PZ - Pre-App Notes 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.
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 and/or 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 and/or Comp Plan may
affect your submittal and/or application. This pre-application meeting shall be valid for four(4)months.