRIVEWAY, PARKING AREA LOT. AND LOTS 24, 30, 31, 34, 41 ? o oz F Q 4000 SF 4p 4000 SF �/ 56 '� N AND 51, BLOCK 1 WHICH ARE COMMON AREA LOTS. w o F Lz l U 0' 0 100.0' S ___ w 7=40 0 4000 SF o EXISTING 4. STORMWATER RUN-OFF GENERATED ON THIS SITE SHALL HAVE A QUALITY CONTROL TREATMENT PRIOR TO BEING CONVEYED TO ONSITE STORAGE FACILITIES. Q C o p o 40. ALLEY-- w-- 40.0' o0 100.p• 12' SEWER z E ' Is 0 10 0 40.0 _ 0 40.0' v 5. PUBLIC UTILITIES SHALL INCLUDE WATER, SEWER, ELECTRIC POWER, NATURAL GAS, TELEPHONE, AND CABLE TELEVISION. Q o w oz 4000 SF 6 64.3' �N -- w 57 40.0, SS - 4000 SF 0 // 0, o w � o 100.0' 6. A PRESSURIZED IRRIGATION SYSTEM SHALL BE CONSTRUCTED TO THE CITY OF MERIDIAN STANDARDS AND SHALL BE MAINTAINED AND OPERATED BY THE w m o N 4p 0' N HOMEOWNERS ASSOCIATION. J w ~ w Y �n 1 1 0 32 00 o Block 1 LOT 40 0 C0 100'0, J) o 7. THIS DEVELOPMENT RECOGNIZES SECTION 22-4503 OF IDAHO CODE, RIGHT TO FARM ACT, WHICH STATES, NO AGRICULTURAL OPERATION, AGRICULTURAL of N 4000 SF o 4000 SF 33 0 0 58 j FACILITY OR EXPANSION THEREOF SHALL BE OR BECOME A NUISANCE, PRIVATE OR PUBLIC, BY ANY CHANGED CONDITIONS IN OR ABOUT THE °�° = a z 4000 SF j 34 1 0 0 i 4000 SF o SURROUNDING NONAGRICULTURAL ACTIVITIES AFTER IT HAS BEEN IN OPERATION FOR MORE THAN ONE (1) YEAR, WHEN THE OPERATION, FACILITY OR o U) Q o) O 100.0' 6431 SF 35 0 0 o z EXPANSION WAS NOT A NUISANCE AT THE TIME IT BEGAN OR WAS CONSTRUCTED. THE PROVISIONS OF THIS SECTION SHALL NOT APPLY WHEN A NUISANCE O 4000 SF o 36 � � 0 100 � N RESULTS FROM THE IMPROPER OR NEGLIGENT OPERATION OF AN AGRICULTURAL OPERATION, AGRICULTURAL FACILITY OR EXPANSION THEREOF." rn 0 12 0 z 40.0' 4000 SF o 37 0 0 59 0' - "P,40. 4000 SF / m zo 6 4000 SF 0� 64. 4000 SF 0 O 8. DOMESTIC AND FIRE PROTECTION WATER SHALL BE PROVIDED BY THE CITY OF MERIDIAN. N W 100.0' o - 3' o /� M z ►� --4p• `, c(i 9. SANITARY SEWER COLLECTION SHALL BE PROVIDED BY THE CITY OF MERIDIAN. o N 0 4., ,RR 40.0' 0 )0.0, �� O v m m _E.' 40.01 v �) c� o� " 0 13 0 W OAK 60 00 10. IRRIGATION DITCHES THROUGH THE PROJECT SHALL BE ABANDONED AND RE-GRADED. cn o w SioW WAY o N N 4000 SF J 4000 SF 0 O 100.0' in 'I _ o 3 11. LANDSCAPED COMMON LOTS ARE LOCATED THROUGHOUT THE PROJECT AND ARE IDENTIFIED ON THE PLAN. THESE LOTS SHALL BE OWNED AND MAINTAINED O _ o0 700 0' 3 BY THE HOMEOWNERS ASSOCIATION. Z o 14 0 61 "O 12. BUILDING SETBACKS AND DIMENSIONAL STANDARDS SHALL BE IN ACCORDANCE WITH THE CITY OF MERIDIAN STANDARDS IN EFFECT AT THE TIME OF a 6 4000 SF 229.1' 4000 SF 0 C>) DEVELOPMENT. COMMON 0 100.0' LOT � / � CLUB 100.0 �/ C^p� 13. ANY RE-SUBDIVISION OF THIS PLAT SHALL COMPLY WITH THE APPLICABLE ZONING REGULATIONS IN AFFECT AT THE TIME of THE RE-SUBDIVISION. ---------- 0 15 0 �� B HOUSE 62 20' N (rj v AMENDED MAGIC 14. THE OWNER SHALL COMPLY WITH IDAHO CODE, SECTION 31-3805 OR ITS PROVISIONS THAT MAY APPLY TO IRRIGATION RIGHTS. w4000 SF -�BIOck 1 4000 SF o VIEW SUBDIVISION z 1: 100.0' 1 \3,1 a 2 0 7 a 15. THIS PROPERTY IS PARTIALLY N ZONE X WITH A PORTION IN SPECIAL FLOOD HAZARD AREA ZONE AE OF FLOOD INSURANCE RATE MAP NO. 16001 CO251 H, O (n 0' 0 00 COMMUNITY PANEL NO. 0265 H, WHICH BEAR AN EFFECTIVE DATE OF FEBRUARY 19, 2003 a 28489 SF S 63 0 z 9 00 16 00 6 M 3 4000 SF 0 N 100 YR FLOOD LINE = 0 o Q J 4000 SF a COD w 100.0' POOL o0 700.0, l 0 0 M 17 / 0 64 - z 0 o 0 114.1' 45 v° 0 4000 SF 0 3 ________ m 0 - LAND USE SUMMARY LAND SURVEYOR z U c� 4000 SF 9'\ o NZD � 100.0' 3s.2' o l00.0 ;" OWNER C� w E. SILKWOOD WAY 110, TOTAL AREA: 11 .79 AC. Q 0 0 0 18 0 _i^ 65 TOTAL LOTS: 69 LOTS ROBERT L. KAZARINOFF, P.L.S. (TERRA HOMES, LLC Q 0 W 0 o N 400o SF 0 J-U-B ENGINEERS 316 E. 1400 S., STE. 2A _ (n 4000 SF 7 0 �, �/ RESIDENTIAL LOTS: 61 LOTS 2760 W. EXCURSION LN. STE. 400 ST. GEORGE, UT 84790 0 100.0' 40.0' 40.0' 32.4' 33.6' o °0.0, N CLUBHOUSE LOT: 1 LOT MERIDIAN ID 83642 M � 435-862-9515 0 w O Iq COMMON 3j5'; 66 / COMMON AREA LOTS: 7 LOTS w 0 19 0 LOT 4000 SF o RESIDENTIAL UNITS: 61 UNITS 208-376-7330 Q 4000 SF 0 0 o Block 1 o _ 1 / RESIDENTIAL DENSITY: 5.17 DU/AC of 100.0' ' 0 28 0 29 00 30 - a� -- 000. COMMON AREA 2.88 AC. (24.43%) Z T -- \ 67 AVERAGE RESIDENTIAL LOT SIZE: 4,000 S.F. 0 20 0 4000 SF 4000 SF 8828 SF 4000 SF 0 , CIVIL ENGINEER SMALLEST RESIDENTIAL LOT: 4,000 S.F. 0 0 / 2p OO• KEITH H. MORSE, P.E. 4000 SF \\ 0 10 , DEDICATED RIGHT-OF-WAY 1 .27 AC. w 100.0' / I I °o' FLOODWAY LINE EXISTING ZONE: RUT J-U-B ENGINEERS p 40.0 40.0 30.7 44.4' 68 Cr PROPOSED ZONE: TN-R 2760 W. EXCURSION LN. STE. 400 0 21 0 U w 4000 SF N 0 co 6 4000 SF o - o- - ALLEY B - --- - _ o MEIDIAN, ID 83642 2 ss 0 700 v REQUIRED RESIDENTIAL PARKING: 244 SPACES 208-376-7330 p 100.0' 40.0' 40.0' 40.0' 38.5'" 0 0' 3 REQUIRED CLUBHOUSE PARKING: 8 SPACES Cv Ir - -.WT- Q 27' 1// / 4000 SF 0 N TOTAL REQUIRED PARKING: 252 SPACES 0 22 o Block 1 16'0' l00.0, o REQUIRED HANDICAP PARKING: 2 SPACES o 4000 SF o 0 0 0� 24�� 0 84.0, RESIDENTIAL SPACES PROVIDED: 244 SPACES 100.0' U) 0 25 o 26 0 27 0 "' COVERED SPACES PROVIDED: 122 SPACES z 6705 SF COMMON J UNCOVERED SPACES PROVIDED: 122 SPACES _0 w 0 23 0 4001 SF 4000 SF 4000 SF LOT CLUBHOUSE SPACES PROVIDED: 15 SPACES 0 v o 4000 SF o 0 51 `t Q FILE : 10-21-031_PRE-PLAT Q Point of 100.0' 31133 SF '� S09°36'26"E L`' COVERED HANDICAP SPACES: 0 SPACES PL LqIj > z Beginning COMMON 11.5' 45L2' 40.0'/ 40.0' 40.0' N Uj UNCOVERED HANDICAP SPACES: 2 SPACES c,S�O G�ST� DRAWNOBY: ####1 031 m o LOT 291.9' N 115.1' 35.49 17 TOTAL SPACES PROVIDED: 244 SPACES P� DESIGN BY: #### s ° C 1 4 COR. 21 1�89 50 W\4 4.86 N89°59 53 E 2606.63 - .G/ 16 �- CHECKED BY: #### SECTION 17 - / - - - - - - ss o E. 1/4 COR. `' r ONE INCH i AT FULL SIZE, IF NOT ONE EXISTING / a w e"w E. GENTRY CIRCLE- "w o a w SECTION 17 P� I � � QF \Q _.(� INCH SCALE ACCORDINGLY cNo 0 18 SEWER R\CT LAST UPDATED:3/31/2021 P N m LOCUST VIEW EXISTING RIGHT-OF-WAY CD. Q C KA1 SHEET NUMBER: M HEIGHTS TO BE DEVELOPED / "? SUBDIVISION ----BY-OTHERS \� LOT 21, BLOCK 1 BOUNDARY P P-01 AMENDED MAGIC �� CERTIFICATION o I LOT 20, BLOCK 1 _ VIEW SUBDIVISION � o Van Elg From: Van Elg Sent: Monday, March 22, 2021 12:30 PM To: Sub Name Mail; Keith Morse Cc: Rob Kazarinoff Subject: Re: Andorra Subdivision Name Reservation Thank you Glen. We will proceed with Andorra Sub for now. Van Elg Get Outlook for iOS From: Sub Name Mail <subnamemail@adacounty.id.gov> Sent: Monday, March 22, 2021 12:27 PM To:Van Elg Cc: Rob Kazarinoff Subject: RE: Andorra Subdivision Name Reservation External Email March 22, 2021 Robert Kazarinoff,J-U-B Engineers Van Elg,J-U-B Engineers RE: Subdivision Name Reservation: ANDORRA SUBDIVISION Names are reserved for properties that are actively being developed. Since Parcel R5443010210 is to be developed later and as you stated ". . . will NOT require platting for the intended uses. We will likely process it as a short plat",then it appears that a Meridian short plat is not under the purview of Idaho Code 50-13, so a name and subsequent reservation of Andorra Heights would not be required. Since the name "Andorra" is being reserved, any adjacent parcel that is being subdivided under I.C. 50-13 could later use the name under Ada County's name policy, with restrictions regarding permissions if the ownership is different. According to the information below, at your request I will reserve the name Andorra Subdivision for your project on Parcels R5443010070 and R5443010220. I can honor this reservation only as long as your project is in the approval process. Final approval can only take place when the final plat is recorded. This reservation is available for the project as long as it is in the approval process unless the project is terminated by the client, the jurisdiction or the conditions of approval have not been met, in which case the name can be re-used by someone else. Sincerely, i Glen Smallwood Surveying Technician Ada County Development Services 200 W. Front St., Boise, ID 83702 (208) 287-7926 office (208) 287-7909 fax From:Van Elg<velg@jub.com> Sent: Friday, March 19, 2021 11:17 AM To:Sub Name Mail <subnamemail@adacounty.id.gov> Cc:Jerry Hastings<jhastings@adacounty.id.gov> Subject: [EXTERNAL] RE: Subdivision Name Request-Andorra Subdivision Glen and Jerry, Thank you for the clarification below. Based on our discussions with the City this morning (Bill Parsons), it appears that the southern portion of the site (south of the undeveloped ROW in question) will NOT require platting for the intended uses. We will likely process it as a short plat. I've attached a vicinity map with the parcel numbers and contacts that you requested below. Therefore, we ask that you reserve the following names: 1. Andorra Subdivision for the northern half of the project. 2. Andorra Heights Subdivision for the southern half of the project (which we anticipate may be platted via a short plat in the future). Please call me directly if you have any additional questions as we are trying to finalize and submit this application to the City of Meridian. Thanks, Van Elg J-U-B ENGINEERS, Inc. 2760 W EXCURSION LN STE 400, Meridian, ID 83642 e velg@iub.com wwww.mub.com hub.com] p 208 376 7330 c 208 870 7270 From: Keith Morse<kmorse@jub.com> Sent: Wednesday, March 17, 2021 7:41 AM To:Van Elg<velg@iub.com> Subject: FW: Subdivision Name Request I'm not sure if you got this. A little more difficult than usual. Thanks, KEITH H. MORSE, PE 2 For the best experience, open this PDF portfolio in Acrobat X or Adobe Reader X, or later. Get Adobe Reader Now! l J•V B ® I�1a1C1100M ®; INC. G &U-0 ENGINEERS,INC. J-II-6 FAMILY OF COMPANIES ANDORRA SUBDIVISION LEGAL DESCRIPTION Lots 7 and 22 of Amended Magic View Subdivision filed in Book 52 of Plats at Pages 4445 through 4446, Ada County Records, located in the East Half of Section 17,Township 3 North, Range 1 East, Boise Meridian, City of Meridian,Ada County, Idaho, described as follows: BEGINNING at the center-quarter corner of Section 17,Township 3 North, Range 1 East, Boise Meridian, from which the north-quarter corner of said Section 17 bears North 00°23'48" East, 2,657.09 feet;Thence North 00°23'48" East, 901.42 feet along the west line of the East Half of said Section17 to the northwest corner of said Lot 7; Thence along the northerly line of said Lot 7 the following three (3) courses: 1) S 80-09-03" E, 409.00 feet; 2) N 09°50'57" E, 25.00 feet; 3) S 80°09'03" E, 312.15 feet to the northeast corner of said Lot 7; Thence S 16°49'09" W, 802.30 feet along the easterly lines of said Lots 7 and 22; Thence S 09°36'26" E, 35.49 feet along the easterly line of said Lot 22 to the southeast corner thereof; Thence N 89°57'50" W, 494.86 feet along the south line of said Lot 22 to the POINT OF BEGINNING, containing 11.79 acres, more or less. END DESCRIPTION J-U-B ENGINEERS, Inc. �❑�� N5 �`��✓ This description was prepared by me or under my supervision. If any portion of this description is modified or removed without the written L consent of Robert L. Kazarinoff, PLS, all professional liability associated with this document is hereby declared null and void. ❑ .� TE 0 E O ❑ Robert L. Kazarinoff, PLS 16642 Z. KPN Date 07 APR 2021 April 7,2021 21031_Andorra Subdivision_Legal_Desc.docx Page 1 of 1 2760 West Excursion Lane,Suite 400,Meridian,ID 83642-5313 II' www.iub.com P 208.376.7330 Van Elg From: noreply@meridiancity.org Sent: Friday, March 19, 2021 8:55 AM To: Van Elg;tricks@meridiancity.org; rbeecroft@meridiancity.org Subject: Address Verification Complete External Email Address verification is complete for record LDAV-2021-0191 Project: Wells St. Sr Living Andora Sub Address: 715 S WELLS ST MERIDIAN, ID 83642 Parcel(s): R5443010220 Lot: 22 Block: null Subdivision: MAGIC VIEW SUB AMD R5443010070 Lot: 7 Block: null Subdivision: MAGIC VIEW SUB AMD R5443010210 Lot: 21 Block: null Subdivision: MAGIC VIEW SUB AMD Comments: Parcel verification All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. 1 S Eagle Rd S Eagle Rd S Eagle Rd 961a3 uo va al 2 i as ° 4-1 C o Ev o E � � - .s u � L O N O O o 4-- _ 1.0 ro L pl ICE ro a) z °1 - in a) -04� ao a) CP 4, LIr N L in ✓� cA �v M +J Ou M r�6 0 �o i a1 I.Ien-- o� �v> � O i vtn &�� 4� E O a J Q CL Z,\T J W Z O �v> LLI J W ,> o w J � w w ~ � o z D 4W V H H Z cn O i cis JCL W N J O � J ~ 0LU oow0 � a o � v o w o Q rn m X M m j � � ~ 1 � � �v cr- tim 0 o u +, < v Qo m r■ _0 x . rt ueuaoo__- o 0 � co II in CITY OF MERIDIAN PRE-APPLICATION MEETING NOTES Project/Subdivision Name: Wells Street Assisted Living Memory Care 55+ Cottages Date: 12/2/2020 Applicant(s)/Contact(s): Jamie Koenig, Babcock Design City Staff:Alan, Bill, Brian, Joe, Scott, Caleb Location: 675 S Wells Street, Parcels 5443010070, R5443010220 and R5443010210 Size of Property: 16.58 Comprehensive Plan FLUM Designation: Mixed Use Neighborhood Existing Use:Vacant Existing Zoning: RUT Proposed Use: Memory Care, Senior Housing, Detached Single Family, Self-Storage Proposed Zoning: R-15_ Surrounding Uses: Residential and Office Street Buffer(s)and/or Land Use Buffer(s): Open Space/Amenities/Pathways: Please refer to UDC 11-4-3-27 regarding open space and amenities for multifamily development, and UDC 11-3G-3 regarding common open space and site amenities. Access/Stub Streets/Street System: E. Magic View Drive, S.Wells St. Waterways/Topography/Flood Plain: Five Mile Creek, Floodway and Floodplain bisect the property through the center. Sewer/Water: Sewer is available from S.Wells St. 12-inch water main in Wells St must be connected from E Wells Circle to Magic View Drive. History: H-2019-0127,Andorra Senior Living AZ, Magic View Amd Plat Additional Meeting Notes: • The property is designated as Mixed Use Neighborhood by the Comprehensive Plan. The applicant will need to demonstrate how this proposal meets the intent of the Plan. Please refer to the mixed use descriptions(general and neighborhood)at the available here: https://meridiancity.org/planning/compplan/evolving. Mixed use typically infers uses such as offices, commercial and restaurant all functioning synergistically. • Staff recommends the entire property be master planned, and not be planned incrementally. • Please be aware pedestrian connectivity is imperative throughout mixed use developments. Pedestrian connectivity should be convenient with surrounding neighborhoods. • It is imperative that the Applicant consider and address how the middle section (the floodplain area) integrates with the land uses to the north and south. Please be aware staff will be especially sensitive to how the proposed use(s) interact with the future pathway planned in this area along Five Mile Creek. Five Mile Creek should be developed as an amenity, not tiled. • Are the cottages market rate single family, or age restricted? • Earlier proposals on this property included a restaurant to the south. Staff suggests the applicant consider whether this could be part of the present proposal. • Staff implores the applicant to proactivity involve the local community, especially the Woodbridge HOA. Neighborhood concerns have historically included cut-through traffic. • Please note there was a platted cul-de-sac at the center of the property. This was proposed to be vacated as part of an earlier proposal (Andorra Senior Living).The applicant should follow up with ACHD to determine if this was completed. • Please ensure you research all easements that exist with the Magic View Amended Plat. • 12-inch water main in Wells St must be connected from E Wells Circle to Magic View Drive. Water plan must be reviewed by Engineering. • Water is stubbed to the property near S Wells SVMagic View Dr, and another near E Wells Cir/S Wells St. However, there is a pressure zone boundary at these locations. Coordination with public works engineering will be required to see what additional requirements will be needed to accommodate water to this development.Water mains should not be in private driveways in the 55+area. • Sewer is available in S Wells St.Avoid sewer mains in driveways if at all possible, if for some reason the civil engineer cannot make this work, coordinate with Land Development/Public Works. • Southern portion of the project is located in the floodplain. Coordinate with Jason Korn at jkorn()meridiancity.org. • Surface water must be used as a primary source of irrigation when it is available.A secondary, year round source is also required; either well or City water can be used as a year round source of irrigation. If City water is used, an assessment fee will be charged for all common/shared area landscaping. • It appears that there are no existing streetlights on S Wells St on this roadway currently. They should be added when this project is constructed. • Review Andorra Senior Living conditions as many will likely remain important. Staff will,for example, be looking to maintain future roadway connectivity to the west via Wells Circle. • Applicant should submit a revised plan before proceeding with an application.Another Pre-App might be necessary. Note:A Traffic Impact Study(TIS)will be required by ACHD for large commercial projects and any residential development with over 100 units. To avoid unnecessary delays&expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application to the City. Not having ACHD comments andlor conditions on large projects may delay hearing(s)at the City. Please contact Mindy Wallace at 387- 6178 at ACHD for information in regard to a TIS,conditions,impact fees and process. Other Agencies/Departments to Contact: ® Ada County Highway Dist. (ACHD) ® Nampa Meridian Irrigation Dist. (NMID) ® Public Works Department ❑ Idaho Transportation Dept. (ITD) ❑ Settler's Irrigation District(SID) ® Building Department ® Republic Services ® Police Department ❑ Parks Department ® Central District Health Department ® Fire Department ❑ Other: Application(s) Required: ❑ Administrative Design Review ❑ Conditional Use Permit Modification/Transfer ® Rezone ❑ Alternative Compliance ❑ Development Agreement Modification ❑ Short Plat ® Annexation ❑ Final Plat ❑ Time Extension—Council ❑ City Council Review ❑ Final Plat Modification ❑ UDC Text Amendment ❑ Comprehensive Plan Amendment—Map ❑ Planned Unit Development ® Vacation ❑ Comprehensive Plan Amendment—Text ❑ Preliminary Plat ❑ Variance ❑ Conditional Use Permit ❑ Private Street ❑ Other Notes: 1)Applicants are required to hold a neighborhood meeting in accord with UDC 11-5A-6C prior to submittal of an application requiring a public hearing(except for a vacation or short plat);and 2)All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11-5A-5D.3(except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan.Any subsequent changes to the UDC andlor Comp Plan may affect your submittal andlor application. This pre-application meeting shall be valid for four(4)months. CITY OF MERIDIAN PRE-APPLICATION MEETING NOTES Project/Subdivision Name:Wells Street Assisted Living/Memory Care&Single Family Homes Date: 02/23/21 Applicant(s)/Contact(s): Jamie Koenig, Babcock Design City Staff:Alan, Bill, Brian, Joe, Scott, Caleb Location: 675 S Wells Street, Parcels 5443010070, R5443010220 and R5443010210 Size of Property: 16.58 Comprehensive Plan FLUM Designation: Mixed Use Neighborhood Existing Use:Vacant Existing Zoning: RUT Proposed Use: Memory Care, Senior Housing, Detached Single Family, Office_Proposed Zoning: MDR/TN-R Surrounding Uses: Residential and Office Street Buffer(s)and/or Land Use Buffer(s): Open Space/Amenities/Pathways: Please refer to UDC 11-4-3-27 regarding open space and amenities, and UDC 11-3G-3 regarding common open space and site amenities. Access/Stub Streets/Street System: E. Magic View Cir., S.Wells St. Waterways/Topography/Flood Plain: Five Mile Creek, Floodway and Floodplain bisect the property through the center. Sewer/Water: Sewer is available from S. Wells St. 12-inch water main in Wells St must be connected from E Wells Circle to Magic View Drive. History: H-2019-0127,Andorra Senior Living AZ, Magic View Amd Plat Additional Meeting Notes: • The property is designated as Mixed-Use Neighborhood by the Comprehensive Plan.The applicant will need to demonstrate how this proposal meets the intent of the Plan. Please refer to the mixed-use descriptions (general and neighborhood)at the available here: https://meridiancity.org/planning/compplan/evolving. Mixed use typically infers uses such as offices, commercial, residential and restaurants all functioning synergistically. • Staff urges the applicant to work with the owner of the properties to the west(parcel R5443010204)to bring this parcel into a cohesive project. • Staff has concerns that the improperly subdivided parcel to the west will become a"derelict parcel"if this proposal goes forward. • Staff will recommend a pathway across the property that connects to the future pathway at the west. Just stubbing a pathway at parcel R5443010204 will not be sufficient. Unless the property to the west is part of the application,the City cannot control whether a pathway ever occurs across that property. • Is the office parcel as shown commercially feasible?Will it remain as an empty lot,to eventually be requested for residential development? • Staff recommends the entire property be master planned,and not be planned incrementally. • Staff has concerns with the"wall"of single-family residences along the west perimeter and recommends the applicant consider staggering setbacks and diversity in architecture. • Please be aware pedestrian connectivity is imperative throughout mixed use developments. Pedestrian connectivity should be convenient with surrounding neighborhoods. • It is imperative that the Applicant consider and address how the middle section (the floodplain area) integrates with the land uses to the north and south. Please be aware staff will be especially sensitive to how the proposed use(s) interact with the future pathway planned in this area along Five Mile Creek. Five Mile Creek should be developed as an amenity, not tiled. • Unless the single-family properties to the north are age restricted (such as through deed resrictions),staff cannot control whether or not this is 55+and can not review it as such in terms of traffic, streets, amenities, etc. • Staff implores the applicant to proactivity involve the local community, especially the Woodbridge HOA. Neighborhood concerns have historically included cut-through traffic. • Please note there was a platted cul-de-sac at the center of the property. This was proposed to be vacated as part of an earlier proposal (Andorra Senior Living). The applicant should follow up with ACHD to determine whether or not this still should be pursued. • Please ensure you research all easements that exist with the Magic View Amended Plat. • 12-inch water main in Wells St must be connected from E Wells Circle to Magic View Drive. Water plan must be reviewed by Engineering. Water must be constructed on entire Wells St frontage. Enable future connection to west(near Cadillac Dr). • Water is stubbed to the property near S Wells St/Magic View Dr, and another near E Wells Cir/S Wells St. However, there is a pressure zone boundary at these locations. Coordination with public works engineering will be required to see what additional requirements will be needed to accommodate water to this development.Water mains should not be in private driveways. • Sewer is available in S Wells St.Avoid sewer mains in driveways if at all possible, if for some reason the civil engineer cannot make this work, coordinate with Land Development/Public Works. • Southern portion of the project is located in the floodplain. Coordinate with Jason Korn at jkorn a(�meridiancity.org. • Surface water must be used as a primary source of irrigation when it is available.A secondary,year round source is also required; either well or City water can be used as a year round source of irrigation. If City water is used, an assessment fee will be charged for all common/shared area landscaping. • It appears that there are no existing streetlights on S Wells St on this roadway currently.They should be added when this project is constructed. • Please note UDC 11-3F-4 limits gated communities to 50 lots.There is an option to request alternative compliance from this requirement. • Please note the City recommends private streets be constructed to a minimum template that contains curb,gutter, sidewalk and parking on at least one side. Jeannette Tanner iraetanner@gmail.com Donna Ash Michael Wright mike@gizabuild.com Drew and Michelle Puccinelli drewpuccinelli@gmail.com TJ Winger ti@babcockdesign.com Kathleen Lewis lewis.kathleen53@gmail.com Tanya and Ernest Bader tbader555@gmail.com Troy V. Bell troy(c,tanabell.com Bette Monteith bette06@hotmail.com Barbara Valdez Carl Dansereau Cathy Carson Celeste Fox Clayton Sammis Diane Ehle Droberts Erin & Cassy Russel Gene Fox GW Jeff Bates Kathleen Lewis Pete Resendez Richard Davis Ryan TJ Winger Woodbridge Resident Jamie Koenig Participants(32) x I Q Search Cail-in User-7 e Call-in User 8 fir. E AZI '�Q Call-in User-9 Iv CD Carl Dansereau CC d7 Cathy Carson s" CF d} Celeste Fox C CF s7 Celeste Fox O CS rJ Clayton 5amr 2 DE Diane Ehle DP Drew and Michelle Puccinelii D d? droberts ER f} Erin&Cassy Russell GF 0 gene fox � v G 0 GW A Jeff Bates } JCL Kathleen Lewis PR 0 Pete Resendez � t= RD 0 Richard Davis = R 9 Ryan TW 0 N Winger WR 0 Woodbridge Resident Mute all Unmute all Participants(32) x Q 5earch 'V � l..tlll-l11 VJCI J Call-in User-6 %43 Call-in User-7 $ Call-in User-8 L' Cali-in User 9 x CD Carl Dansereau D3 } ` CC Cathy Carson ` i k CF d) Celeste Fox 0 I I CF Celeste FgZc CS Clayton 5ammis DE Diane Ehle DP r) Drew and Michelle Puccinelli D drotrerts ER Erin&Cassy Russell GF d} gene fox ` G fQ GW JB Jeff Bates KL d) Kathleen Lewis i PR Pete Resendez "f RD d) Richard Davis R 11 Ryan Mute all Unmute all "" Participants(32) x Q Search Jamie Koenig Host,me A aclau 3'V Barbara Valdez pi i �e �Iz Call-in User_11 '�o Call-in User_12 'IQ Call-in User 16 .k� '�q Call-in User 17 Call-in User 18 f v Call-in User 2 Call-in User 5 Call-in User 6 Call-in User 7 Call-In User 8 Call-in User 9 C❑ 0 Carl Dan5ereau � CC d) Cathy Carson CF Celeste Fox E CF Celeste Fox CS d} Clayton Sammis DE d] Diane Ehle DP d) Drew and Michelle Puednelli Mute all Unmute all -" Wells Street Neighborhood Meeting Sign In Sheet ame Address Phone Email r H rev Id -F 2 E� NfP 14...rA--►. 17S' S � r -,rangy �3% 7- Dip Took. JUACe 15 f._. rc( Tanya Online sign in tbader555@gmail.com Scott Qesserault Online sign in scott@sawtoothdevelopment.co m Sue Ellis Online sign in sueboi4@q.corn AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO } COUNTY OF ADA ) I, 31!vJ5f4a-> S sw mad?. (n ) (address) (City) (state) being first duly sworn upon-,oath,depose and say: 1. That I am the record owner of the property described on the attached, and I grant my permission to: -A"UE kze4km goo w ir04omlwr•�sktw'PA,. %-- a (name) (add) to submit the accompanying application(s)pertaining to that property. Z I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. 3. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this day of , �' `G ,20 'L�' (Signature) SUBSCRIBED AND SWORN to before me the day and year first above written. mamw pLax P DWO Gov (Notary Public fo U TAk F �o Residing at: srAW of VR" My Commission Expires: Z10 Zf (Rev asr29rza) .A"I )AVIT OF LEGAL INTEREST ( ]rAW STATE 0F4DAff9 } COUNTY OFADA ) Lveffar, (name) (address) (city) (ste e being first duly swam upozn,oath,depose and say: l. That I am the record owner of the property described on the attached, and I grant my permission.to: —Aw* W MA04 07r 7,G4 tW i7Ao - , (name) (address) to submit the accompanying application(s)pertaining to that property. 2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or.liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. 3. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this day of 1140.r6l (Signature) SUBSCMED AND SWORN to before me the day and year I"rrst ab en. ( Public for-&rt-e) L rrAH T�'+,v JESSE ENCE ftidingat:_ _.S-r Rr wV., Li -- NOrARY POKC-STATE OFUM q' Gomm sSion 714994 My Commission Expires: ►!��?`L �`~ COMM.EXP.fi•29 W (Rev 05J29no) mm Babcock Design zz:zIzz - _ . ......... ----- ----- E. MAGIC, VIEW ! � -� `` +:• ___ - --- DBzz 675 S WELLS STREET MERIDIAN ID 83642 - R5443010070 i, 4� 715 S WELLS STREET, MERIDIAN , ID 83642 - R5443010220 Q iCOD + 955 S WELLS STREET, MERIDIAN, ID 83642 - R5443010210 GENTLE R411V LA 0 r VE{PD►VAS 1 ' f- - - - � / 1, it + `-- ✓+ .1 VEHICLE SECURITY GATT -----1- ---- _ _ - - - � --- � - PICNIC GAZEBO PICKLEBALL COURT - - - - r' ALLEYLu µ 2 STORY AND PARTIAL 2 STORY r _ - SINGLE FAMILY HOMES ,. LIGHTER COLOR INDICATES cc SINGLE STORY PORTION OF HOME 2 / f i -_4 uj - 1 - _ fQ 1� ifs _ - - -� - �`.. -- ------ ---•--------- � � r' }r 1 — � I - ry�'1� _ _y'_ •mac I J•_ _ _ •" _ I �s - �, CD _ 675 ELLS STREET + La - S1 /I. Q ' ^~KAB OurUINE ,� 1 i i--- ---- `' 7`HC C [�1 it qrCOD w - - - _ - E'NESS/Cw8HO ' '- A4 * DOG PARK `1� - 4,320 �RESTF?OUNJS E AUTUMN WAY - 5F VISITOR PARKING ISLLOR PARKING 175,136 SF BEAUTIFULLY - _ � �` REAR YARD SETBACK ` LANDSCAPED OPEN SPACE I x ! - - E ST LUKES ST ! - x ' 1• - 2 STORY&PARTIAL 2 STORY E BOWSTRING ST PICKLEBALL COURT - - -a— - _ SINGLE FAMILY HOMES � � �� - ';4 ... � . � .-.► _ _ 1 _ "■+^" - HORSESHOE PIT -- 4 ! LIGHTER COLOR INDICATES - �L - _ SINGLE STORY PORTION OF HOME •.; � E SIDE YARD SETBACKS - � / +' 'F ' MAGIC V1E � 4p� MAGIC VIEW �� •, PICKNIC GAZEBO DR CURB AND GUTTER Q z, ' Lr� PROPERTY LINE z 57 5 S WELLS 5T �! REAR YARD SETBACK - - - - 1 ° > _IV?.��... +� : -7 .1" E. PGOLSIDE LAIIIE � r ' N r+ 12'-la"sETBAr'' ' _ - _ 715 S WELLS STREET • ' ! 0 w J HIM,a.Aft '+.e f -------- 715 S WELLS ST �•.— I Q �r -- - ADDITIONAL 10'WIDE STRIP ;• _V)., OF LAND t - _ 1 ------------ 0 i I `f - - -- 100 YEAR FLOODPLAIN CADILLAC DR r 1 i '1 it 955 5 WELLS ST � ' 2 — p ZQ'< o ' oALLEY 8 ; - - - - - I , - PROPERTY LINE SETBACK - r 20'STREETSETBACK BUFFER TEMPORARY CONTINUATION I i OF MICROPATH TO WEST I i ' MEANDERING SIDEWALK PROPERTY LINE 1 -- VEHICLE SECURITY GATE ' _ R 20'WIDE SANITARY SEWER SECURITY KIOSK! R _ . - 55: f ° SHOWN SHADED#95024469 I '_ 1 + 5' I r EXISTING 1 G WIDE f I r I U i MICROPATH WITH 5'WIDE -• ■ ■ *- - - - - ,- - LANDSCAPING EACH SIDE .� r —� _ . _ - 20'WIDE SEWER LINE I •_ _ . _ . _ - - - �;�� - - - - - - - - - - • - - - - _ - - - - � _ #96008004 I "---- ----------------- -- - f f °° I 40'VISION TRIANGLE VICINITY MAP - E.SUBDIVISION MAP BK52 PG4445 E GENTRY CIRCLE I o f ff ` I 10'WIDE PUBLIC UTILITIES, ,f DRAINAGE AND IRRIGATION _ -_` ----_--- ADDITIONAL 10'WIDE STRIP OF I .• j - - LAND ALONG FLOODPLAIN I •r I ,� 1 .0' M1 ly -;; T-011 56-0" 100 YEAR FLOODPLAIN I I I j 4.5� I 4 TEMPORARY CONTINUATION OF I - • ~ FUTURE MICROPATH FROM THE NORTH I , I I 2-STORY BUILDING MEANDERING SIDEWALK 8.960 S.F. PERMANENT CONTINUATION I ` I HC �� /I ADDITIONAL 5'WIDE STRIP 675 S WELLS STREET & S � E� OF MIRCOPATII _ r 2-0' 12 �I I . - OF LAND BOTH SIDES OF G-0" ; I l FLOODWAY 675 S WELLS 4.74ACRES+ ALLEY LOADED (16 UNITS) I I -_- 5 �I 10 9 f NAMPA&MERIDIAN 715 S WELLS 6.33 ACRES+ STREET LOADED (45 UNITS) TOTAL 11.07 ACRES I '�-� I - � •: . . ,'---- IRRIGATION DISTRICT 61 TOTAL UNITS _ _ f MAINTENANCE EASEMENT 675 S WELLS 715 5 WELLS ~�t � �� `�� 'i,G - - - _-__. DIlMP5T1 R5 MDR 1 TN-R MDR 1 TN -R PERMANENT CONTINUATION (fit)2 STORY UNITS � _- ~1� � - - F�� _,-I��' OF MICROPATH PARKING �- _ DOUBLE STALL GARAGES 61 122 1 _ �r - r' • DOUBLE DRIVEWAYS 45 90 �_ } STREET VISITOR STALLS 32 I '� TOTAL PARKING STALLS 244 C >4 STALLS PER 314 BED UNITS 244 I � MlLEC i - SOUTH EASEMENT OF NAMPA I L� •. l MERIDIAN IRRIGATION DISTRICT DELIVERIES&EMPLOYEE FUTURE OFFICE BUILDING r~` - "=` -��`1 �_.____,--,--•_-_ `�_------------ I � � 150'FF - ENTRY i ~*` ,- 96 - '"'FUTURE 2 STORY OFFICE BUILDING 8,960 S.F. DUMPSTER ENCLOSURE � - 175.136 SF I I F _ ^Y== =T. " OPEN SPACE REQUIRED PARKING 2/100 S.F, - 20 STALLS PARKING PROVIDED 40 STALLS RAISED TIERED I COMMUNITY GARDEN BEDS 150'HOSE `` I PROVIDED RATIO 4.5/1,000 I 64' GREENHOUSE t �� a � Cn i OUTDOOR DINING I771 �� 955 S WELLS ST g 6 Cn 4.56 ACRES MU-N 1TN-R IAl WE ARE REQUESTING AN o I - 3STORY ALLOWABLE FOOTPRINT 30,000 S.F.FOOTPRINT INCREASE FROM 20.000 S.F.TO I PROPERTY LINE 30,000 S.F PICNIC GAZEBO ASSISTED LIVING UNITS I (67) 1 BED 1 I I 7 (fi) 2 BED I BOCCE$ALL COURT WE ARE PROPOSING NICELY LANDSCAPED COMMON OPEN I 10 " MEMORY 1 CARBED f UNITS SPACE IN LIEU OF THE 80 S.F AT BEAUTIFULLY LANDSCAPED I I I - : ti `, 10 l` (5) 2 BED THE UNIT DECKS COURTYARD AMENITY SPACE l►. 91 TOTAL UNITS - Lu - HC 102 TOTAL BEDS ---- 543 SF I _ � V l , NURSING AND RESIDENTIAL CARE FACILITY PARKING GARAGES I 10 L=`, REFUGE - 1 ENTRAL MAILBOXES TOTAL BEDS 102{0.5}_ � I 51 TENANT STALLS REQUIRED i --_._ COURTYARD SEATING MEMORY CARE OPEN SPACE 51 COVERED TENANT STALLS(10 GARAGES+40 COVERED PARKING) I 0 50 VISITOR AND STAFF STALLS 101 TOTAL STALLS PROVIDED(51 REQUIRED) 955 S WELLS STREET 50.5°/o OF STALLS COVERED I _ SETBACK i I ' COVERED PARKING STRUCTURE 40 VISION TRIANGLE � 1 �f 7- UNIT DENSITYOPENSPACEI • PROPERTY LINE 15.63 ACRES TOTAL PROJECT AREA WITH A 10 UNIT/ACRE BLENDED MAXIMUM 675&715 OPEN SPACE 105,163 S.F. I 1110 SIDEWALK 675&715 TOTAL LOT AREA 482,209 S.F.(11.07 ACRES) 40'VISION TRIANGLE 10 CURB AND GUTTER MDR/TN-R 8 UNITS/ACRE MAXIMUM OPEN SPACES PROVIDED 212% I �I I ` an I 10 r 1 MU-N 1 TN-R 12 UNITS JACK£MAXIMUM >101°REQUIRED � EXISTING CUL-DE-SAC - 1� I I � _0•• o� g'_ly' 109TOTAL PARKING STALLS I•#ARCISCAPE STRIP 2 STORY UNITS 61 675,715&955 I ell INDICATES COVERED TYp 5 , } FIRE LANE DASHED LINE AND SHADING AMENITIES REQUIRED 4 I ,� --�� ------ PARKING STRUCTURES 3 STORY AMENITIES PROVIDED 9 [ 10 10 30,000 S.F FOOTPRINT 1. CLUBHOUSE 4D VISION TRIANGLE 1 BED 80 2. OPEN GfiASSYAREAS AT LEAST 50'x 100' _ . _ . _ _ _ _ _ TRIANGLE 2 BED 11 3- COMMUNITY GARDENTS 4. POND,WATER FEATURES 299.56' TOTAL UNITS 91 5. WALKING TRAILS I 7 SPORTS COU T5(I.E.PICKLE BALL AND BOCCE BALL) WELLS CIRCLE GRAND TOTAL UNITS 152 . 8. DOG PARK 9.7 UNITS/ACRES AS SHOWN 9. SALON 50, 0' 50' 100, UNIT KEY PLAN PLANS AND ELEVATIONS ARE CONCEPTUAL IN NATURE AND ARE PROVIDED TO GIVE AN INDICATION OF ARCHITECT STYLE, BULK AND MASS � � � � 1 SINGLE FAMILY -ALLEY LOADED: 8 UNITS/APPROX. 2,292 S.F. SINGLE FAMILY - ALLEY LOADED: 8 UNITS APPROX. 2,292 S.F. SINGLE FAMILY - STREET LOADED: 24 UNITS J 2,460 S.F. SINGLE FAMILY - STREET LOADED: 21 UNITS 2,586 S.F. 10O'-0" 17O 0 1 Li. r5,-Q" $'-IT' l 5'-0" 9'-0"' S-0 'GARAGE `17-0" 20'-0" -GARAPROPERTY LINE GE PROPERTY LINE PROPERTY LINE GE PROPERTY LINE o �'-O•• ;~ Q 4,000 S.F.LOT - LIVING 7 4,000 ST LOT LIVING 4,0005.FLOT 4,0005.FLOT VING _ _-- --- -_ _- _ eh -- --- - -------------, __\- ---------- -------------- ---- -------------- - --- 16'ALLEY 16'ALLEY ' L REAR YARD " - REAR YARD c REAR YARD �;, SETBACK i i a REAR YARD �-I ;.. SETBACK t+,�`f i SETBACK �` L - -- - _ _-- -- `" SETBACK I 26'-0" --- - --- --------� _-- PROPERTY LINE - ��- - ,� 91 _ iP L__ --_ =_--_ -_--_-_- _-_ -- _- ----- - - ____-__---- -- �v' 0 WELLS STREET PROPERTY LINE PROPERTY LINE 01 TFiEET PROPERTY LINE ' �- 11 STREET STREET 492 S.F.GARAGE 4'-9' TREET 492 S.F GARAGE 2.046 S.F.LIVABLE -4 -O" 492 S.F.GARAGE 4'.D' 4'-17' LANDSCAPING LANDSCAPING 1,786 S.F LIVABLE DSCAPING DSCAPING 1,800 S.F.LIVABLE -� 1,8{]0 S.F.LIVABLE 4'-0" 460 S.F.GARAGE 0'. 4'-T IDEWALK 4'-0„ FRONT YARD SETBACK �IDEW� FRONT YARD SETBACKIDEWALK FRONT YARD SETBACK FRONT YARD SETBACK 4IDEWALK PER TN-R.ALLEY LOADED PER TN-R ALLEY LADED PER TN-R ALLEY LOADED PER TN-R ALLEY WADED 675 S WELLS STREET & 715 S WELLS STREET UNIT KEY PLAN PLANS AND ELEVATIONS ARE _ _ CONCEPTUAL I NATURE AND ARE -r --- PROVIDED TO GIVE AN INDICATION OF ARCHITECTURAL STYLE, BULK AND MASS ' -„' ►`!�� -- - - - SINGLE FAMILY C ALLEY LOADED Q --- _. v��fl�afV ---- _ ----- -- _- - 1oa' o" (B) UNITS - - -------------_ APPROX.PROX.2,292 S.F. ------------ -�. - = -- PROPERTY LINE 4,000&F. LOT - - - - - - - - - - 4 _ ]1'-❑' ;:+x"�y - - _ _ 16' ALLEY CD. _ REAR YARD E. - 1 i I SETBACK - - - K! } - - -�. 4'~ ]J-- _ - -2G'-0''STREEI PROPERTY LINE 492 S.F. GARAGE I-4'-0''LANDSCAPING { - f, /lll ti _ - - ; rl'`-�. 1,800 S.F. LIVABLE GENTE-- - - - - - _ �r E � -_ � I �'-a"sloFw�LK ------�-- _ _ ��Y � �`� -� FRONT YARD SETBACK �7 0. I PER TN-R ALLEY LOADED r' '± I ' 1 SINGLE FAMILY' - - -I 91 n" � �� f ;+ ALLEY LOADED (8) UNITS 100' 0" APPROX. 2,292 S.F. 2 S' 011 8' oill 1 PROPERTY LINE - - - - - j 111111111 +r rn 4,000 S.F. LOT 16'ALLEY VEHICLE SECURITY GATE I+ ._ `�''F r ; -�. _ ! REAR YARD PICNIC GAZEBO - - !: _ _T SETBACK PROPERTY LINE PICKLEBALL COURT - - "r"4 { . : p� -26'-0"STREEI n !-� �EI 1 J �STORY AND PARTIAL 2 STORY - I '� .. � - _ _ -� SINGLE FAMILY HOMES - : - --------_-- 492 S.F. GARAGE 4'-0"LANDSCAPING LIGHTER COLOR INDICATES I___. - 4 J 1,300 S.F. LIVABLE { ��_ � 2 -- 61� f ---- �: � ; � 1 ,� 14 -a"SIDEWALK SINGLE STORY PORTION OF -1 IW r� ; 1' FRONT YARD SETBACK HOME 27 �'` PER TN-R ALLEY LOADED _ r' f r `, SINGLE FAMILY 0 � _ ti r, +' f_ -1. Lf,l ;� ! STREET LOADED - - - -� 1 r t��: (24) UNITS r '�` 100. 0,. - - - - - - _-.-� !. f 2,460 S.F. i F 12' -0" 10' -G'GARAGE CD ! - -1 675 S ELLS STREET r � r� PROPERTY LINE 06 - - - j G 8' ❑''LIVING � - � - -, ��F� �rVq ---------- � - ' � 4,000 S.F. LOT ' �� P I - tJ3 - -- ; 1- ; - v o b REAR YARD - - - - - - -, �- 1 1 c7 SETBACK f DOG PARK _ PROPERTY LINE - - 26'-0''STREET VISITOR PARKING- n - - -f -� '' VISITOR PARKING 2,000 S.F. LIVABLE 4'-p"LANDSCAPING 175,136 SF BEAUTIFULLY - s REAR YARD SETBACK 460 S.F. GARAGE LANDSCAPED OPEN SPACE 4' -0''SIDEWALK 2 STORY AND PARTIAL 2 STORY FRONT YARD SETBACK PICKL£BALL COURT - - -- ® fl g 00 SINGLE FAMILY HOMES PER TN-R ALLEY LOADED - HORSESHOE PIT _ r.- .- LIGHTER COLCR INDICATES - --- ! P Cr SIDE YARD SETBACKS r J - OOL , SINGLE STORY PORTION OF SINGLE FAMILY !! Q b - a 1 HOME STREET LOADED PICNIC GAZEBO - v -- CURB AND GUTTER 100' - 01, (21} UNITS PROPERTY LINE - - - _�, �I / 2,5$6 S.F. REAR YARD SETBACK - - - - - p - r..-. -12' -0" -�20'-0''GARAGE E. �ooDE 27 0 _ _= LANE (PR�VArF � PROPERTY LINE _8'-0"LIVING 715 S WELLS STREET 4. a S.F. LOT / 12' -0"SETBACK-- -- - ANDORRA - - Q = - - -� -� o SUBDIVISION .. ADDITIONAL 10' WIDE STRIP REAR YARD � ... of LAND rn SETBACK f { - - - - - - 100 YEAR FLOODPLAIN Ci{ l - � I � +� PROPERTY LINE 26-0"SiREFI 2,100 S.F. LIVABLE 4' - 0''LANDSCAPING 't _ -' � 0 -0' I 486 S.F. GARAGE - - - - _ - �- 4' 0"SIDEWALK + _ _ _ _1 f _ _ l2'- FRONT YARD SETBACK I+o' PER TN-R ALLEY LOADED - ALLEY B 675 5 WELLS PROPERTY LINE 4.74 ACRES + ALLEY LOADED SETBACK --�_., _ - - - - ` ' � - - 1 I - 715 5 WELLS 6.33 ACRES + (16) UNITS 20'STREET SETBACK BUFFER TOTAL i 1.a7 ACRES STREET LOADED -TEMPORARY CONTINUATION I I i � MEANDERING SIDEWALK 675 5 WELLS 715 5 WELLS (45) UNITS OF MICROPATH TO WEST = _ MDR TN-R TN-R PROPERTY LINE I n 1 MDR 1 VEHICLE SECURITY GATE _ _ _ - _ - , _ - - I � ; 61 TOTAL UNITS 20' WIDE SANITARY SEWER - - - - - - - - _ - SECURITY KIOSK (61) 2 STORY UNITS -- SHOWN SHADED #95024469 ]0373 ,. PARKING EXISTING 10' WIDE ---_ DOUBLE STALL GARAGES = (61) = 122 �i MICROPATH WITH 5' WIDE I - 7] �„ DOUBLE DRIVEWAYS = (45] = 90 LANDSCAPING EACH SIDE L I�._ STREET VISITOR STALLS= 32 - -- r 1 1 TOTAL PARKING STALLS= 244 o yy >4 STALLS PER 314 BED UNITS= 244 20' WIDE SEWER LINE #96008004 - o o 0i7 ti 40'VISION TRIANGLE E. GENTRY CIRCLE -- - SUBDIVISION MAP BK52 PG4445 a 10' WIDE PUBLIC UTILITIES, - �- ry - FUTURE OFFICE BUILDING DRAINAGE AND IRRIGATION °59149„W - - y' ADDITIONAL 10' WIDE STRIP OF - - '1 LAND ALONG FLOODPLAlN I � '-� �'�. 1 FUTURE?STORY OFFICE BUILDING$,960 S.F. '� 16" 19'-0" 26'-0" 19'-a'19'-0" 26'-0" I9'-0' 7'-0"56' -0" 1 l 100 YEAR FLOODPLAIN J I � I 4 1 y,I yy ` REQUIRED PARKING 211000 S.F.= 20 STALLS TEMPORARY CONTINUATION OF EL 405 ALLS FUTURE f I } y y PARKING PROVIDED 40 STALLS MICROPATH FROM THE NORTH -- 1 4--51 000 -- 1 2 STORY I + I MEANDERING SIDEWALK = co OFFI CE 2 -011- 12 HC BUILDING y y ADDITIONAL 5' WIDE STRIP PROVIDED RATIO= 4.511000 8,960 S.F. l OF LAND BOTH SIDES OF �� FLOODWAY 6'-COP 10 9 5 1� l'1 y NAMPA& MERIDIAN 2 0 Q IRRIGATION DISTRICT ■ 55 S WELLS ST - MAINTENANCE EASEMENT 4.56 ACRES r - { DUMPSTERS y " 1 MU-N 1 TN-R --- - -I� PERMANENT CONTINUATION �- ---- - - WE ARE REQUESTING AN _ OF MICROPATH 3 STORY ALLOWABLE FOOTPRINT ~ K 30,000 S.F. FOOTPRINT INCREASE FROM 20,000 SF TO 30,000 SF --- - --- - -- �'1 i ASSISTED LIVING UNITS - - -- - '-0 29132" = yy (67) 1 BED WE ARE PROPOSI NG --�--- �r COMMON OPEN SPACE l (6) 2 BED NICELY LANDSCAPED z l{ - - CPNTSR � y MEMORY CARE UNITS IN LIEU OF THE 80 S.F. AT l �]VE_A;I , Q -- a i+ }l CIO (13) 1 BED THE UNIT DECKS EEkSOUTH EASEMENT OF NAMPA (5) 2 BED ! ❑ MERIDIAN IRRIGATION DISTRICT (91) TOTAL UNITS (102) TOTAL BEDS 159 HOSE _ -----�.�$�_ ` 'y `� _ a" ,'� I 96-- - - -- ~ -, -- DUMPSTER ENCLOSURE NURSING AND RESIDENTIAL 175,136 SF 1 CARE FACILITY PARKING OPEN SPACE $4 DELIVERIES 8 EMPLOYEE TOTAL BEDS 102I0.5} = RAISED TIERED �; goo zr3 - + Y ENTRY 51 TENANT STALLS REQUIRED ti_ Y f L'Al. Units Beds COMMUNITY �- �`� t? �� G rl _ �_ _ �H�r � [� r 51 COVERED TENANT STALLS (10 GARAGES +40 COVERED PARKING) Ground Level GARDEN BEDS { i013 s ago 150' HOSE',. t3 -- 50 VISITOR AN STAFF STALLS Studio 2 2 64' �B tZ 4 L 1 ' GREENHOUSE ' } I 'ti y CA 109 TOTAL STALLS PROVIDED (51 REQUIRED) t� � 28' I Bed J I Bath 2 2 f 1 Bed J 15 Bath 2 2 OUTDOOR l '. e � y 1ti± �yy 46.8% OF STALLS COVERED 2 Bed J 2 Bath 0 0 DINING ° }'y ly-_ �} r Second Level - _-- UNIT DENSITY ``llII`ii}} ��11 26 0„ 1 0 } �1 Studio 9 9 111`��y`� '19'=^�' _r f--==='y r�s► l -- } 1 Bed J 1 Bath 19 19 a1 15.63 ACRES TOTAL PROJECT AREA WITH A 1 Bed J 1.5 Bath 2 2 a - { 1__�-.� t- 1} y 10 UNIT/ACRE BLENDED MAXIMUM 2 Bed !2 Bath 3 6 PROPERTY LINE - 1 - MDR /TN PICNIC GAZEBO -li 8 UNITS ;ACRE MAXIMUM Third Level l� l MU-N /TN-R 12 UMT5/ACRE MAXIMUM BOCCE BALL l } Studio 9 9 rp �f 1 COURT 2 STORY UNITS 61 y 1 Bed J 1 Bath 19 19 1+' ` _ 10 1 y BEAUTIFULLY I , r 1 _�-- �' a - y y} 3 STORY 1 Bed 1.5 Bath 3 3 10 2 Bed 2 Bath 3 5 _ �c LANDSCAPED t } - �� o ~'; 30,000 S.F.FOOTPRINT COURTYARD { l ---- y (80) 1 BED AMENITY SPACE ° ' -- -` ��'. �,, �1 11 2 BED AL Totals °6 Target% p_ } �: _ TOTAL UNITS 91 Studio 20 20 27.40`�f, 25,00% VAIN. '+�-�, I Bed 1 1 Bath 40 40 54.79% 59,00°� GARAGES { 10t u � , -- y, y' 1=NTRAL MAILBOXES } �"`"'� y} GRAND TOTAL UNITS 152 1 Bed J 1.5 Bath 7 7 9.59% 8,0095 COURTYARD { } C] _ ° ° - 7 Bed 7 Bath 6 12 8.2296 8.0096 SEATING T - - y W� _ -- ` 11� 9.7 UNITS 1 ACRE AS SHOWN 73 79 100.00`Yu 100.00% MEMORY CARE OPEN SPACE - 26' -- =M C(51RTYARD tee . OPEN SPACE MC Units Beds I - _ y 9S5 S W ELLS STREET Ground Level z :'y' y -- _ � SETBACK Studio Single 13 13 72.22% COVERED I �` � _�r� y + � 675& 715 OPEN SPACE-- 105,163 S.F. PARKING - t b. Ls - 40' VISION TRIANGLE 675& 715 TOTAL LOT AREA= 482,209 S.F. (11.07 ACRES) 4�. s-HC� 1C7' -d` STRUCTURE OPEN SPACE PROVIDED= 21.8°10 Studio Double 5 10 27.789�o �y 18 23 100.00~Yo I i VAN777 _ > 10% REQUIRED I 3. � 5' -0' :i'S1-01' PROPERTY LINE 675. 715 &955 L-__-_•I' } Grand Total Units Beds p y SIDEWALK AMENITIES REQUIRED 4 40'VISION ll 'y AMENITIES PROVIDED 9 91 10? TRIANGLE - i '. ry� -' - --` - � yy'y 1 - CURB AND GUTTER 1 u, 1. CLUBHOUSE EXISTING _ ' - HARDSCAPE STRIP 2. OPEN GRASSY AREAS AT LEAST 50'x100' CUL-DE-SAC I 9' -0" 8' -U'TY� 109 TOTAL PARKING STALLS yy y 3. COMMUNITY GARDENS - ----- -6 6" - FIRE-LANE- } y DASHED LINEAND SHAD]�'r 4• POND, WATER FEATURES - - _ TYP �+ L 1 INDICATES COVERED 5• WALKING TRAILS 20'-`0 1 PARKING STRUCTURES 6. SPORTS COURTS (I.E. PICKLE BALL 40' VISION AND BOCCE BALL TRIANGLE 7. PICNIC AREAS - -- ---- _ 8. DOG PARK -- ----- - 'o --- 9. SALON WELLS CIRCLE Q LO 1 SITE PLAN rior to OPEN SPACE EXHIBIT Wells ST - Assisted Living and Memory Care OPEN SPACE DIAGRAM Babcock Design Salt Lake City 52 Exchange Place Salt Lake City, UT 841 1 1 801 .531 .1 144 Boise 800 W. Main Street Suite 940 Boise, ID 83702 208.424.7675 babcockdesign.com 4 _ 1 .;:, f..i- i . ._.-._..__ ..v..-.. .-..._.. -vim._ .....__ ... ...- .. .- _. -..-_...++iry. ._.--w. .rwrrr+.-. -ten.- .. -.— f• . :2� LJIFL WELLS STREET COTTAGES ELEVATION 01 WELLS STREET COTTAGES ELEVATION 02 - 4J-1 _• - L i If h t if WELLS STREET COTTAGES ELEVATION 03 WELLS STREET COTTAGES ELEVATION 04 ASSISTED LIVING MEMORY CARE . P, lop. -- - J .n i 1 WOW -Y' �7: 14-*1 � WELLS STREET MERIDIAN, IDAHO ■� BabcockDesign 16 MARCH 2021 4 Y �T 675, 715 AND 955 S. GGLO WELLS ST ay Iterra Homes, LLC. .4. -'�}�' � . _ _ �r.:, . ..3, ��L�i" ��•� c�,r. dLlc �w'a:� Meridian, ID Conditional Use Permit = Landscape Plan Corrections �. p May 18, 2021 s. . DESIGN AND DEVELOPMENT TEAM Owner Landscape Architect Iterra Homes, LLC GGLO 316 E. 1400 S. 1199 Shoreline Drive,Suite 290 Suite A2 Boise, ID 83702 St.George, UT 84790 Contact: Brent Thompson brent@reoxygen.com 675,715 and 955 S.Wells St. I Meridian, ID I Conditional Use Permit-Landscape Plan Corrections 1 05.18.2021 GGLO 2 CONTENTS 4 SECTION 01 / ILLUSTRATIVE LANDSCAPE PLAN 5 SECTION 02 / LANDSCAPE PLAN - ENLARGEMENTS 11 SECTION 03 / PLANTING MIX 13 SECTION 04 / PLANTING PLAN SAMPLES Ift Av - 5 'h 40� sw ti Jyy:. r� 675,715 and 955 S.Wells St. Meridian, ID Conditional Use Permit-Landscape Plan Corrections 05.18.2021 GGLO 3 SECTION 01 ILLUSTRATIVE LANDSCAPE PLAN 34TREES SITE AMENITIES PARKING u:= 6701E 12 , 244 SINGLE FAMILY STALLS CENTRAL MEADOW PLANTING AREA 1 WALKING TRAIL AND PICNIC GAZEBOS 40 OFFICE STALLS 101 ASSISTED LIVING AND MEMORY CARE 2 UPLAND STEPPE PLANTING STALLS OPEN GRASSY AREA 3 RIPARIAN PLANTING TREES t 1 (NO TREES OR LARGE SHRUBS) I TOTAL NUMBER OF PROPOSED TREES = 1,080 4 OFF-LEASH DOG RUN NUMBER OF STREET TREES = 120 f• 1 n' 12 5 PICKLE BALL COURT LINEAL FEET OF STREET FRONTAGE = 2472 LF i ° } 5' VVI'D 6 LAWN GAMES RESIDENTIAL SUBDIVISION TREES = 61 2 - '" �Mfrys COMMON LOT TREES = 899 7 CLUBHOUSE, SWIMMING POOL AND ' 4 HOTTUB U TREE MITIGATION 6 �7I Q 8 COMMUNITY GARDEN ALL EXISTING TREES REMOVED TO BE MITIGATED AT 1:1 RATIO ` 9 FIRE PIT LOUNGE .1 .11-1, �F f:, (42) EXISTING TREES TO BE REMOVED °' ,t fzt 10 DISPLAY GARDEN AND COURTYARDCO (0) TREES RETAINED TOTAL REMOVED CALIPER INCHES = 484 IN _ 1 � •!� 11 BOCCE COURT 12 ` 12 PROPOSED TREE SPECIES MIX 12 PRIVACY FENCES 4 TYPE:DECIDUOUS OR CONIFEROUS 40'Vision Triangle CONIFER- 135 Trees TREE DIAMETER/DBH(IN) EXISTING TREESSPREAD(FT) PINUS FLEXILIS 50% 100 Year Floodplain a ---� POINT* NOR7+1wc EASTING ELEVATION JUNIPERUS SCOPULORUM 50% V 1g07 70.5327:y1a 24623."".-.:i:i 2642.67 � 1241 1155 7DM75.117 7462575:1] x9ap.A5 NAMPA and Meridian O 1,56 D4442.6, 746256i-67 2629.34 CLASS I -435 Trees Irrigation District �� 1701 IQUM.94 7462579:29 7627.09 qT 17 6 Maintenance 1202 T.7428149 246257a.37 1628.14 M 12 6 AMELINCHIER X GRANDIFLORA 'AUTUMN Easement g + 12D3 )04277.92 24625e T.AD 2626.29 DT T2 5 1 3 1204 70427a.31 V46257644 26ze.19 ll1 r2 6 BRILLIANCE' 75% 1205 1QQ74),5a 24V,58},10 2628.34 pr T2 6 5-Mile Creek - x0e 7o4m0a7u 2aaaa31:7e 2e3a.aa r ,e ie M A L U S 'SNOW DRIFT' 2 5 • TRO9 704a;5.51 2412110,55 2632 19 DT 10 19 1210 70AWR19fi 74674W.36 265q-a9 QT 12 17 1111 7D4677 46 246,A 19-92 263:35 Y 5 6 CLASS II - 376 Trees Ln1212 1946a.4D 24623eT.9T 26u.6s Ut 1Q 1Q 8 TLU _ 121e 1 PO46s712 246231n.41 26s2.72 m io 10 BETULA NIGRA 'HERITAGE' 60% 1214 104681 66 24623M.79 2632.4, DT 10 10 1 •r ^i 1s •y •7 O r 1215 7MM-60 24112346:09 2632.47 DT 10 10 O 11 J Y •1`� M r 1216 7p4674gp 2A6�3Aq m 2632.90 DT ,0 1� A C E R R U B R U M 4 0/o '40 1235 704977.26 7407591:g7 24A7.69 M 70 71) ytl95 7D3703.21 21fi25aakn 7641m.67 nT a F N CLASS III I - 134 Trees 599E »71q.AG 74w=.10 wuh.47 DT 6 6 - 10 Q �1 _0N0 mvM.16 2462b19.41 2E44.84 u1 E E GYMNOCLADUS DIOICA 60% two M3y71 1p 2462'_Aq.50 �644A2 ul b 1D Garages x 5DBe 703973 G6 2462131.0 2043.09 DT 10 12 T 5101 704184-42 24yy821.80 2931.23 17Tfi6 LIRIODENDRON TULIPIFERA 40% Covered Parking PROPOSED 5102 7041W76 9462g37.17 2930.7q DT 8 E Memory Care -9103 7qN 99.9t 2452M1.12 2629.0 DT 10 s TREE K E Y 51a5 av427x.PQ M5a7.1A z92768 PT 6 1 Surface Parking 6,Q6 rDA24n.oe 29625eQ.91 262P.82 01 6 , 40'Vlslo Trian g CONIFER 5101 7D4244-99 2462562.9-1 2622.9D 01 6 1 2 CLASS I sloe 7042489e 14625a7.77 r6za.12 Dt 0 1 0 CLASS II 51Oa 704299.47 24e25&5.42 2628.22 DT 6 1 12 TREES 51Tn 7p425a.72 2402583.56 262a.t1 0T a , CLASS III 5111 70425770 2A62579.87 2627-94 or 1 275 LF �' 51c2 704753-29 7467=.17 7629-37 DT 6, 51 13 M454D.99 2.462l5Q." 2632.417 LIT 1D 10 LANDSCAPE PLAN O 5ji¢ Ig4572.6E 2452339A3 2631.42 DT6a 0' 100' 200' 51tg I 70462h.41 24671149-66 1 2632-111 j DT 10 in SCALE:1"=200' sire MWD.yE 2462902:7s e649.7e DT z4 18 5177 70508221 2462911.39 2e48.56 QT N 18 5179 70-51W.71 246-805.54 264625 FIT 24 17 518D 7052213q 2462860.59 .2648 37 DT 24 0 584 7C5207-27 24629z4'.59 :64ij.a1 DT 36 6 675,715 and 955 S.Wells St. I Meridian, ID I Conditional Use Permit-Landscape Plan Corrections 1 05.18.2021 GGLO 4 SECTION 02 LANDSCAPE PLAN - ENLARGEMENTS - _ = - -------_-. .. k SITE AMENITIES CENTRAL MEADOW 3 WALKING TRAIL I Slur - - _� -D T J -- _ -� 4 PICNIC GAZEBO 5 LAWN AREA CL - ' - __- 4 j - + - 5 r NE LA + / PLAN ENLARGEMENT 0, 25' 50' O SCALE:,„=50' 675,715 and 955 S.Wells St. Meridian, ID Conditional Use Permit-Landscape Plan Corrections 05.18.2021 GGLO 5 SECTION 02 I LANDSCAPE PLAN - ENLARGEMENTS --- 4 SITE AMENITIES p' 1 CENTRAL MEADOW • 1 + 2 PRIVACY FENCES Y ----- .- +�. 3 WALKING TRAIL } r 4 PICNIC GAZEBO 1 5 OFF-LEASH DOG RUN 51 + PICKLE BALL COURT _ r � 7 LAWN GAMES OIL i } g CLUBHOUSE, co SWIMMING POOL AND LF(' +!1 - - 7-1 HOT TUB R IVA # — a � g UPLAND STEPPE '� _ _ -- �,_ r� _ + ■ � PLANTING UU 'r'r. Jr -1 • < c EiT 'I '12 c E POOL SIDE LANE (PRIVATE) — +. r. PLAN ENLARGEMENT 01 25' 50' O SCALE:1"=50' 675,715 and 955 S.Wells St. Meridian, ID Conditional Use Permit-Landscape Plan Corrections 05.18.2021 GGLO 6 SECTION 02 I LANDSCAPE PLAN - ENLARGEMENTS A ' SITE AMENITIES E POOL SIDE LANE (PRIVATE) - CENTRAL MEADOW 2 PRIVACY FENCES 3 WALKING TRAIL �-I 4 PICNIC GAZEBO 'i _-- AND LAWN AREA 5 VEHICULAR GATE 6 100 YEAR { r FLOODPLAIN AND 2 { ADDITIONAL 10' WIDE ALLEY-B +; + BUFFER I I 5 1 I - I I f E_ ENTRY CIRCLE I - I� f 1.1 iT ' 1 �' D T _I T iT PLAN ENLARGEMENT 0, 25' 50' O SCALE:1„=50' 675,715 and 955 S.Wells St. Meridian, ID Conditional Use Permit-Landscape Plan Corrections 05.18.2021 GGLO 7 SECTION 02 1 LANDSCAPE PLAN - ENLARGEMENTS _ " - -_ I SITE AMENITIES - 1 OFFICE BUILDING I 2 PARKING LOT E- GENTRY CIRCLE - - -- - 3 OPEN GRASSY AREA - , - RIPARIAN PLANTING (NO TREES OR LARGE SHRUBS) ." Imo- r 'r ,. I �T 1 4 NAMPA AND 1 7� T+i �" MERIDIAN CST I - IRRIGATION DISTRICT D.T 12 ` - . � - � MAINTENANCE DT EASEMENT 100 YEAR FLOODPLAIN AND ADDITIONAL 10' WIDE t- _ - - '` -- - -- - - BUFFER =C-44L r VNW4 I - I I y �. ' , " ... PLAN ENLARGEMENT 01 25' 50' O SCALE:,„=50' 675,715 and 955 S.Wells St. I Meridian, ID I Conditional Use Permit-Landscape Plan Corrections 05.18.2021 GGLO 8 SECTION 02 LANDSCAPE PLAN - ENLARGEMENTS _ }+Y SITE AMENITIES OPEN GRASSY AREA RIPARIAN PLANTING (NO TREES OR LARGE - fi ] SHRUBS) 2 FIRE PIT '1 3 GREENHOUSE Ik RAISED COMMUNITY GARDEN BEDS � 5 BOCCE COURT MEMORY CARE ,. ""~ COURTYARD 7 OUTDOOR DINING - _ 8 COURTYARD � SEATING PARKING ' 9 10 40' VISION - - - = TRIANGLE - _ 1 - ■ 1 - _ - 10 VA IL PLAN ENLARGEMENT 0, 25' 50' O SCALE:1„=50' 675,715 and 955 S.Wells St. Meridian, ID Conditional Use Permit-Landscape Plan Corrections 05.18.2021 GGLO 9 SECTION 02 LANDSCAPE PLAN - ENLARGEMENTS � SITE AMENITIES COVERED PARKING I ~t + 2 SURFACE PARKING GARAGES MEMORY CARE COURTYARD COURTYARD SEATING 3 ti , 5. } . � 4• ', 5 40' VISION TRIANGLE Tr� J {i _ DT _; - -? • •' WELLS CIRCLE ,LYE PLAN ENLARGEMENT 01 25' 50' O SCALE:,"=50' 675,715 and 955 S.Wells St. Meridian, ID Conditional Use Permit-Landscape Plan Corrections 05.18.2021 GGLO 10 SECTION 03 TREE SPECIES MIX CLASS I CLASS II CLASS III CONIFERS ` - 1 'Vd — — w. .2.�.. .. 'J.<� •r '��`^-y.. ^ is .'_. . � .. F .- - ems• ;- ` •pj•4 %"fin ... _ F --._ �� ._. . Amelinchier x grand iflora 'Autumn Brilliance' Betula nigra 'Heritage' Gymnocladus dioica Pinus flexilis Serviceberry River Birch Kentucky Coffee Tree Limber Pine Height: 15-25' Height: 35-50' Height: 50-60' Height: 40-60' Spread: 15-25' Spread: 30-40' Spread: 35-45' Spread: 25-40' Water: Medium Water: Medium Water: Medium Water: Medium Maintenance: Low Maintenance: Low Maintenance: Low Maintenance: Low Size: Multi-Stem - 8'-10' Tall Size: 2" Cal. Size: 2" Cal. Size: 8-10' Tall _ •. 1. ��' 4' h. v.. �. '� _ •L�' +n• .. y�.. �+Fry i .� S:`l:snf�h':•�'9": _2 ..,mom - .-+T. Malus 'snow drift' Acer rubrum Liriodendron tulipifera Juniperus scopulorum Flowering Crabapple Red Maple Tulip Tree Rocky Mt.Juniper Height: 15-20' Height: 35-45' Height: 50-80' Height: 30-40' Spread: 15-20' Spread: 25-35' Spread: 35-45' Spread: 3-15' Water: Medium Water: Medium Water: Medium Water: Low Maintenance: Medium Maintenance: Low Maintenance: Low Maintenance: Low Size: 2" Cal. Size: 2" Cal. Size: 2" Cal. Size: 8-10' Tall 675,715 and 955 S.Wells St. I Meridian, ID Conditional Use Permit-Landscape Plan Corrections 05.18.2021 GGLO 11 SECTION 03 PLANTING TYPOLOGIES '• T - # ' y Riparian Creek Gray's Sedge Slough Sedge Prairie June Grass Idaho Fescue Spur Lupine Blue Flax , .r Riparian- t Quaking aspen Serviceberry Red Twig Dogwood Flame Willow Bearberry Blue Flax Spur Lupine Idaho Fescue Rocky Mt.Juniper Quaking aspen Serviceberry Snowbush Oregon Grape White Potentilla Bearberry Yarrow Heath and Heather Russian Sage Wheatgrass Idaho Fescue 4 A ' Rocky Mt.Juniper Snowbush Oregon GrapeMock Orange Wood's Rose Bearberry Blue Oat Grass - - Larkspur 'Dwarf Red Twig Dogwood °Red Twig Dogwood Spanish Lavender Heath and Heather Russian Sage 1 `~ Potentilla Creeping Oregon Grape Siberian Cyprus Black Eyed Susan 675,715 and 955 S.Wells St. Meridian, ID Conditional Use Permit-Landscape Plan Corrections 05.18.2021 GGLO 12 SECTION 04 SAMPLE PLANTING PLANTING PLAN CONCRETE CURB AND PLANT SCHEDULE SIDEWALK PLANTING 7 CEA VEL GUTTER TREES CODE BOTANICAL NAME COMMONNAME SIZE CITY DETAIL REMARKS 5 gal / 0 LIR ARN Liriodendron tulipifera'Arnold' Arnold Tulip Poplar 2"Cal. 1 / 5 MAH COM SIDEWALK SHRUBS CODE BOTANICAL NAME COMMON NAME SIZE OY DETAIL REMARKS 3 gal. CEA VEL Ceanolhus velutinus Snowbrush 5gal 10 3 HEL Z+S MAH CO. M.I.N.aquifolium Compact. Compact Oregon Grape 3 gal. 8 1 gal. SAMPLE PLANTING AREA BOUNDARY POT MON Potenlilla frulicosa'Monsidh' Frosty Bush Cinquefoil 3 gal. 5 I I + ` ` 10 SAL NSY Salvia yangii Russian Sage 1 gal. 3 + w` 13 HEL GRASSES CODE BOTANICAL NAME COMMON NAME SIZE OY DETAIL REMARKS 1 gal. 0 HEL Helictotrichon sempervirens Blue Oat Grass 1gal. 25 24"o.c.Spacing GROUND COVERS CODE BOTANICAL NAME COMMON NAME SIZE SPACING CITY DETAIL REMARKS J 5 POT MON I � r ARC Arclostaphylos uva-ursi Vancouver Jade Vancouver Jade Bearberry 1 gal. 24"o.c. 18 3 gal. w .� ❑ FES ID2 Fast—idahoensis Idaho Fescue 1 gal. 24"o.c. 121 + + 10 ARC + + 1 gal. w w w 3 SAL NSY V. 1 gal. + 9 HEL " .-. -� �,. 1 gal. >N .- _ _-7 -1- r y y 2 MAH COM + 3 gal. I I + - 3 CEA VEL 5 gal r. '... �I 1 SAMPLE PLANTING AREA �c 8 ARC ' gU 1 gal. 121 FES ID2 �' " a ""RIES y 1 gal. 4'A4tV.. a' RAF ♦ ,� o 13-1p' 41 ROES - EXAMPLE SIDEWALK PLANTING 01 4' 8' O SCALE:1/8"=V-0" 675,715 and 955 S.Wells St. I Meridian, ID I Conditional Use Permit-Landscape Plan Corrections 1 05.18.2021 GGLO 13 SECTION 04 SAMPLE PLANTING PLANTING PLAN BABBLING BROOK WAY PLANT SCHEDULE CENTRAL PATH PLANTING g()AGA TREES CODE BOTANICAL NAME COMMON NAME JIZE QTY DETAIL REMARKS 8'Ht. W ++ AGA Amelanchier x grandiFlora'Autumn Brilliance' Autumn Brilliance Apple Serviceberry 8'Ht. 8 �r 1 BNC BNC Betula nigra'Cully Improved'TM Heritage Improved River Birch 2"Cal. 1 2"cal. "a +• JUS Juniperus scopulorum Rocky Mountain Juniper 8'Ht. 6 ` SHRUBS CODE BOTANICAL NAME COMMON NAME SIZE OTY DETAIL REMARKS g( )JUS y �I CEA VEL Ceanothus velutinus Snowbrush 5 gal 49 8 HL COR KE2 Corpus sondes'Kelseyi' Kelseyi Dogwood 2 gal. 67 (775 sf)MEA ®. LAV STO Lavandula stoechas Spanish Lavender 2 gal. 69 seed 0 + •�i ® POT MON Potentilla fruticosa'Monsidh' Frosty Bush Cinquefoil 3 gal. 7 • II (105)FES ID2 1 gal. .. .� + + PSE SPI Pseudoroegneria spicata Bluebunch Wheatgrass 2 gal. 48 (62)COR KE2 -W W CONCRETE PATH SHRUB AREAS CODE BOTANICAL NAME COMMON NAME SIZE SPACING O� DETAIL REMARKS 2 gal. a ACH TER Achillea millefolium'Terra Cotta' Terra Cotta Common Yarrow 1 gal. 12"o.c. 86 (36)CEA VEL W W W 5 gal RUD HIR Rudbeckia hire Black-eyed Susan 1 gal. 12"o.c. 152 (57)RUD HIR +*+*+*+*+*+*+*+* O �• ++`++++++`+1 gal. ° GAZEBO ++ GROUND COVERS CODE BOTANICAL NAME COMMON NAME SIZE SPACING allDETAIL REMARKS r W +++++*+++++*+++*+ +*+ W +*+++++++++*++++++++++++++++++ + + FES ID2 Festuca idahoensis Idaho Fescue 1 gal. 24"o.c. 227 (15)FES ID2 ++++++*+++++*++++++++++++ El 1 gal. ++++*++++++*+++++*+*+*+*+*+* + + +*++++*+a++++++++++++++++++*+++++++ El 38 ACH TER +++++++++++++++ W W W TUR BUF Turf Sod Buffalo Buffalo Sod sod 985 sf 1 gal. + 0+*S+ + ++++ +++++++ + + TURF III *++++ + + +++.++++ �II I HYDROSEED CODE BOTANICAL NAME COMMON NAME SIZE SPACING 2 DETAIL REMARKS (27)RUD HIR ++ ++++.+++* ' MEA Drought Tolerant Meadow Mix Meadow seed 922 sf 1 gal. ++ +*+++++-+KN+ I I I *+* +`++++*+ 2 g PSE SPI +*++++ +*+++*+*+ 2 gal. ++++*+*+++++++r i i++++r r i+*+++*+* +++++++++++++++++++*++++++++++++++* ++ (29)RUD HIR ++++++++++++++++++++++++++++++++++++++++ ++++++ +*+++++++++++++++++++++++++++++++++++++* 1 gal. �� +++++++++++++++++++++ ++++++ +++++++++++++++++++++++++*++++++++++++* (62)COR KE2 = *+*+*+*+*+*+*+*+*+*+*+*+*+*+*+*+*+*+*+*+*+4+*+*+*+++*+*+*+ 2 gal. 1 +++++++++*++++++++++++++++++++++++++++++++++++i+++++++i++++ e p ++++++++++++++++++++++++++++++++ - +++++++++++++++++++++++++++ (67)LAV STO ++*++++++++++++++++++*+++++*+++ 2 gal. ++++++++++++++++++++++++++++++++++++ •y'• +++++++++++++++++++.++++++++ F .::.+ + +++. + +:+++++++++++++++ +.+.+ + + ++ +++++++++++ +. ...+.+..+.+....+.++++++,+.++J++++++++++++i+++++++++++++++0+++++++++++++++ *++++++++++++++++++++++++++*+++ f +++.+.+++++.+.++++++++++++++++++ +++++++++++++++++++++++++++++ /tll t r ++ ++++++++ +++ L n SAMPLE PLANTING AREA 57r_3 yy J � s' fro ti ALLEYA EXAMPLE CENTRAL PATH PLANTING 01 8' 16' O SCALE:1/16"=1'-O" 675,715 and 955 S.Wells St. I Meridian, ID I Conditional Use Permit-Landscape Plan Corrections 05.18.2021 GGLO 14 PRELIMINARY PLAT FOR N. 1/4 COR. 8 (rJ-U-B GREEN HILL ESTATES SECTION 17 17 E. FRANKLIN RD. ANDORRA SUBDIVISION E. ST. LUKES ST. o WAVERLY LOTS 7 AND 22, BLOCK 1 OF AMENDED MAGIC VIEW SUBDIVISION o PACE 1-U-B ENGINEERS, INC. 11 MAGIC VIEW DR. a I N 6 SITUATED IN THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 17, ' SSURBDIVISIONL z U TOWNSHIP 3 NORTH RANGE 1 EAST BOISE MERIDIAN - 3 AMENDEDUj z J a MAGIC VIEW a � LLJ MERIDIAN I DA H O SUBDIVISION Er o r. E W ' i W CD CO `,- C) 2021 w on "t0 C0 LOCUST VIEW PROJECT z X (D 00 oHEIGHTS LOCATION - LU o J WINDSTONE PRESSURE IRRIGATION y cd WAVERLY PLACE PLACE 0 z cn --a•w_ PUMP STATION I U 1-84 LU �� --a"w_ _T TO USER TCH SUBDIVISION m 1-a••w I i 2 w- -a•SS _ ---a••w_ ►R/VV � -�'-- - - ---8' LINE TABLE CV 8.,s I Vo- -- -8"'s - � -a^w-- -------------- LINE # DIRECTION LENGTH --a'w_ VICINITY MAP S80°09' a'ss _ O-a w____ / L1 N9°50'57"E 25.00' SCALE: 1"=1000' � 2 COMMON 9 4 O3 �� -a"w_- E. 28 E - MAGIC MgGI o EXISTING / / VIEW DRIVE 0 100.0' LOT 43.4' _ �9,00' E. C DR E-8"w_____a w_ o0 8" WATER 3 ---------- " BOUNDARY LEGEND 0 3 0 'n L ( 4000 SF 4o.p' 40. N 100.4' c1qZ E 312. 1 1 / - Subdivision BoundaryLine 0 N o' 40.0, >-�_ v `5 aw- / (100.0' m 3i- N- - - - w - -- ---a•w , - - o 00 0 4 0 27' o 0 40.p' 280.s' - - Section Line 0 0 0 0 0 - - - - Center Line co 4000 SF 0 ^ 45 0 0 o Q 40•0' 4 100.0' 4000 SF 46 0 00 Q 40.0 .0 - p°p N 4000 SF 47 COMMON 3� N - Right-of-way Line 7`t r 4 4001 S F 00' o LOT - Z 0 400o SF o Block 1 0 48 0 0 0 0 100.0, i Existing Parcel Line I 40.0' 1i ^ ^ 49 0 C C - - - - - - - - - - - - Existing Easement Line 100.0' 40.p' 3999 SF 50 0 0 / 52 0 60 120 g 40.0, 145324 SF 4000 SF ^ 4000 SF o w �O= - Quarter-Section Corner o 123.5'� 4000 SF 0 N z z 0 6 0 - � w o d / Q � w Q 0 100•0' / - Calculated Point w w J C0 4000 SF � ss �N w 40.0 53 � E. SAB w 123 , 4p•0' 4000 SF o �i - Property Corner } w U w � a_ 100.0' 400 � U) oQo NG s o SCALE IN FEET a = z m w Q N 40.0' -- BROOK- _ 0 7 0 40.p' WAY � _ w o0 1p0 p, N vo � J � W J 0 4000 SF 40.0' 57 2 °° \ - � 54 Q m a m 100.0' o a 0 40.p' Pi 4000 SF o x R - o 0 4o.p' 0 / Cn E 0 $ 0 38 0 00 0 40.0' 3 0 7p d / zQ � � ma 0 4000 SF 0 4000 SF 39 0 40 00 Block 1 0 0.0' N 1. CONTOUR AND SPOT ELEVATION DATA IS REFERENCED TO NAVD '88 DATUM. a �' rr co zUj z 4000 sF ^ 0 0 55 = 3: w � o 100.0' 4000 SF /41 0 0 2j• 4000 SF o j 2. ALL DRIVEWAYS PROPOSED IN THIS DEVELOPMENT ARE PRIVATE DRIVES AND SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CITY OF MERIDIAN o J cw z p 5724 SF 42 0 0 0 C / STANDARDS FOR PRIVATE DRIVES WITH A MINIMUM GRADIENT OF 0.40%. w z w o > z O = c.� _ w 0 0 9 0 40.0' COMMON 4000 SF 44 0 00 100 0' / w z a 0 0 _ w 40.0, LOT 4000 SF C ry 3. ALL LOTS ARE RESIDENTIAL BUILDING LOTS EXCEPT LOT 1, BLOCK 1. WHICH IS A COMMON DRIVEWAY & PARKING AREA LOT. AND LOTS 2, 24, 30, 31, 34, ? o oz F Q 4000 SF 4p 0' 4000 SF �/ 56 '� N 41 AND 51, BLOCK 1 WHICH ARE COMMON AREA LOTS. o it F U 100.0' \ - w 57.2' 4000 SF 0 - �� 40.p' EXISTING 4. STORMWATER RUN-OFF GENERATED ON THIS SITE SHALL HAVE A QUALITY CONTROL TREATMENT PRIOR TO BEING CONVEYED TO ONSITE STORAGE FACILITIES. Q ( o � p w 40•0 gLLEY� 40.0' / 00 1 p0.p• 12" SEWER z o 0 10 0 40.0, A - w o- 40.p' v 5. PUBLIC UTILITIES SHALL INCLUDE WATER, SEWER, ELECTRIC POWER, NATURAL GAS, TELEPHONE, AND CABLE TELEVISION. Q o w o � � 4000 SF 64.3'°° N --_ S w 57 w > o 100.0' 40 0' ss - 4000 SF o / 6. A PRESSURIZED IRRIGATION SYSTEM SHALL BE CONSTRUCTED TO THE CITY OF MERIDIAN STANDARDS AND SHALL BE MAINTAINED AND OPERATED BY THE � w m � z 0 32 0 0 COMM N 40° o N HOMEOWNERS ASSOCIATION. � w yj Y �, 11 0 o o Block 1 0 LOT 40 0' �C 7p0'0 2S/ Z w 7. THIS DEVELOPMENT RECOGNIZES SECTION 22-4503 OF IDAHO CODE, RIGHT TO FARM ACT, WHICH STATES, NO AGRICULTURAL OPERATION, AGRICULTURAL � � 4000 SF 4000 SF 33 00 34 1 0 58 FACILITY OR EXPANSION THEREOF SHALL BE OR BECOME A NUISANCE, PRIVATE OR PUBLIC, BY ANY CHANGED CONDITIONS IN OR ABOUT THE m = z o 100.0' 4000 SF o 35 0 4000 SF 00 / SURROUNDING NONAGRICULTURAL ACTIVITIES AFTER IT HAS BEEN IN OPERATION FOR MORE THAN ONE (1) YEAR, WHEN THE OPERATION, FACILITY OR o cn Q U) O 6431 SF o 36 0C o / 0 7 EXPANSION WAS NOT A NUISANCE AT THE TIME IT BEGAN OR WAS CONSTRUCTED. THE PROVISIONS OF THIS SECTION SHALL NOT APPLY WHEN A NUISANCE 4000 SF °0. RESULTS FROM THE IMPROPER OR NEGLIGENT OPERATION OF AN AGRICULTURAL OPERATION, AGRICULTURAL FACILITY OR EXPANSION THEREOF." w C) 0 12 0 z 40.0, 4000 SF o 37 00 0 : - "P14o. 4000 SF 59 / m zo 4000 SF °� 64• 4000 SF o O 8. DOMESTIC AND FIRE PROTECTION WATER SHALL BE PROVIDED BY THE CITY OF MERIDIAN. 0 W 100.0' o - 3' 0 /� M z ►� --4p• `T c<i 9. SANITARY SEWER COLLECTION SHALL BE PROVIDED BY THE CITY OF MERIDIAN. �o w N o 4., iRR 40.0' C 100•0, c� o Z) " 0 13 0 w i OAK SHgppW 40.01 60 0 co 10. IRRIGATION DITCHES THROUGH THE PROJECT SHALL BE ABANDONED AND RE-GRADED. N _WAY o N N 4000 SF J 4000 SF o 0 100.0' in o 3 11. LANDSCAPED COMMON LOTS ARE LOCATED THROUGHOUT THE PROJECT AND ARE IDENTIFIED ON THE PLAN. THESE LOTS SHALL BE OWNED AND MAINTAINED O ° _ 00 700 0, 3 4 BY THE HOMEOWNERS ASSOCIATION. Z o 14 0 N 61 "O 12. BUILDING SETBACKS AND DIMENSIONAL STANDARDS SHALL BE IN ACCORDANCE WITH THE CITY OF MERIDIAN STANDARDS IN EFFECT AT THE TIME OF a 4000 SF 229,1' 4000 SF o 0) DEVELOPMENT. COMMON o 100.0' LOT o N �� CLUB 100 •0, �l 13. ANY RE-SUBDIVISION OF THIS PLAT SHALL COMPLY WITH THE APPLICABLE ZONING REGULATIONS IN AFFECT AT THE TIME of THE RE-SUBDIVISION. ---------- 0 15 0 �� B HOUSE 62 2o' N (rj v AMENDED MAGIC 14. THE OWNER SHALL COMPLY WITH IDAHO CODE, SECTION 31-3805 OR ITS PROVISIONS THAT MAY APPLY TO IRRIGATION RIGHTS. w 4000 SF �BIOCk 1 4000 SF o VIEW SUBDIVISION z = 100.0' \3,1 a 2 p 7Op°, v 15. THIS PROPERTY IS PARTIALLY N ZONE X WITH A PORTION IN SPECIAL FLOOD HAZARD AREA ZONE AE OF FLOOD INSURANCE RATE MAP NO. 16001 CO251 H, O W o COMMUNITY PANEL NO. 0265 H, WHICH BEARS AN EFFECTIVE DATE OF FEBRUARY 19, 2003 a 28489 SF S 63 0 z 00 16 00 M 3 4000 SF o N 100 YR FLOOD LINE = 0 o > Q J 4000 SF a o a 100.0' POOL 00 7 p0•p / 0 0 0 17 64 - z 97 o ° p 4000 SF o 3 ---------- m .. O v 4000 SF 114.1 45.s'� o ;� N LAND USE SUMMARY OWNER ZD z U z 100.0' �38.2, // 0 100.0, ;" LAND SURVEYOR � E. SIL_KWOOD WAY � AREAS Q 0 0 0 18 0 _n^, 40 05 SF o i TOTAL: 1 1 .79 AC. ROBERT L. KAZARINOFF, P.L.S. (TERRA HOMES, LLC Q 0 W J-U-B ENGINEERS I� - w 4000 SF o RESIDENTIAL: 5.60 AC. ST6 GEORG00 UT 847902A O � -- 1 "� 2760 W. EXCURSION LN. STE. 400 100.0' 40.0' 40.0' 32.4' 33.6' o °o o. N COMMON: 2.20 AC. MERIDIAN ID 83642 IIr Cq ' 3?s', 66' / ACHD ROW: 0.65 AC. 435-862-9515 O w 0 O LOT COMMON o . . w 19 0 4000 SF COMMON DRIVE: 334 AC 208-376-7330 Q 4000 SF 0 0 o Block 1 0 7 / N LOT COUNTS co100.0' 1 0 0 0 - o --- o0 0. TOTAL: 69 LOTS z r 30 w 67 RESIDENTIAL: 61 LOTS Q 0 28 o g o a 0 20 0 4000 SF 4000 SF 8828 SF 0) 4000 sF o , CLUBHOUSE: 1 LOT CIVIL ENGINEER 4000 SF 0 700 ; COMMON AREA: 7 LOTS KEITH H. MORSE, P.E. 1J 100.0' / ° / FLOODWAY LINE COMMON DRIVE. 1 LOT J-U-B ENGINEERS 0 40.0 40.0' 30.7 44.4 68 RESIDENTIAL UNITS: 61 UNITS 2760 W. EXCURSION LN. STE. 400 Cr 0 21 0 N w / 400o SF ij RESIDENTIAL DENSITY: MEIDIAN, ID 83642 co 0 4000 SF o - o- - ALLEY B - o � SS P 0 100 TOTAL: 5.17 DU/AC 208-376-7330 0 100.0' 40.0' 40.0' 40.0' 38.5', o ° 3 LESS ACHD ROW: 5.48 DU AC Q N 27' / 4000 SF o LOT SIZES: w o 22 o Block 1 1s•0, 100.0 o AVERAGE RESIDENTIAL: 4,000 S.F. 4000 SF 0 0 _0 0 8 o SMALLEST RESIDENTIAL: 4,000 S.F. 100.0' o 0 25 0 26 0 27 0 24 '� 4 p AVERAGE (ALL LOTS): 7,016 S.F. \ 6705 SF COMMON w w 4001 SF 4000 SF 4000 SF LOT EXISTING ZONE: RUT 0 4000 SF o � 0 Q PROPOSED ZONE: TN-R I Point Of 100.0' 31 153 sF " S09036'26"E w A O� to / FILE : 10 21-031_PRE-PLAT Ir REQUIRED RESIDENTIAL PARKING: 244 SPACES ' PL NQ / JUB PROJ.#:10 21 031 T w Beginning �� COMMON 11.5' 45I.2' 40.00 40.0' 40.0' N 3rj,49' N REQUIRED CLUBHOUSE PARKING: 8 SPACES I` \ Tf, ?SG�, DRAWN BY: VKC m w o LOT 291.9 1 15.1' _ _ _ _ _ _ 17 F DESIGN BY: VKC - 16 TOTAL REQUIRED PARKING: 252 SPACES L o CHECKED BY: KHM oC 1/4 COR. , _ N89 57 50 W 494.86 N89°59 53 E 2606.63 REQUIRED HANDICAP PARKING: 2 SPACES �� y -- S� as sue- „ 2iD SECTION 17 - i - - CIRCLE-- 0 E. 1/4 COR. RESIDENTIAL SPACES PROVIDED: 244 SPACES ONE INCH a / 8„W _ e„W E. GENTRY E11W 8,W 9 P co SECTION 17 UNCOVERED PSPACES RPRIOV PROVIDED: 122 SPACES F OF �� IN FULL SIZE, C NOT ONE 77/ N N 18'E SEWER F T \� XISTINGI � � CLUBHOUSE SPACES PROVIDED: 15 SPACES \0 � INCH SCALE ACCORDINGLY o C EXISTING RIGHT-OF-WAY �� R� LAST UPDATED:4/7/2021 LOCUST VIEW COVERED HANDICAP SPACES: 0 SPACES z( SHEET NUMBER: izz -0 HEIGHTS TO BE DEVELOPED / �= UNCOVERED HANDICAP SPACES: 2 SPACES SUBDIVISION ---�Y-OTHERS / LOT 21, BLOCK 1 i TOTAL SPACES PROVIDED: 244 SPACES BOUNDARY I AMENDED MAGIC P P 01 o I LOT 20, BLOCK 1 _- VIEW SUBDIVISION CERTIFICATION PRELIMINARY PLAT FOR (JUS ANDORRA SUBDIVISION J-U-6 ENGINEERS, INC. LOTS 7, 21 AND 22, BLOCK 1 OF AMENDED MAGIC VIEW SUBDIVISION NOTES: U SITUATED IN THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 17, 1. CONTOUR DATA IS REFERENCED TO NAVD '88 DATUM. Z J N TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN 2. ALL EXISTING TREES AND SHRUBS TO BE REMOVED. c/) O � M 3. THE EXISTING BUILDINGS AND APPURTENANCES ARE TO BE REMOVED. •2 � c w i C O I I 4. THE EXISTING DITCH IS TO BE FILLED IN AND RE-GRADED. w U 0 N U 5. THE EXISTING ASPHALT DRIVEWAY TO BE REMOVED. Z X N o 8"w___ WAVERLY PLACE — w a--� O --a'•w_ _a w SUBDIVISION 6. ALL EXISTING WELLS SHALL BE ABANDONED PER IDWR REGULATIONS. 0 60 120 z .cz N 8•'Ss 3 ---s"w____ ►R/w 7. ANY FOUND SEPTIC SYSTEMS SHALL BE COMPLETELY REMOVED PER w § 0 IDEQ REGULATIONS AND THE AREA RECOMPACTED PER GEOTECHNICAL REPORT. � EP_=�•ss aW_ SCALE IN FEET N MAGIC VI —__ A/ \ -c---_�_ __ DRIVE '-�"w- 3 / ew— LEP -c EP_ 8w - _- --8'w �= 10.00' 10.00' R _—EPA a/ 10 00 0 /�� A" \i 2X 2X Lo / / n \ \ \ N vo 4 / 1' WIDE RIBBON CURB TYPICAL PRIVATE ALLEY SECTION Y) LLI V i l\ SCALE:N.T.S. o w Q EXISTING STRUCTURES n I / Q z co 0 \ TO BE REMOVED \ °Z° � O < zQ � \ v O� v A v \ i/ � zzm � Q \ 2 V A v / / // / OHw � � 1 \DITCH TO BE FILLED IN `\ \\ \ \\ \ \ \ �� / i /mil j >z � � n m AND RE-GRADED �2 \ \ \ \ _ X 9 R R O� a m a VARIES VARIES OO C6 3 w NSzO � � \ j 4.00' 4.00' 13.50' 13.50' 4.00' 4.00' z \2640 \\ � � `\ \\ \ / \� z�a SW SW omw � O / T i oQ � � z0 <� 2X MAX. 2X 2X 2% MAX. LL Z w O } > z EXISTING 12" SEWER r o �_ "' O Ir \ wOOr_L OC p> _ 26 \ \ \ a //�!\ / 3 ROLLED CURB 6 VERTICAL CURB J = o U) j ` \ _ '6 39� \ \\ ` — — — — o a" o AND GUTTER ASPHALT AND GUTTER Z p O \ \ ZN / � � \ \ / / Qwwzo: A \ ✓ 2636� _ — — a/ ; TYPICAL 27' PRIVATE DRIVE LANE SECTION m Y J (n � W SCALE:N.T.S. Of(no ? LUof miQ >- -i � H2z0 EXISTING GRAVITY IRRIGATION USER DITCH \2634— \ \ \ � �/" / a / —26,3,3— w / — — — — — — — — �/ AMENDED MAGIC R 25.00' cc: I / \ % //dry 0/ VIEW SUBDIVISION o - - ' - - - - - _26 32— _ N UiA 5.0' 5.00' 20.00' q w / \ �/ / JMA z /0 / - - - - - - - -2631� � � � // // j [2� 2X �^ O z U � � ! — — — — \ // j f cn Q A \ \ / / / i > Q \\ / \ \ / ///N % 3" ROLLED CURB ASPHALT 0 0 0 // \ AND GUTTER m — Z �\ - - -2630- _ / ; �� S. WELLS STREET/ E. MAGIC VIEW DRIVE Z Z _ a w \ I C ////NI %/ TYPICAL 25' (1/2) STREET SECTION I I \i O i a SCALE:N.T.S. 0 Z /— — —2632 cn X uj \\ EXISTING WELL / TO BE ABANDONED N a w I � � / Jl R 50.00' R o I / W EXISTING \ /a / / EXISTING POWER POLE FENCE TO EXISTING 12" SEWER`\ / w I \ / TO BE REMOVED BY BE REMOVED oVP o \ / / IDAHO POWER CO. 11 / EXISTING / // 5.0' 5.00' 20.00' 20.00' 5.00' 5.0' I v ASPHALT DRIVEWAY r2� SW cr w / \ TO BE REMOVED / 1 EXISTING POWER POLE / TO BE RELOCATED BY \— — \— _ _2629 _2X 2 �I IDAHO POWER CO. a) W / /� —EP d3--- �d3— -- I O U / \=EP 3" ROLLED CURB FILE : 10-21-031_PRE-PLAT — ---- --- -- --\P----- AND GUTTER ASPHALT > \ i / I JUB PROJ.#:10-21-031 Y z `is"ss -----is"ss —JI --is"SS —> 18 ss --/ --is"ss --- i "s�\ I I DRAWN BY: VKC coU + I 1 DESIGN BY: VKC 0 8 8"W 8"" / 1 1 TYPICAL 50' STREET SECTION CHECKED BY: KHM FL m LOCUST VIEW EXISTING 18" SEWER _ _ I �I ONE INCH F HEIGHTS - SCALE:N.T.S. i AT FULL SIZE, IF NOT ONE v SUBDIVISION EXISTING EXISTING POWER POLE \ 1 I 1 INCH SCALE ACCORDINGLY N N CABLE TV PEDESTAL TO BE RELOCATED BY \ 111� 11 LAST UPDATED:4/7/2021 o TO BE RELOCATED IDAHO POWER CO. �� 1 N SHEET NUMBER: 4 .2 00 U PP-02 � am o m d � PRELIMINARY PLAT FOR (J-U-B ANDORRA SUBDIVISION 7--7-100111FJ-U-13 ENGINEERS, INC. LOTS 7, 21 AND 22, BLOCK 1 OF AMENDED MAGIC VIEW SUBDIVISION v SITUATED IN THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 17, z C N TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN v� i ' Lu i � � � o PRESSURE IRRIGATION C LLI U c? -6 PUMP STATION z x a� 00 ---a~w_ CONNECT TO USER DIT H I a"w I C/) C� N Lu —� EXISTING (-0 Cl)_a"ss-_�_ EXIST SSMH E_8_ __ 8" WATER a W " 0 60 120 ---_ - � EXIST SSMH E7 2a~ss� _ — ❑-a••w_ 6 PRESSURE 8"w- ___a w IRRIGATION 61 SSMH 6 _ ❑ _ __-- 3 --___ a"w N SCALE IN FEET --a"w__ l l l ----c_ 7--a4EXIST SSMH E6 45 46 SSMH 15 0 N � � 47 � 5 Block 1 48 1 49 50 SSMH 6 --w I 8" WATER LINE C - —ssMH s 53 / w >E II w— i i SEWER LINE A — SEE SHEET PP-04 z Z - SSMH16 / z Q am 7 w / N SEWER LINE B — SEE SHEET PP-04 C� Qz � � 4" PRESSURE UNE - 54 a/ / SEWER LINE C — SEE SHEET PP-04 � w oU w o a_ IRRIGATION 0 SSMH 14 a / a = z m w Q A 8 38 3 `�\ / SEWER LINE D — SEE SHEET PP-04 °o Z, � � m z _ 39 40 Block 1 / N SEWER LINE E — SEE SHEET PP-05 0 < E m 00 \ 41 55 sA % w SEWER LINE F — SEE SHEET PP-05 �' z '08" WATER 42 / / za � � mQ 9 \ \ SSMH 4� 43 44 56 i SEWER LINE G = SEE SHEET PP=05 u o m w w, z d N SEWER LINE H SEE SHEET PP 05 o g z o cn oo = � C � w p A E 10 NE E \ SSMH 8 - H 17 3 �/ wo0o � � 57 / / HUH § � H U � Lm � � w L/NE F - SSMH 13 w Z 0 � � 0 11 �' 32 33 5Lu Block 1 \ \ 8 i/ // Lu C w L�:: Z 6" PRESSURE 34 / w m IRRIGATION 35 0/ _ ul o U 12 36 37 /3 N 12" WATER m w -i Lu a w 59 / � � = zo EXISTING \ j O cn ¢ cn Oz N \ 12 GRAVITY _ / \ / EXIST SSMH E5 IRRIGATION Q II 13 W 4" PRESSURE -Z 60 _ IRRIGATION II II _ Ca ti o A 14 2 61Lu Ir 1 15 T / 62 o SSMH 3 Block 1 SSMH 12 31 / 0 1 /a 63 IRRIGATION RE w 16 z w 8" WATER ❑ 0 F 17 64 a / ®/ Q z U� w I Q�" w 0 J Q 18 p - - 3 65 / m � % z I / �� Q o j obi N J 4" PRESSURE 66 "� / Q 0 0 19 IRRIGATION Block 1 / 28 29 30 67 W w� i 0 20 / / , z o I 0 8" WATER / / Q 68 i w I 21 SSMH 2 SSMH 7 o LINE G 69Cr Cn !� a � 1 22 Block 1 I i FIRE 25 26 27 24 HYDRANT i/ EXIST SSMH E4 23 / o � 14 SSMH 11 51 I a) w LXIST SSMH E1 o N J 8 C) ___ FILE: 10 21 031_PRE-PLAT J - -- -- — Y a 21 ' 22 JUB PROJ.#:10-21-031 Ir Y / is ss —Ss♦ to �s —i —SS—I+e ss —si DRAWN BY: VKC m w EXIST SSMH E2 SSMH 1 SSMH 10 EXIST SSMH E3 -a 8'w ON 8'w DESIGN BY: VKC �' O I 6" PRESSURE � 1 CHECKED BY: KHM F m IRRIGATION ONE INCH m 1 ' i 11 a ? AT FULL SIZE, IF NOT ONE INCH SCALE ACCORDINGLY LO LAST UPDATED:4/7/2021 N \ 11 SHEET NUMBER: � U PP-03 0 o � d � PRELIMINARY PLAT FOR (J-U-B ANDORRA SUBDIVISION 7---7-100111FLOTS 7, 21 AND 22, BLOCK 1 OF AMENDED MAGIC VIEW SUBDIVISION J-U-B ENGINEERS, INC. SITUATED IN THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 17, z c TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN � o Q CD M W i Qo O W U Q M -6 �, O 2650 2650 z a0 x a, . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . W •- c\I (D • c� 2645 2645 z c _:�: . . . . . . w . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .�. . . . . . . . . . . . . . . . . m Cfl . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . 2640 FINISH GRADE 2640 ' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. .. OF SEWER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .� � . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .� . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2635 2635 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . _:-.-. g" PAC_. . . ---. . . . . . . . . . . . . . . . . . . . . . . . . . . _. . . . . . . . . . . . . . . . . .- -.�.. . . . -. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2630 - 8" PVC.0 2.58. . . . . . . . . . . . . . 2630 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9. 12 SEWERLINE A EXISTING GROUND 2625 2625 ® (j OF SEWER 2.54% . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . LF 8 P��.®. . . . . . . . . . . . . . . . . . . . . . . . . . . SSMH 6. . . . 236•. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . STA: 18+9 6.63, 0.00'. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . SSMH 4 RIM: 4 . 2620 2620 " ® 2.36 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . STA: 16+34.74, 0.00.. . . . . . . . . . . . . . . . . . . . . .8» OUT: 2633.91 (S). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . �F g PVC. . . . . . . . . . . . . . . . 236.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . SSMH 3 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . RIM: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . STA: 13+94.49, 0.00.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8" IN: 2627.26 (N) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2615 . SO PVC LF .® 2.34�. . . .1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . RIM: 2633.68 8" IN: 2627.26 (E). . . . . . . . . . . . . . . .SSMH 5 2615 125.2. . . . . . . . . . . . . . . . . . . . . . . . . . . SSMH 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8" IN: 2621.16 (N): : : : : : : : : . . . . . . . . . . . . . . . : 8" OUT: 2627.16 (S) . . . . . . . . . . . . . .STA: 17+68.02, 0.00' : : . . . . . . . . . . . . : : : : : : : : 0 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 OUT: 2621.06 (S) : : : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .RIM: 2639.55 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . STA: 11+54.23, 0.00 : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2610 SSMH 1 RIM: 2631.28 8" IN: 2630.70 (N) . . . . . . . . . . . . . . . . . . . . . . . . 2610 . . . . . . . 8„ IN: 2615.48 (N) : : : : . . . . . . : : : : : : : : : : 8" IN: 2630.70 (E) : : : : : : : : : : : : : : : : : : : : : : : : : v) . . . . STA: 10+25.00, 0.00' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8" IN: 2615.48 (E) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8" OUT: 2630.60 (S). . . . . . . . . . . . . . . . . . . . . . . . w RIM: 2628.98 z Z 8" IN 2612.45 N 8" OUT: 2615.38 (S) a z w am o 2605 ( ) 2605 w w . . . . . . .18" IN: 2611.72 E . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ m cn U . . . . . . .18" OUT: 2611.62 (W) . . . . . . : . . . cn o a o d . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . a } wUw � 2600 2600 a = z 00 w a O H W J w 10+00 10+50 11+00 11+50 12+00 12+50 13+00 13+50 14+00 14+50 15+00 15+50 16+00 16+50 17+00 17+50 18+00 18+50 19+00 19+48 }z d � aEma O ,i x z0 } - za � � ma c� � `) O � Z - z ga � omwIx O 0z = � �UH w O 2650 2650 W O J oC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - . . W O OU H J . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . J 2 ?� Cn . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . �..r . . . . . . . . . . . Q O 2645 EXISTING GROUND - -- 2645 z EE u ? 0 0 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . SEWER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .�. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - o o. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . �.. . . . . . . . . . . . . . . . . . . . . . . . . w ww _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : : . . . . . . . . . . . : : . . . . . . . . . . . : . . . . . . . . . . . . ww � o . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . w z J W 00 a 2640 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ® 3 46%. . . . . . . . . 2640 Q w 0 �w can . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . FINISH GRADE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . " PVC . . . . . . . . . . . . . . . . . . . . . _ z = _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 w ® OF SEWER _ 122.5. L . m w < > . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 a � J 2635 C 40� 2635 = = z O . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . V ® 3•. . . . . . . . Ocnacn Oz . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . " . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ 1 . . . . . . . . . . . 2630 - - 2630 . . . . . . . . . . . . . . . . . . . . ._. . . .- - --- 3.37 . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8. . ® SSMH 15. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ...-- . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 LF. . .". .�C. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : : : : STA: 18+56.89, 0.00 : : : : : : : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1.a. '. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : : : : : : . . . . . . . . . . . . . . . . . . . . . . . . . . . . RIM: 2648.08 2625 8" OUT: 2639.88 (S) 2625 c� . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . a 2620 " pVC 3.1 SSMH 14 2620 SEWER LINE B 49.2 LF 8" PVC ® 3.10% 32$1 a LF . SSMH 13 STA: 17+30.44, 0.00': : : : : : : : : : : : : : : . . . . . . . . . . :. . . . . . . . . . . . . . . . . . . . . . . . . STA: 15+97.93, 0.00' . . . . . . RIM: 2643.36 2615 RIM: 2638.72 8" IN: 2635.65 (N) 2615 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .SSMH 12 . . . . . . . . . . . . . . . . . . . . . . . . . . .8" IN: 2631.17 (N) . . . . . . . . . . . 8" IN: 2635.65 (W) . . . . . . . . . o . . . . . . . . . . . . . . . . . . . . . . . . . .STA: 14+10.26, 0.00. . . . . . . . . . . . . . . . . . . . . . . . . . . 8" IN: 2631.17 W . . . . . . . . . . . . . 8�, OUT: 2635.55 S . . . . . . . r . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . : . SSMH 11 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ( ) . . . . . . . . . . . . . . . ( ) . . . . . . . : : . . . . . . o . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . STA: 10+78.19, 0.00'. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . RIM: 2633.03 . . . . . . . . . . . . . . . . . .8" OUT: 2631.07 (S). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IM F 2610 SSMH 10 RIM: 2628.86 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8" IN: 2624.88 (N)-. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2610 z 'W'' STA: 10+25.00, 0.00' 8" IN: 2614.38 (N) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78 (S). . . . . . . . . . c=i> 8�, OUT 2624: : : : . . . 0 RIM: 2630.29 8 OUT: 2614.28 (S) ( ). 2605 0 a 2605 18" IN: 2612.03 E 8" IN: 2612.75 (N) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - _ (n a 18" OUT: 2611.93 W . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . W wi 2600 2600 0 0 I� m 9+25 9+50 10+00 10+50 11+00 11+50 12+00 12+50 13+00 13+50 14+00 14+50 15+00 15+50 16+00 16+50 17+00 17+50 18+00 18+50 19+00 m 0 0 U ZD 0 C� Q W < Lu w � Q W 0 w cn w 2635 2635 Q �i FINISH GRADE: : : . . . . . . . . . . . . . . . . . . o . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ® CE OF SEWER. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . . . N 2630 _ __--- - 2630 o �:� -.-. . . . �: : : : : : - .�.-. . EXISTING GROUND : : : : : : : : : : : : : : : : : : : : : : : : : : : : . . . w 2625 SEWER 2625 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . o . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97 � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Lu 2620 2620 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . o . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Q 41.8 LF 18" PVC ® 0.22% . . . . . . . . . . . . . . . . . . . .59.2 LF 18" PVC ® 0.17% . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . w EXISTING SEWER 2615 2615 o " 178.1 LF 18 PVC ® 0.11% . . . . . . . . . 0 . . . . . . . . . . . . . . . . . . . . 190.3 LF 18 PVC ® 0.11% . . . . . . ... . . . . . . . . . . . . . . . . . . . . . .. . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Z 2610 EXIST SSMH E1 2610 o STA: 20+00.00, 0.00. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . FILE: 10-21-031_PRE-PLAT J RIM: 2630.07 Y 2605 18" IN: 2611.38 (SE) SSMH 1 SSMH 10 2605 JUB PROD.#:10-21-031 . . . . . . . EXIST SSMH E3 DRAWN BY: VKC Y STA: 21+09.00, 0.00 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . STA: 23+03.34, 0.00 . . . . . . . . . . . . . . . . . . . . . . . . . . . w EXIST SSMH E2 RIM: 2628.98 RIM: 2630.29 . . . . . . . . . . . . . . . . . . . . . . . . . . .STA: 24+85.46, 0.00, m c� . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . DESIGN BY: VKC � � STA: 20+45.84, 0.00 . . . . . . . . . . . . . . . . . . 8" IN: 2612.45 (N) . . . . . . . . . . . . . 18" IN: 2612.03 (E) . . . . . . . . . . . . . . . . . . . . . . . . :RIM: 2632.06 CHECKED : KH M o p 2600 " RIM: 2628.77 18" IN: 2611.72 (E) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8" IN: 2612.75 (N) 12�� IN: 2612.32 (S) 2600 m . . . . . . . . . : . 18 IN: 2611.52 (E) : . . . . . . . . . . . . . 18" OUT: 2611.62 (W). . 18" OUT: 2611.93 (W) . . . . . . . 12 IN: 2612.32 (N) HORZ 0 30 60 ONE INCH a . . . . . . . . . .18" OUT: 2611.47 (NW) : . . . . . . . . . . . . . . : : . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. : . . . . . . . . . . . . . . . . . . . . . . 18" OUT: 2612.22 (W) AT FULL SIZE, IF NOT ONE 2595 2595 INCH SCALE ACCORDIN LY Lo r N 19+00 19+50 20+00 20+50 21+00 21+50 22+00 22+50 23+00 23+50 24+00 24+50 25+00 25+50 26+00 LAST UPDATED:4/7/2021 N VERT 0 5 10 o N 4 SHEET NUMBER: b SCALE IN FEET � U PP-04 0 o m2 E: 01 I I PRELIMINARY PLAT FOR (JUS ANDORRA SUBDIVISION J-U-6 ENGINEERS, INC. LOTS 7, 21 AND 22, BLOCK 1 OF AMENDED MAGIC VIEW SUBDIVISION SITUATED IN THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 17, z c TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN u� � M Q Co M L u .i co O W U Q cl? Z x (D 00 Lu C) z . 0 Lu 0 m � a � N 2650 2650 2650 2650 2645 2645 . . . GROUND . . FINISH GRADE EXISTING GROUND 0 FCE IOF SEWER EXISTING D SEWER 2645 2645 2640 . . ® � OF SEWER 2645 - 2645 -� 2640 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _. -. . . . . . . . . FINISH GRADE 2640 2640 2640 CAA � OF SEWER 2640 2635 2635 EXISTING GROUND FINISH GRADE . . . . ® q OF SEWER . ® 0.62%. . . . . . . . . OF SEWER 2635 2635 2635 1 133.2 LF 8" PVC 2630 2635 2630 n 1 142.1 LF 8" PVC CD 0.62% . . . . . . . � !d� F 8" PVC A 1 149.5 L C ® 0 62% SSMH16 2630 2630 2630 SSMH 14 STA: 4+62.16, 0.00' 2630 2625 2625 . . . . . . . . . . . . . .STA: 3+25.00, 0.00' . . . . . . . . RIM: 2644.18 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8" OU RIM: 2643.36 T: 2636.47 (E) 2625 2625 2625 ( ) 2625 2620 SSMH 4 2620 8" IN: 2635.65 N STA:H48+78.61, 0.00' co SSMH 5 SSMH 9 8" IN: 2635.65 W . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . RIM: 2639.47 0 w ( ) STA: 3+25.11, 0.00 z z STA: 3+25.11, 0.00 STA: 4+71.18, 0.00'; " 8 OUT: 2628.19 W z Q RIM: 2639.55 RIM: 4+71 10 . . . . . . . .8 OUT: 2635.55 (S). . . . . . . . . . . . . . . . . . . . . . . . . . . RIM: 2637.02 (. .) . a W m o 8" IN: 2627.26 (N) _ U) v 2620 8" IN: 2630.70 (N) 8" OUT: 2631.57 (W) 2620 2620 2620 2615 2615 _ 8" IN: 2630.70 (E) . . 8" IN: 2627.26 (E) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . w oU w o 8�� OUT: 2630.60 (S) . . . . 8" OUT: 2627.16 (S) ow T_ w m L IL z w 2615 2615 2615 2615 �oz � J � m 2610 2610 } z _ � 3+00 3+50 4+00 4+50 5+00 5+50 5+75 3+00 3+50 4+00 4+50 5+00 5+50 3+00 3+50 4+00 4+50 5+00 5+50 5+75 p '6 3 a � � z0 } � LZ < mQ SEWER LINE C SEWER LINE D SEWER LINE E ~ a w � �� mw � o oaW � Zo Oz = � s >t w z0 � U � O J (r � H Lu0p = � Q W 0 ,0 � Lu z � � ? m o � w � z § Lu Oj W � z J W CD Q Q W Y T_ z Lu (n � J W � HORZ 0 30 60 m Q z J = zo � � 0U) < U) Z VERT 0 5 10 SCALE IN FEET 0 0 Q J d W d co O N O w W = 2645 2645 _ oEXISTING GROUND 2640 2640 0 _., ® OF SEWER - Cn J 2640 2640 2635 FINISH GRADE 2635 Q W .. . . . . . . . . . . . . ® OF SEWER - J WI 7T7 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . °C FINISH GRADE - IL 0 2635 ® OF SEWER 2635 2630 2630 .. . . . . _._ I. . 1 145.7 LF 8" PVC ® 0.62% w 2630 2630 2625 EXISTING GROUND 2625 C� OF SEWER. . . . . 0 W w SSMH 17 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2625 SSMH 13 STA: 4+74.66, 0.00' 2625 2620 2620 W J STA: 15+97.93, 0.00' RIM: 26 9.60 Cn 3 w RIM: 2638.72 8" OUT: 2632.07 (E) 62%. � 1 144.5 LF 8" PVC ® 0 0 2620 8 IN: 2631.17 (N) 2620 2615 2615 0 8" IN: 2631.17 N 8" OUT: 2631.07 (S) r 2615 2615 2610 SSMH 2 STA: 4+73.64, 0.00' 2610 3+00 3+50 4+00 4+50 5+00 5+50 5+75 STA: 3+25.10, 0.00' RIM: 2631.56 w RIM: 2631.28 8 OUT: 2616.37 (W) 2605 8" IN: 2615.48 (N) 2605 8" IN: 2615.48 (E) cn Lu 8" OUT: 2615.38 (S). SEWERLINE F 2600 2600 Ir 3+00 3+50 4+00 4+50 5+00 5+50 5+75 cr w 0 w SEWER LINE G Nw J �o U FILE : 10-21-031_PRE-PLAT J s Q JUB Y z DRAWN OBY: VKC > w m U DESIGN BY: VKC 0 CHECKED BY: KHM a m f� ONE INCH a AT FULL SIZE, IF NOT ONE L INCH SCALE ACCORDINGLY Ln N N LAST UPDATED:4/7/2021 r � N SHEET NUMBER: co PP-05 � U m o 2 d 2 -- _ A5103 — _ ------- - I 0 _.___ -` -� -- - -- ----------- ! _ ----— — ---- ----------- MAGIC ------------ - ------------ ----------- l.-I- VIEW DRI --.9 --- ---- ----- - ---- -- ---- - - -- -- A5103 f -- - ---- } - --- - - - R41N LANE p - - _ r_4 --_- - -- - __ I - -----------_--- ---- -- J _ LOCATIONS 4F BULB OUT PARKING _ �`I _ LOCATIONS of UNITS DEFICIENT IN PARKING ---- 1 s, i -_-- - - 0 I 4 -�' _==__- -_- ---- 080 CIO - - - - ' 9 0do L- f - - - - - - -I POOL _ --- ---- - - - -- r CC14 ---- 27-0" AS103 E. POGLSIDE LAfjE PRE -- do ( Ti 12' -0"5ETBAc - - - ----- _ --- �� - - - - �' -� -I - - `l f ANDoRRA _f - -___-- -- - SUBDIVISION - a t CD Ln 1101 i 1 -- - ALLEY B , ---_-- BULB OUT PARKING o�� - - - - - - - - - - - - - - lao 1„-20'0" Q E: GENTRY CIRCLE CN AI 9°5949"W _ 6'`•'19' 0" 26' 0" 19'-0'19' - 0" 26' 0" 19' -0 +: 7' 0'Sh' CJ" I 4 40 S ALLS FUTURE 'I `v 4.51 000 2 STORY ro OFFICE ca HC BUILDING ` 2,-Y. 12 0. l r. 8,960 S.F. ` 6' 0" 10 9 cn O I' II i -- ------- 4 y - --- _ 5' -0 29/32" 1 Fr Vj Mr� L IN,OF o t l ! a 150' HOSE 54' 150' HOSE', tj ► } ti.rCn '�� fir" E.. { � ++ 2$' 01I I' 0' o ~8 - 6 �I 86 19 7 10 tit LU f { - - -a' `� Ir HC�, I 1D �_� _ '`��-y pis° S'�_-• I , �y cxi MC Cou RTYAR❑ 955 S WELLS STREET HTI�T N - - 10 15 I 9' _U. 0 8'-0"TYP.• ]09 TOTAL PARKING STALLS l 1I .-6"--- HRE-LANE- TYP C14 l 1 20'-0" y WELLS CIRCLE 1 SITE PLAN FOR BULB OUT PARKING EXHIBIT 1"=50'-0" Wells ST - Assisted Living and Memory Caro May 7, 2U21 COMMON DRIVE DIAGRAMS Babcock Design Salt Lake City 52 Exchange Place Salt Lake City, UT 84111 801.531 .1144 1 Boise 800 W. Main Street Suite 940 Boise, ID 83702 208-424.7675 1 babcockdesign.com 20' -0" ------------- ---- r2 ------ ------- -------- — ---- -------------- �AS --------------- ----------------- + 20•-0" ----------- - ------- ---------- VIEWD&VE -7� E. AJAI;IC ------------------------- ----------- 26-0" ---- ------- ---------- 011 1 C)PI 41 4 4' ---------- ---------- ---- ------ CD b - --------- L 114r i�I - - - � � _ _yam _ i ;' ti h ,L�.1 r--- __� +I ,� _ -_ _ � r - - - - -- -- + --------- Lrl I C) - ----- 31 (PR VA IN LANE J9' -01 --- - -- T —1 2 7 CIV COMMON 2 N DRIVE I I 20'-T 1 LLJ ------------ ALLEY q J CL 2 LL.j Ss -QZ CD ------- CD ---------- ------ - 2--------- 14 -- ------- ----------------- ------ cc ------ ---- ------ ---- -- - -------- CD W M 4',0 C* 7 NE(PRIVA C1 COD COD COD ------------ A 5 <IV J L L J14 ....... POOL ------- -J LZ 7r 5 OE-0' A5103 Ei POUSM LAII P( Rq r ± I` ;i r 11'"� -713ACK ANDORRA /:1 1 - - .1 1; ,/ ------------- SUBDIVISION f C) 1 r ' 1� 1 01L 1 2 4 "'D 7� ip 20- 07 I COMMON DRIVE 2 . AS 03 2 L------- - 0- - ------------------ IoILLEY 01 --------------------------------------------- 7 7 Ki I/ --4 I t 10 3132" I ------------ -------------- r- - - - - - - - -- - - - - - .2,61 -01" LD CD cc E. GENTRY CIRCLE Qo =F= 9"59-4911 7 26' -0'' 19'-O'l 9' - 0" 26' 7' 0'56' 0'' FUTURE >- 4.5/1000 ------------------- 4 -------------------40 S ALLS OL : 2 STORY k- F— - OFFICE HC BUILDING Cy. ' 8,960 S.F. i 26'-0" l 6 0" 20'-0" 4'-0" -4'-0" 4'-0` I-o l 5'-0'' 10 9 f- 2' 0'' 2: Ln ct L - - -- - - - - - - - - - - - - - - - - - -- ----- --- - - - - - - - - - - --- - - - - -- — 5' -0 29/32" COMMON------- Cc N DRIVE 3 F/Vj� LINE,or _ZF it 1 20'-U' 150' HOSE 96' 4- �l 54' f3 111, Cn 28'-'01, CD cc 01I I 'l, � I -- 1 91-01, cl� - . 1 5; 1� I F 0- 1$u 6 1 1 ", ..I I 8 ----------1. 1, 1. 86 1� .I., ,I 19 19 7 C14 b CN -- 7 -0 10- '7 A -2�, 1 Lu 7: F----- 1�-- 1 01 < HC- �- -------- C:i 06t4F3U GSF VE 0 co, 04 .L L= 26-0 XF 3.076 MC COLT Ry7YAR❑ OLJR7YARD S� V q 10 955 S WELLS STREET jq ',,VAN r�T 0� u 91 (0 8'-0"TYP 109 TOTAL PARKING STALLS ---- ----- -- -NE- - HRELA 10 TYP cq 20 -0" % BULB OUT PARKING -1 6 ' 299 56' b WELLS CIRCLE SITE PLAN FOR COMMON DRIVE EXHIBIT 1 50'-0" 4� Wells ST - Assisted Living and Memory Care May 7, 2021 COMMON DRIVE DIAGRAMS Babcock Design Salt Lake City 52 Exchange Place Salt Lake City, UT 84111 801 .531 .1144 ! Boise 800 W. Malin Street Suite 940 Boise, ID 83702 208.424.7675 1 babcockdesign.com 0 TitleOne it title S escrow co. Order Number: 19351255 0 p Warranty Deed For value received, Roger Noel Tebo and Linda Ruth Tebo,trustees of the Tebo Family Revocable Trust the grantor, does hereby grant, bargain, sell, and convey unto Iterra Homes, LLC,a Utah limited liability company whose current address is 316 E 1400 S Suite A2 Saint George, UT 84790 the grantee, the following described premises, in Ada County, Idaho, to wit: Lot 7 of Amended Magic View Subdivision,Ada County, Idaho, as is recorded in Book 52 of Plats at Pages 4445 and 4446, and as Amended by an Affidavit recorded June 13, 1984 as Instrument No. 8429311, and further Amended by an Affidavit recorded May 28, 1996 as Instrument No. 96044575, and further Amended by an Affidavit recorded November 21, 2007 as Instrument No. 107156307, and as referred to in that certain instrument recorded January 5, 1984 under Instrument No. 8400642. To have and to hold the said premises, with their appurtenances unto the said Grantee, its heirs and assigns forever. And the said Grantor does hereby covenant to and with the said Grantee,that Grantor is the owner in fee simple of said premises;that they are free from all encumbrances except those to which this conveyance is expressly made subject and those made, suffered or done by the Grantee;and subject to all existing patent reservations, easements, right(s)of way, protective covenants,zoning ordinances, and applicable building codes, laws and regulations, general taxes and assessments, including irrigation and utility assessments(if any)for the current year, which are not due and payable, and that Grantor will warrant and defend the same from all lawful claims whatsoever. Whenever the context so requires,the singular number includes the plural. Order Number: 19351255 Warranty Deed- Page 1 of 2 Dated: December 14,2020 Tebo Family Revocable Trust Roge Noel Tebo, Trustee Linda Ruth Tebo, Trustee State of Idaho County of Ada, ss. On this 15th day of December in the year of 2020, before me, the undersigned, a notary public in and for said state personally appeared Roger Noel Tebo and Linda Ruth Tebo, known or identified to me to be the person whose name is subscribed to the within instrument, as trustee of the Tebo Family Revocable Trust and acknowledged to me that they=i:as trustee. Notary Public GAMIL.I.E VartBcoy Residing In: COMMISSION#22921 My Commission Expires: NOTARY PUBLIC (seal) STATE.OF IDAHO MY COMMISSION EXPIRES 09/13/2024 Order Number: 19351255 Warranty Deed- Page 2 of 2 ADA COUNTY RECORDER Phil McGrane 2020-083598 BOISE IDAHO Pgs=5 CHE FOWLER 07/07/2020 10:26 AM FIRST AMERICAN TITLE AND ESCROW COMPANY $15.00 AFTER RECORDING MAIL TO: Bambam Opportunity Development 1, LP 520 E. Tabernacle Street St. George, UT 84770 ELECTRONICALLY RECORDED DOAOT REMOVE THE COUNTY STAMPtD'PIRST PAGE AS IT IS NOW INCORPORATED AS PART OF THE ORIGINAL DOCUMENT. WARRANTY DEED File No.: 4106-3454076 (RR) Date: June 30, 2020 For Value Received, Craig G. Taylor, Richard D. Parry and George H. Juetten, all married men as their sole and separate property, and Stephen M. Johnson, an unmarried person, hereinafter referred to as Grantors, does hereby grant, bargain, sell and convey unto Bambam Opportunity Development 1, LP, a Utah Limited Liability Partnership, hereinafter referred to as Grantee, whose current address is 520 E. Tabernacle Street, St. George, UT 84770, the following described premises, situated in Ada County, Idaho, to wit: LEGAL DESCRIPTION: Real property in the County of Ada, State of Idaho, described as follows: Lot 22 of AMENDED PLAT OF MAGIC VIEW SUBDIVISION, according to the plat thereof, filed in Book 52 of Plats at Pages 4445 and 4446; and Amended by an Affidavit recorded June 13, 1984, as Instrument No. 8429311, and Amended by Correction Affidavit recorded May 28, 1996, as Instrument No. 96044575, Amended by an Affidavit recorded November 21, 2007, as Instrument No. 107156307, Records of Ada County, Idaho. APN: R5443010220 TO HAVE AND TO HOLD the said premises, with their appurtenances, unto said Grantee, and to the Grantee's heirs and assigns forever. And the said Grantor does hereby covenant to and with the said Grantee, that the Grantor is the owner in fee simple of said premises; that said premises are free from all encumbrances except current years taxes, levies, and assessments, and except U.S. Patent reservations, restrictions, easements of record and easements visible upon the premises, and that Grantor will warrant and defend the same from all claims whatsoever. Page 1 of 5 APN: R5443010220 Warranty Deed File No.:4106-3454076(RR) continued Date:06/30/2020 - Craig 801or STATE OF Idaho ) SS. COUNTY OF ) This record was acknowledged before me on �`� 202 y by Craig G.Taylor LORI WALKER i nature of Notary Public / ,l / NOTARYPUBLIC-STATE OFIDAHO y Commission Expires: 12- G —Zy�'7 COMMISSION NUMBER 20182409 MY COMMISSION EXPIRES 12-10-2024 Page 2 of 5 APN: R5443010220 Warranty Deed File No.:4106-3454076(RR) -continued Date:06/30/2020 Richard D. Parry STATE OF Idaho ) SS. COUNTY OF Ada ) This record was acknowledged before me on u l zozoy Richard D. Parry. RUTH M RUBEL COMMISSION#20428 Signature of Notary Public NOTARY PUBLIC (Q_ Z�_ Z� STATE OF IDAHO My Commission Expires: MY COMMISSION EXPIRES Page 3 of 5 APN: R5443010220 Warranty Deed File No.:4106-3454076(RR) continued Date:06/30/2020 Geo, H. Ju n STATE OF Idaho ) ss. COUNTY OF Ada ) This record was acknowledged before n LM L1 ZOw by George H. Juetten. L'o RUTH M RUBEL Signature of Notary Public COMMISSION#20428 My Commission Expires: �- NOTARY PUBLIC STATE OF IDAHO MY COMMISSION EXPIRES 06/24/2022 Page 4 of 5 I APN:R5443010220 Warranty Deed File No.:4106-3454076(RR) continued Date:06/30/2020 j Stephen Johnson S STATE OF I ss. ArA�n COUNTY OF �hcnw.bC ) This record was acknowledged before me on I 0o by Step M. o son. i��9 P: Sy 11� �ee of Notary Public p31�o ao A�� ission Expires: 1 VOf i e ,® i 0, ��i .��Ar 0 cov� Page 5 of 5 ADA COUNTY RECORDER Phil McGrane 2020-098405 BOISE IDAHO Pgs=2 BONNIE OBERBILLIG 08/04/2020 09:42 AM FIRST AMERICAN TITLE AND ESCROW COMPANY $15.00 AFTER RECORDING MAIL TO: Bambam Opportunity Development 1, LP 520 E. Tabernacle Street St. George, UT 84770 ELECTRONICALLY RECORDED-DO.NOT REMOVE THE RUNTY STAMPED FIRST PAGE AS IT IS NOW INCORPORATED AS PART OF THE ORIGINAL DOCUMENT. WARRANTY DEED File No.: 4106-3475287 (RR) Date: July 23, 2020 For Value Received, Nathan A Shaw and Maren Lee Shaw, husband and wife, hereinafter referred to as Grantor, does hereby grant, bargain, sell and convey unto Bambam Opportunity Development 1, LP, a Utah Limited Liability Partnership, hereinafter referred to as Grantee, whose current address is 520 E. Tabernacle Street, St. George, UT 84770, the following described premises, situated in Ada County, Idaho, to wit: LEGAL DESCRIPTION: Real property in the County of Ada, State of Idaho, described as follows: Lot 21 of AMENDED PLAT OF MAGIC VIEW SUBDIVISION, according to the plat thereof, filed in Book 52 of Plats at Pages 4445 and 4446; and Amended by an Affidavit recorded June 13, 1984, as Instrument No. 8429311, and Amended by Correction Affidavit recorded May 28, 1996, as Instrument No. 96044575, Amended by an Affidavit recorded November 21, 2007, as Instrument No. 107156307, Records of Ada County, Idaho. APN: R5443010210 TO HAVE AND TO HOLD the said premises, with their appurtenances, unto said Grantee, and to the Grantee's heirs and assigns forever. And the said Grantor does hereby covenant to and with the said Grantee, that the Grantor is the owner in fee simple of said premises; that said premises are free from all encumbrances except current years taxes, levies, and assessments, and except U.S. Patent reservations, restrictions, easements of record and easements visible upon the premises, and that Grantor will warrant and defend the same from all claims whatsoever. Page 1 of 2 APN: R5443010210 Warranty Deed File No.:4106-3475287(RR) -continued Date:07/23/2020 Nathan A Shaw Maren Lee Shaw STATE OF Idaho ) ss. COUNTY OF Ada ) A�63 This record was acknowledged before me on,'T� by Nat w and M n Lee Shaw. RUTH M RUBEL Signature of Notary Public COMMISSION#2 C M Commission Expires: 6/24/2022 NOTARY PUBLIC Y P� STATE OF IDAHO Resides: Eagle, ID MY COMMISSION EXPIRES 08t2M20.2 Page 2 of 2 ETT Planning Division IDIA `� �' HEARING APPLICATION D A IFi t3 Type of Review Requested Hearing File number: H-2021-0024 Assigned Planner: Related Files: Applicant Information Applicantname: JAMIE KOENIG, BABCOCK DESIGN Phone: Applicant address: 800 W MAIN STREET, BOISE, ID 83702 Email: jamie@babcockdesign.com Ownername: WAYNE OTT, BAMBAM OPPORTUNITY DEVELOPMENT 1, LP Phone: Fax: 520 E TABERNACLE STREET, ST. GEORGE, wayne@bambam7.com Owner address: UT 84770 Email: Agent name(e.g.architect,engineer,developer,representative): JAMIE KOENIG Finn name: BABCOCK DESIGN Phone: Fax: Address: 800 W MAIN STREET Email: jamie@babcockdesign.com Contact name: Phone: Fax: Contact address: Email: Subject Property Information Location/street address: 715 S WELLS ST Assessor's parcel number(s): R5443010220 Township,range,section: 3N 1 E 17 Project Description Project/ApplicationName: Wells ST Assisted Living and Memory Care, Office, and Single Family Homes -AZ, CUP, PP Description of Work: Please see uploaded project narrative. 33 E Broadway Avenue,Suite 102 • Meridian,Idaho 83642 Phone:(208)884-5533 • Facsimile:(208)888-6854 • Website:www.meridaincity.org 1 Application Information APPLICATION TYPES Annexation and Zoning-AZ: CHECKED Conditional Use Permit-CUP: CHECKED Preliminary Plat-PP: CHECKED ADDRESS VERIFICATION Address Verification Permit Number: LDAV-2021-0191 TYPE OF USE PROPOSED Office: CHECKED Single-Family Detached: CHECKED Other Type of Use Proposed: Assisted Living & Memory Care PROPERTY INFORMATION General Location: E Magic View DR & S Wells ST Current Land Use: RUT Total Acreage: 15.63 Traffic Study Required per ACHD: NO ZONING DISTRICT(S) County: CHECKED FLUM DESIGNATION(S) Medium Density Residential: CHECKED Acreage-Medium Density Res: 11.07 Mixed Use Neighborhood: CHECKED Acreage-Mixed Use Neighborhood: 4.56 PROJECT INFORMATION Site Plan Date(MM/DD/YYYY): 03/16/2021 Landscape Plan Date(MM/DD/YYYY): 04/08/2021 Elevations Date(MMIDD/YYYY): 03/16/2021 Percentage of Site Devoted to Building: 23.3% Percentage of Site Devoted to Landscaping: 17.5% Percentage of Site Devoted to Paving: 23% Who will own and Maintain the Pressurized Irrigation System in this Development: The HOA or Other legal entity. Irrigation District: NMI D Primary Irrigation Source: Surface water supplied by NMID. Secondary Irrigation Source: City water. Square Footage of Landscaped Areas to be Irrigated by City Water Connection: All landscaped areas are to have access to City water as a secondary source. Minimum Square Footage of Ground Floor Area for Multi-Story Units: 900 S.f. Proposed Building Height: 40' plus parapets and elevator overrun. Existing Floor Area(If Applicable): N/A 33 E Broadway Avenue,Suite 102 • Meridian,Idaho 83642 Phone:(208)884-5533 • Facsimile:(208)888-6854 • Website:www.meridaincity.org 3 Gross Floor Area Proposed: 90,000 s.f. Assisted Living & Memory Care, 8,960 s.f. Office, 4,320 s.f. Clubhouse, and 117,517 s.f. Single Family Homes Hours of Operation(Days and Hours): 24 hours Number of Standard Parking Spaces Provided: 345 Number of Compact Parking Spaces Provided: 0 Number of Residential Units: 61 Single Family Homes, 91 Assisted Living and Memory Care, Total 152 Minimum Square Footage of Living Area(Excluding Garage): 1,600 s.f. Single Family Homes Gross Density: 9.7 Units/Acre Net Density: 50.6% at north single family homes. What was the date of your pre-application meeting?: 02/24/2021 What was the date of your neighborhood meeting?: 03/23/2021 PROPERTY POSTING I agree to comply with the Commitment of Property Posting regulations per UDC 11- CHECKED 5A-6D: AZ/RZ ONLY TN-R: CHECKED Acreage-TN-R: 15.63 PLATS ONLY Number of Building Lots: 61 Number of Common Lots: 8 Total Number of Lots: 69 Minimum Lot Size: 4,000 s.f. Average Lot Size: 7,016 s.f. Average of all lots except that which is to be dedicated to ACHD. Area of Plat: 11.79 acres Plat Date(MM/DD/YYYY): 04/07/2021 QUALIFYING OPEN SPACE Open Grassy Area(min.50'x 100'): CHECKED Community Garden: CHECKED Ponds or Water Features: CHECKED Plaza(s): CHECKED Collector Street Buffer(s): CHECKED Stormwater Detention Facilities: CHECKED Other Qualified Open Space: Pool deck and dog park. Acres of Qualified Open Space: 2.74 acres. Percentage of Qualified Open Space: 17.5% QUALIFYING SITE AMENITIES Clubhouse: CHECKED Fitness Facilities: CHECKED Picnic Area: CHECKED 33 E Broadway Avenue,Suite 102 Meridian,Idaho 83642 Phone:(208)884-5533 • Facsimile:(208)888-6854 • Website:www.meridaincity.org 5 Additional 5%Open Space: CHECKED Dog Owner Facilities: CHECKED Swimming Pool: CHECKED Sports Courts: CHECKED Pedestrian or Bicycle Circulation System: CHECKED Walking Trails: CHECKED Open Grassy Area(min.50'x 100')-Multi-Family: CHECKED Other Qualified Site Amenities: Horse shoe pit and fire pit. TIME EXTENSION INFORMATION Number of months extension: 24 APPLICATION DISCLAIMER I have read and accept the above terms: CHECKED Your signature: Jamie Koenig MISC Is new record: No 33 E Broadway Avenue,Suite 102 • Meridian,Idaho 83642 Phone:(208)884-5533 • Facsimile:(208)888-6854 • Website:www.meridaincity.org 7 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) 55+Targeted Single-Family Homes and Office 675 and 715 S. Wells Street, Meridian, ID 83642 Andorra Subdivision Alternative Compliance Request for Parking SITE DEMARCATION: The centerline of Five Mile Creek is used as a line of demarcation to describe the proposed site area. The northern portion of the site is everything to the north of the centerline of Five Mile Creek and includes the 55+Targeted Single-Family Homes and Office building. PARKING REQUIREMENTS: Per City of Meridian,Title 11 Unified Development Code, Chapter 3,Table 11-3C-6 Required Parking Spaces for Residential Use Dwelling, Single-Family, 3/4 Bedrooms (all homes are planned as 3 bedroom) Required Parking Spaces—4 per dwelling unit; at least 2 in an enclosed garage, other spaces may be a minimum 10'x 20' parking pad. Therefore 61 units require 244 parking spaces. Provided Parking Spaces Double stall garages 61 = 122 parking spaces. Driveways 20' x 20' 45 = 90 parking spaces. Bulb out 9' x 23' 32 = 32 parking spaces. Total parking spaces 244 total parking spaces= 244 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. See the attached bulb out stall exhibit. The bulb out stalls are 9' wide by 23' long. There are 23 total bulb out stalls and they are located in close proximity to single family units that are deficient in parking. Jamie Koenig From: Mindy Wallace <Mwallace@achdidaho.org> Sent: Tuesday, February 16, 2021 3:03 PM To: Jamie Koenig Cc: Stacey Yarrington Subject: RE: Wells ST traffic study Jamie, ACHD requires a traffic impact study for development that generate 100 new trips in the PM peak hour. Bases on your proposed number of beds and single family homes your development would generate approximately 88.5 trips in the PM peak hour. You will need to decide what is the best way to work with the neighbors. You can choose to do a TIS even though it isn't required. Mindy Mindy Wallace,AICP Planning Review Supervisor Ada County Highway District 208-387-6178 ACHD Development Services is open for business at our new location at 1301 N. Orchard Street, Suite 200 in the CSC building. Parking and building entrance are located on west side of building. From:Jamie Koenig<jamie@babcockdesign.com> Sent:Tuesday, February 16, 2021 12:12 PM To: Mindy Wallace<Mwallace@achdidaho.org> Cc:Stacey Yarrington <SYarrington@achdidaho.org> Subject: RE: Wells ST traffic study CAUTION:This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Thanks Mindy. I figured that one would not, but wanted to check since we changed from 55+at the north lots. Traffic still remains the main concern of the neighbors. We had our neighborhood meeting last Thursday and many people are concerned. In situations like ours,what is the best plan of attack? In some ways, your clarification that the ADTs aren't high enough to warrant a traffic study should put the neighbors at ease, but I know that it won't. If we were to have a traffic study done, what good would it do in the eyes of the neighbors? Jamie From: Mindy Wallace<MwaIlace@achdidaho.org> Sent:Tuesday, February 16, 2021 11:35 AM To:Jamie Koenig<jamie@babcockdesign.com> Cc:Stacey Yarrington <SYarrington@achdidaho.or > Subject: RE: Wells ST traffic study Jamie, Thank you for clarifying the number of beds. A traffic impact study is not required for this application. Mindy From:Jamie Koenig<jamie@babcockdesign.com> Sent:Tuesday, February 16, 2021 11:29 AM To: Mindy Wallace<Mwallace@achdidaho.org> Subject: RE: Wells ST traffic study CAUTION:This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Mindy, The assisted living and memory care unit mix is as follows: Assisted Living (73) units (79) beds Memory Care (18) units (23) beds Total (91) units (102) beds Jamie From: Mindy Wallace<Mwallace@achdidaho.org> Sent:Tuesday, February 16, 2021 11:19 AM To:Jamie Koenig<jamie@babcockdesign.com> Subject: RE: Wells ST traffic study Jamie, How many beds will there be for assisted living/memory care units? Mindy Mindy Wallace,AICP Planning Review Supervisor Ada County Highway District 208-387-6178 ACHD Development Services is open for business at our new location at 1301 N. Orchard Street, Suite 200 in the CSC building. Parking and building entrance are located on west side of building. 2 From:Jamie Koenig<]amie@babcockdesign.com> Sent:Tuesday, February 16, 2021 11:04 AM To: Mindy Wallace<Mwallace@achdidaho.org> Cc:Stacey Yarrington <SYarrington@achdidaho.org> Subject:Wells ST traffic study CAUTION:This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Mindy, I've corresponded with Stacey Yarrington in the past about our project. I see that she is out for a week or so, so I'm hoping you could help me out. I've included one conversation below and have highlighted one response at the bottom regarding whether a traffic study would be required. Since that correspondence, some time ago, we've updated our project design per the highlighted section directly below. Given this change,would a traffic study be required? Thanks for your help. JAMIE KOENIG AIA/PROJECT MANAGER jamie6 babcockdesign.com/208.991.8171 BabcockDesi Babcock Design 208.424.7675 800 W Main Street Ste.940 Boise,ID 83702 www.babcockdesign.com From:Jamie Koenig Sent: Saturday, February 13, 2021 4:51 PM To: Stacey Yarrington <SYarrington@achdidaho.or > Cc:TJ Winger<ti@babcockdesign.com>; Brent Thompson <brent@reoxygen.com>; Wayne Ott <wayne@bdoaccounting.com> Subject: RE: Wells ST cul-de-sac question Stacey, I'm following up with an attached site plan modification. We have switched from 55+cottages as the City of Meridian defines that term,to single family homes that will be targeted toward 55+ but not exclusively. Please note the number of units has also dropped. The previous site plan showed (76) cottages+ (88) assisted living and memory care units for a total of 164. The new numbers are (62) single family homes+ (91) assisted living and memory care units for a total of 153. This is a drop of 11 units. Please see email below and yellow highlighted portion regarding whether a traffic study would be required. 3 My question is, with the changes noted above, will a traffic study be required? Thanks for your help. JAMIE KOENIG AIA/PROJECT MANAGER amie(c�babcockdesign.com/208.991.8171 BabCOCkDesign Babcock Design 208.424.7675 800 W Main Street Ste.940 Boise,ID 83702 www.babcockdesign.com From: Stacey Yarrington <SYarrington@achdidaho.org> Sent:Thursday, December 3, 2020 3:08 PM To:Jamie Koenig<iamie@babcockdesign.com> Cc:TJ Winger<ti@babcockdesign.com> Subject: RE: Wells ST cul-de-sac question Hi Jamie, My answers are in red below. Thanks, Stacey From:Jamie Koenig<jamie@babcockdesin.com> Sent: Wednesday, December 2, 2020 1:11 PM To: Stacey Yarrington <SYarrington@achdidaho.or > Cc:TJ Winger<ti@babcockdesign.com> Subject:Wells ST cul-de-sac question [THIS EMAIL ORIGINATED EXTERNALLY. PLEASE USE CAUTION WHEN OPENING ATTACHMENTS OR LINKS INSIDE THIS EMAIL.] CAUTION:This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Stacey, Please see attached. I think you are familiar with the old Andorra/Sawtooth project and at this location. As part of that project we were planning to vacate the length of street and cul-de-sac. A number of things have changed. The ownership of the property has changed. The "L" shaped building at the south lot will be assisted living and memory care and the north lot is still planned for 55+single family and townhomes. We've lost what we call the "west lot" but gained the lot on to the north and plan to continue the 55+ cottages. My first question is, was the cul-de-sac vacation completed? If not, I assume we will be required to improve this street either up to the corner of the south property or the entire street including the cul-de-sac. How much improvement would be required? I do not show that the cul-de-sac has been vacated. If the street/cul-de-sac are not vacated you will 4 be required to improve it as one-half of a 33-foot street section and cul-de-sac with curb, gutter, and 5-foot wide concrete sidewalk, plus 12-feet of additional pavement wideing and 3-foot wide gravel shoulder on the unimproved side. At the north edge of the property,we show a street. Our plan is that all of the streets in the cottage neighborhood will be private streets with gates. Magic View is the east/west street and there is another drive north of Magic View. I assume we are either required to align with that street or to offset a certain distance. What is the required offset distance in this case? Yes,you will either need to align with Fiddle Avenue or offset 75-feet (centerline to centerline)for the private road. If the private streets are gated,they require the gate or keypad (whichever is closer)to be located 50- feet into the site from the edge of the street and an on-site turnaround be provided. Along Wells Street at the "L" building, we currently show three curb cuts in a row. Would these curb cuts be allowed? If not,what is the distance that would be required? I would like to have the two narrower drives at the main entry roughly as shown. I'm thinking the north drive of the three could move north to the end of the parking lot to work better. Thoughts? As Wells Street is a local street, other than the 75-feet from an intersection,there is no offset requirements. You would be able to do as you describe. Any existing driveway not used would be required to be closed with curb, gutter, and sidewalk. Given the size of the project and the nature of 55+ and assisted living/memory care vehicular traffic,will there be enough average daily trips to trigger a traffic study? If not, would it be possible to get a letter stating that? Based on the concept plan for the number of units for Assisted Living (88) and Senior Adult Housing-Attached (76) a TIS would not be required as the estimated trip generation would only be 510 ADT with 43 in the PM peak hour. Do you have any other comments or advice? As stated above,you need to plan on the gate requirements with on-site turnarounds. Otherwise, I don't see any real issues at this time. Thanks. JAMIE KOENIG AIA/PROJECT MANAGER jamie(a)babcockdesign.com/208.991.8171 `7 BabcockDesiqn Babcock Design 208.424.7675 800 W Main Street Ste.940 Boise,ID 83702 www.ba bcockdes ig n.com 5