CC - Concept Site Plan Option 3 with Staff Response to Applicant
Charlene Way
From:Alan Tiefenbach
Sent:Tuesday, August 24, 2021 10:31 AM
To:Adrienne Weatherly; Charlene Way; Chris Johnson
Subject:FW: Wells ST AL-MC & 40x100 Lots - sketch of revisions
Attachments:21 08 19 updated concept site plan option 3.pdf
Staff response to applicant regarding Wells St Assisted Living CUP,AZ H-2021-0024
Alan Tiefenbach | Current Associate Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-489-0573 | Fax: 208-489-0571
Built for Business, Designed for Living
From: Alan Tiefenbach
Sent: Tuesday, August 24, 2021 10:30 AM
To: 'Jamie Koenig' <jamie@babcockdesign.com>
Cc: Bill Parsons <bparsons@meridiancity.org>; Brent Thompson <brent@reoxygen.com>; Van Elg <velg@jub.com>;
Keith Morse <kmorse@jub.com>; TJ Winger <tj@babcockdesign.com>; Joe Bongiorno <jbongiorno@meridiancity.org>;
Phil Decker <pdecker@gglo.com>; Mark Sindell <msindell@gglo.com>; Stuart Jones <sjones@gglo.com>; Joe Bongiorno
<jbongiorno@meridiancity.org>
Subject: RE: Wells ST AL-MC & 40x100 Lots - sketch of revisions
Jamie, this is going to be an issue.
The Council continued this case for you to work on the issues they discussed. After reading the minutes
(attached) here are the major outstanding issues they discussed:
1. Limiting this development to 55+
a. Smaller footprints of homes
b. Limiting heights to one story
c. Deed restriction
2. Setbacks of houses along western property line
3. Access to Magic View being removed.
4. As far as the pool goes, the Mayor mentioned he thought there could be an issue with the houses being
so close to the pool, but he left it at that. Perhaps you could look at pulling the houses away or re-
orienting the pool somewhat.
The plan that you have sent me does not comply with the TN-R district.
1. TN-R requires a mix of at least two housing types - including, but not limited to, single-family dwellings
with attached garages, single-family dwellings with detached garages, single-family dwellings with alley
loaded garages, single-family dwellings with alley loaded garages facing a mew, townhouses, and
multifamily dwellings, shall be required on any subdivision submittal or planned unit development
application.
2. TN-R also says most dwelling units should be accessed from alleys. You have removed all the alleys.
3. The conceptual drawings in TN-R actually show bulb-out and on-street parking.
1
TN-R regs are here:
https://library.municode.com/id/meridian/codes/code_of_ordinances?nodeId=TIT11UNDECO_CH2DIRE_ART
DTRNEDI
The significant issue here is traffic and over 55+. I think removing the E. Magic View access is good, or maybe
retaining it only for emergency access. I’ll defer to Joe Bongiorno for that one. However, I do not see anything
else here that addresses their issues regarding age restriction.
We do not support these changes as shown. This does not comply with zone district, and except for the access
is not an improvement over the existing version.
My recommendation is you address reducing heights to 1 story, reducing the size of the houses, looking at
deed restriction, close the access from Magic View, and maybe shift the location of the pool somewhat. There
should be no other changes. If you do not do this, you should either withdraw, start over again after talking to
the community, or go back to Council and take your chances with staff not supporting the present version.
Alan Tiefenbach | Current Associate Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-489-0573 | Fax: 208-489-0571
Built for Business, Designed for Living
From: Jamie Koenig <jamie@babcockdesign.com>
Sent: Monday, August 23, 2021 9:50 AM
To: Alan Tiefenbach <atiefenbach@meridiancity.org>
Cc: Bill Parsons <bparsons@meridiancity.org>; Brent Thompson <brent@reoxygen.com>; Van Elg <velg@jub.com>;
Keith Morse <kmorse@jub.com>; TJ Winger <tj@babcockdesign.com>; Joe Bongiorno <jbongiorno@meridiancity.org>;
Phil Decker <pdecker@gglo.com>; Mark Sindell <msindell@gglo.com>; Stuart Jones <sjones@gglo.com>
Subject: Wells ST AL-MC & 40x100 Lots - sketch of revisions
External Sender - Please use caution with links or attachments.
Alan,
Please see attached for a sketch of the proposed revisions.
1. We are proposing to slide the homes along the west property to the east 5’ along with the rear yard setback
such that it is changed from 12’ to 17’. The lots along this property line would be 105’ in depth. The modulation
of the homes would then be from 17’ to 27’. The additional 5’ of space would make it easier to plant a nice tree
and we are proposing that the contractor place one tree per lot, selected from a list of trees. We hope this will
bring some of the Woodbridge HOA members on board with the project and ease some of their concerns.
2. We are proposing to remove the last remaining alley from the project and are revising the alley loaded homes to
street loaded homes to solve the parking proximity issue that was brought up during the hearing.
3. Although revising the alley loaded homes to street loaded homes, solves the parking proximity issue and brings
our total parking high enough to remove all bulb-out parking, we think that would be a bad idea. We plan to
keep 12 bulb out stalls at 4 locations specifically for visitor parking. Perhaps we could also restrict the parking
2
duration of those spots to prevent people from parking an extra car for extended periods of time. This is not
reflected in the attached sketch but the bulb-out parking will appear in the revised drawings.
4. We are proposing to shift the pool to the new location in consideration of the Mayor’s concern that it is
currently too close to a couple of the homes to the south. The removal of the alley to the north also aids in
providing more open space at the central area south of the fitness and pool.
5. We are proposing to move the gated entry from Magic View to Wells Street in consideration of Woodbridge
neighbor’s concerns regarding the congestion along Magic View. The new entry is placed such that it breaks the
block to less than 500’ in length and such that it is greater than ½ the diagonal distance across the property. Joe
Bongiorno has reviewed this and it is acceptable to him.
6. Due to the revised location of the gated entry, we are moving one displaced unit to the north along Magic View,
leaving a one-lot space to provide a continuation of the open space pedestrian and a visual connection to Magic
View.
7. Since we are using the gated entry as a break along Wells Street, we are proposing to place a unit in that
spot. The total units remains at 61.
8. I have estimated that our qualifying open space will drop from 21.5% to 20.3% considering all of the revisions. I
will update the open space exhibit so we know an exact number.
Please let me know what you think of the revisions and if there is anything that I’ve missed or that you believe would
work better than what we are proposing. Once I’ve heard from you, we will proceed with the revisions to the exhibits
and will share them with Celeste and the HOA.
Thanks for your help.
JAMIE KOENIG AIA / PROJECT MANAGER
jamie@babcockdesign.com / 208.991.8171
Babcock Design
208.424.7675
800 W Main Street Ste. 940
Boise, ID 83702
www.babcockdesign.com
3
675 S WELLS STREET &
715 S WELLS STREET
UNIT KEY PLAN PLANS AND ELEVATIONS ARE
MOVE LOTS AND -
_ --___ _ CONCEPTUAL IN NATURE AND ARE
_ =---------_ --- PROVIDED TO GIVE AN INDICATION OF
STREETS IN GREEN '9j 0 ARCHITECTURAL STYLE, BULK AND MASS
_ _
_ -- _ ----� ---------- - _ SINGLE FAMILY
EAST 5' SO 17' — � _ - E' MZ'CVIEW --- ------ o0 o ALLEY LOADED
7, _ _ _ _ -- CIR. (5) UNITS
APPROX.2,292 S.F.
SETBACK WITH _ _
MODULATION AND ` ~ — I 'r - - 4,000 EPROPERTY T
6
� 30 '. ' ' I iI _____ -...- � _ ___--._-__ � 4A00 S.F. LOT -...
, r . I
ONE CONTRACTOR DI PLACED UNIT
I
3 ; __ I ; MOVE TO HERE
PROVIDED TREE _14, _ I i26
Fg. -•` / PROPERTY LI' . '126 -O"STREET
IN EACH BACKYARD _ fir/ �4 492 S.F. GARA6_ q' 0"LANDSCAPING
J
I , 1,800 S.F. LIVABLE
_J I O 4 0 SIDEWALK
j - N IANE (PRIV ^ ---- \ _ - . 1 -' FRONT YARD SETBACK
RAIN
— - - - - ATE) \ - B �� PER TN-R ALLEY LOADED
REVISE ALL ALLEY —TSINGLE FAMILY
ALLELOADED TOIP T#ZEET ` -- - ; - - 100, 01 (6) UYLOADED
APPROX.2,292 S.F.
SETBA:,I. I_ -' �� I I 9 0 I 1 - ! _ _ _
LOADE®°TOMES 12 _ �_� , L1 _ 3
ROPERTY LINE ARE INCREASED - - - I , �\ ;• I !� _ _ !I
\ IL I
THIS MAGIC SPOT WORKS .
REMOVE --
IJRITY GATE J / PRO
ALLEY SINGLEAND
PARTIAL
2 STORY
HOMES 14^ - - \- I r I S PROPERTY
q' 0"LANDSC STREE
I_LTC GAZEBO -
LIGHTER COLOR INDICATES I. ' ' ' _' Pf , 5 A�J�/ APING
SINGLE STORY PORTION OFHOME , W. I/ I \2oO5q f I , 4 b R 50 1 MAXIMUM BLOCK '4'-O'SIDEWALK
- - - - L _ 1
q L NGTFf7F" 01 SOUTH
SINGLE FAMILY
-I L,_ I :.. i t I P STREET LOADED
I 11 Z _J I I (26) UNITS
r - J - J O 7
ENTRY MUST TH'PS 2.4603.f.
- w Q Q 4 � / - 675 S ELL THEM zo' o"GARAGE
994 RF 11 _ 4.�os.F. L H ENT 8._a..LIVING
STREET, FITNESS, E `� GT
I Pfl
- - - — �_ (d / E � — — —
REAR YARD
AND POOL SHIFT / I r
SETBACK i I i
1 I � REST$p�Lu USE l _
NORTH 20W6F
GGPA P°° 4.32pg.F 5 /
26
REAR YARD SETBACK $
PA ING �- - SS THROUGH NOT
SING EYFANDPHOMES ST EDE 9 O UNIT ADDED.
\ \ 0"LANDSCAPING
MILY
17 TI FULY:JURY - 4 0''SIDEWALK
POOL SMOsPAGE — —
_
NEW LO TON LINE �4 LIGHTERNGSTORY
RINDICATES
ONOF
_ r / SINGLE STORY PORTION OF SINGLE FAMILY
_PIT _ _ _
�_ i � l 1 HOME STREET LOADED
EAR YARD �L IBACK (24) UNITS
I
/ CURB AND GUTTER ILO'-0' 2,586S.F.
— —_ — — ANDORRASUBB/PfVISION , , 20' -(TGARAGE
E - PRn °RT° L.INE
REMOVE ALL BULB 1' I I' - T' _ ' 71sswELLssTREET -8 (..LIVING
— — _ — _ � ;, � 11 ��� 0 EN SPACE-WILL DROP
OUT PARKING. WE J _ �' �; ADDITIONAL WIDESTRIPF OM 21 .5% TO 20 .3% .
PI UP 22 STALLS ti I I' OFLAND bA .:
o r
100 YEAR FLOODPLAIN
� L� � - ! PROPERTY LINE
B ONVERTING Mr — - J \� - - - - �� - - J - y0`QA 436SF GARAGE 0"LANDSCAPING
-I �i--I 2,100S.F. LIVABL 8•_
4'-0"SIDEWALK
LL Y LOADED UNITS _ _ _ — _ _ 2j *'2-0 FRONT YARD SETBA K
r- 9ECD DAISY LANE (PRIVATE) --
� i I I PER TN R ALLEY LOA ED
TO TREET L _ __Q E D . I I \=` PERTY LINE 675 S WELLS 4.74 CRIES + ALLEY LOADED
L_ -- - -- _ -_ V /� , / P20 715E WELLS 633 CRIES (11) UNITS
M'STREET SETBACK BUFFER TOTAL 11.07 CRE
i
STREET LOADED
NTH REFORE °CAN 50UNITS
„-r! ! rs �__,. MEANDERING MDR TELR MDR/ ELL
)
�-� VEHICLE SECURITY GATE
REMOVEW23 BULB 61 TOTAL UNITS
O \
SECURITY KIOSK (6112STORY UNITS
"HOWNSHIA-_ , .: �, —__ �' 15T- IC)3132., PARKING
STALLS XI TI DOUBLE STALL GARAGES= (61) = 122
A�� 't11 I L
,� „OROP RI � � L iII 11 I �i ,L/l U I _� DOUBLE DRIVEWAYS= (50) = 100
LANDSCAPIN( j-� \ - _ L----L 2 1J / CLUBHOUSE STALLS= 9
PARKING COUNT FROM
_ — \ � I ; STREET VISITOR STALLS = 32
E
` o �'"-' - - �� _ - -� c _-i TOTAL PARKING STALLS= 263
263 0 262 oREQUIRED 0� — 1 > 4STALLSPER3/48EDU ITS = 244
/ ) j 40'VISION TRIANGLE
E SHADOWBROOK CBURT
SUBDIVISION MAP BK52 PG4445 - w w
10' WIDE PUBLIC UTILITIES, ( '� �I'.. 959'49"W-Dffl� j FUTURE FICE BUILDING
DRAINAGE AND IRRIGATION _ —
DDITIONAL 10' WIDESTRIP OF �� V - -
PLAIN FUTURE 2 STORY OFF CE BUILDING 8,960 S.F.
LAND ALONG FLOOD
V b �19' 0 Lb' 0" 19' 0'19' (' 26' 0' 19' � 0' T- 0'S6' 0"
100 YEAR FLOODPLAIN \ I qli REQUIREDPARKIN 2/ 000S.F.= 20STALLS
TEMP CONTINUATION THE
NORTH
a 40 STALLS - o FUTURE
MIC OPATH FROM THE NORTH a 4.5/)000 0 2STORY �,, PARKING PROVI ED4 STALLS
1' _ _ MEANDERING SIDEWALK
�_ HC m BUILDINGOFFICE
960 . I ADDITIONALH WIDE STRIP PROVIDED RA 0 =4 /7000
2 0 8.960 S.F. I I OF LAND BOTH SIDES OF