2022-02-01 Regular
City Council Regular Meeting
City Council Chambers, 33 East Broadway Avenue Meridian, Idaho
Tuesday, February 01, 2022 at 6:00 PM
Minutes
ROLL CALL ATTENDANCE
PRESENT
Councilwoman Liz Strader
Councilman Treg Bernt
Councilwoman Jessica Perreault
Councilman Luke Cavener
Councilman Joe Borton
Councilman Brad Hoaglun
Mayor Robert E. Simison
PLEDGE OF ALLEGIANCE
COMMUNITY INVOCATION
ADOPTION OF AGENDA Adopted
PUBLIC FORUM – Future Meeting Topics
ACTION ITEMS
1. Public Hearing Continued from December 21, 2022 for Alpha Development R-15
MDA (H-2021-0094) by Alpha Development Group, Located at Parcel
S0427438410, on the North Side of W. McMillan Rd. Between N. San Vito Way and
N. Vicenza Way, Near the Northwest Corner of N. Ten Mile Rd. and W. McMillan Rd.
Denied
A. Request: A Development Agreement Modification to remove the subject
parcel from the boundary of the existing Development Agreement
(Summerwood Subdivision, H-2019-0001, Inst. #2019-055407) for the
purpose of creating a new Development Agreement consistent with a new
concept plan and proposal for a multi-family development on 16.6 acres of
land in the R-15 zoning district.
Motion to deny made by Councilman Borton, Seconded by Councilman Hoaglun.
Voting Yea: Councilwoman Strader, Councilman Bernt, Councilwoman Perreault, Councilman
Cavener, Councilman Borton, Councilman Hoaglun
2. Public Hearing for 1160 W. Ustick Annexation (H-2021-0092) by The Housing
Company, Located at 1160 W. Ustick Rd., on the north side of Ustick Rd. Between
N. Linder Rd. and N. Venable Ave. Approved
A. Request: Annexation and Zoning of 4.54 acres of land with a request for the
R-15 zoning district for the future purpose of constructing an affordable
housing, multi-family residential project.
Motion to approve made by Councilman Hoaglun, Seconded by Councilwoman Perreault.
Voting Yea: Councilwoman Strader, Councilman Bernt, Councilwoman Perreault, Councilman
Cavener, Councilman Borton, Councilman Hoaglun
ORDINANCES \[Action Item\]
3. Ordinance No. 22-1965: An Ordinance (Pera Place Subdivision – H-2021-0056 And H-
2021-0091) for Annexation of a Parcel of Land Situated in the Southwest Quarter of
Section 27, Township 4 North, Range 1 West, Ada County, Idaho, Including Lots 2 and
3, Block 2 of Black Cat Estates Subdivision No. 2 (Instrument #870382, Records of Ada
County Idaho), and Being More Particularly Described in Attachment “A” and Annexing
Certain Lands and Territory, Situated in Ada County, Idaho, and Adjacent and
Contiguous to the Corporate Limits of the City of Meridian as Requested by the City of
Meridian; Establishing and Determining the Land Use Zoning Classification of 10.01
Acres of Land from RUT to R-8 (Medium Density Residential) Zoning District in the
Meridian City Code; Providing that Copies of this Ordinance shall be Filed with the Ada
County Assessor, the Ada County Recorder, and the Idaho State Tax Commission, as
Required by Law; and Providing for a Summary of the Ordinance; and Providing for a
Waiver of the Reading Rules; and Providing an Effective Date Approved
Motion to approve made by Councilwoman Perreault, Seconded by Councilman Bernt.
Voting Yea: Councilwoman Strader, Councilman Bernt, Councilman Cavener, Councilman
Hoaglun
4. Ordinance No. 22-1966: An Ordinance (Pera Place Subdivision - H-2021-0056 & H-
2021-0091 Rezone) for Rezone of a Parcel of Land Situated in the North Half of the
Southwest Quarter of Section 27, Township 4 North, Range 1 West, Boise Meridian,
Ada County, Idaho; Establishing and Determining the Land Use Zoning Classification
of 6.99 Acres of Land from R-4 (Medium Low Density Residential) Zoning District to
R-8 (Medium Density Residential) Zoning District in the Meridian City Code;
Providing that Copies of this Ordinance shall be Filed with the Ada County Assessor,
the Ada County Recorder, and the Idaho State Tax Commission, as Required by Law;
and Providing for a Summary of the Ordinance; and Providing for a Waiver of the
Reading Rules; and Providing an Effective Date Approved
Motion to approve made by Councilwoman Perreault, Seconded by Councilman Cavener.
Voting Yea: Councilwoman Strader, Councilman Bernt, Councilwoman Perreault, Councilman
Cavener, Councilman Borton, Councilman Hoaglun
FUTURE MEETING TOPICS
ADJOURNMENT 8:21 pm
Item#2.
Meridian City Council February 1, 2022.
A Meeting of the Meridian City Council was called to order at 6:00 p.m., Tuesday, February
1, 2022, by Mayor Robert Simison.
Members Present: Robert Simison, Joe Borton, Luke Cavener, Treg Bernt, Jessica
Perreault, Brad Hoaglun and Liz Strader.
Also present: Chris Johnson, Bill Nary, Joe Dodson, Jeff Brown, Joe Bongiorno and Dean
Willis.
ROLL-CALL ATTENDANCE
Liz Strader _X_ Joe Borton
_X_ Brad Hoaglun _X_Treg Bernt
X Jessica Perreault _X Luke Cavener
_X_ Mayor Robert E. Simison
Simison: Council, we will call the meeting to order. For the record it is February 1st,
2022, at 6:00 o'clock p.m. We will begin this evening's regular City Council meeting with
roll call attendance.
PLEDGE OF ALLEGIANCE
Simison: Next item is the Pledge of Allegiance. If you would all, please, rise and join us
in the pledge.
(Pledge of Allegiance recited.)
COMMUNITY INVOCATION
Simison: Mr. Clerk, do we have anybody for the community invocation this evening?
Johnson: Mr. Mayor, we did not have anyone sign up.
ADOPTION OF AGENDA
Simison: Okay. Then with that we will move on to the adoption of the agenda.
Hoaglun: Mr. Mayor?
Simison: Councilman Hoaglun.
Hoaglun: I move adoption of the agenda as published.
Borton: Second.
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Simison: There is a motion and a second to adopt the agenda as published. Is there any
discussion? If not, all in favor signify by saying aye. Opposed nay? The ayes have it
and the agenda is adopted.
MOTION CARRIED: ALLAYES
PUBLIC FORUM — Future Meeting Topics
Simison: Mr. Clerk, any signed up under public forum?
Johnson: Mr. Mayor, we did not.
ACTION ITEMS
1. Public Hearing Continued from December 21, 2022 for Alpha
Development R-15 MDA(H-2021-0094) by Alpha Development Group,
Located at Parcel S0427438410, on the North Side of W. McMillan Rd.
Between N. San Vito Way and N. Vicenza Way, Near the Northwest
Corner of N. Ten Mile Rd. and W. McMillan Rd.
A. Request: A Development Agreement Modification to remove the
subject parcel from the boundary of the existing Development
Agreement (Summerwood Subdivision, H-2019-0001, Inst. #2019-
055407) for the purpose of creating a new Development Agreement
consistent with a new concept plan and proposal for a multi-family
development on 16.6 acres of land in the R-15 zoning district.
Simison: Okay. Then with that we will move right into our action items this evening. Our
first item up is a public hearing continued from December 21 st, 2021, for Alpha
Development. We will continue this public hearing with staff comments from Joe.
Dodson: Thank you, Mr. Mayor, Council. Good evening. As noted, the project tonight
was continued from December 21 st, which we -- we had some lengthy discussion about
it then. I'm not going to go deep into detail about the original project, but in general it is
near the northwest corner of Ten Mile and Ustick -- or sorry. Ten Mile and McMillan.
Ustick is the next one. The proposal is for a DA modification. That is the application
before us tonight. Because the site has a different -- this is the original concept plan.
They are proposing to change the concept plan consistent with multi-family. This was the
original concept plan discussed at the previous hearing. At the hearing there was
discussions about trip generation, overall circulation, really, was the biggest takeaway
that I got out of that discussion about how people can get to the other commercial on the
actual commercial -- or that's on Ten Mile and McMillan. So, the applicant went back and
revised their site plan and has now proposed this. They have included a new road here,
which after discussion with the applicant they are proposing to build a public local road
here and not just a drive aisle in order to help get people from Gondola to the Vicenza
Way, as well as to the road that's here that is a -- just a secondary -- I believe it's public,
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but it's a -- you know, a commercial drive aisle road that's on the north side of the Walmart
property. They also moved a little bit of the open space around. It does appear -- if you
flip back and forth some of the central open space seems to have decreased, but they
have also gained some open space along the perimeters. This is -- you know, dimension
wise it's hard to tell right now, but this is a pretty significant area, as well as this area here
that was not previously here. Really that's all I had for my presentation on this, unless
the Council has questions.
Simison: Thank you, Joe. Council, any questions? Okay. Would the applicant like to
come forward. If you could state your name and address for the record, please.
Holt: Dustin Holt. Alpha Development Group. 801 Reserve Street, Boise. Mr. Mayor
and Council Members, thank you very much. Happy New Year. Merry Christmas. I think
we were here right before the holidays last time. Thank you for doing the Pledge of
Allegiance. Surprised that some cities that I go to that don't do that, so thank you for that.
Mr. Dodson, thank you. I want to -- we want to appreciate and acknowledge Mr. Dodson,
as well as Mr. Parsons, in all the conversations that we have had thus far. I think when
we left the meeting last time we really heard two points. I think one was Mr. Dodson's
point. Another that we heard certainly was density. And so I do want to address both of
those items with you tonight. So, first in regards to density, as Mr. Dodson noted in his
brief staff report or his updated staff report, he noted that no major changes have been
made to that and that is -- that is correct and there is three or four points as to why thus
far no major changes have been made. So, one, since inception in starting this process
with staff, as well as several neighborhood meetings, we are now on our fourth or fifth
concept plan. In each of those concept plans I think we have been able to show how we
maintain two different product types. Maintain what we are looking at is about 30 percent
open space. I know that there is conditioned open space and the alternative, but about
30 percent open space, all while still maintaining about that same -- that same density.
So, knowing that we are going through a PD process as well, we want to make certain
that we are allowed to go through that due process without what feels like might be
shortcutting it or arbitrarily capping that as we go through that process. We think going
through the ordinance there are means and methods and mechanisms to -- to provide
everything that's required through the ordinance and we recognize that that -- that density
will be somewhere permitted for the comprehensive plan and the underlying zone.
Number-- number two to that is we know we still have to provide all and adhere to all the
other conditions that we have proposed. So, that open space --this new road, the concept
plan, the access points, all of those items are items that we know will have an impact to
what that final density is going through the PD process and, then, the fourth in part is with
this extra land dedication and part of these improvements that we are now agreeing to
resolve and work through on this north property line. That's kind of a fourth -- minor, but
fourth point as to why we have not directly and specifically addressed density. As to -- as
to traffic, really had to think through this one, to be honest with you. So, we had
conversations and meetings with the property owner to the north. His biggest concern
owning 55 acres to the north of us -- as part of his master plan he knows he has got to
get roads all the way through the north, through this property, and that it has to be
developed. He has very grave concerns that we -- we or he puts a road in meandering
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all the way to the north and the next day a commercial user or some application comes
by and says you have put the road in the absolute wrong spot and so trying to think
through that, trying to think through making certain that that stretch of McMillan in front of
this property doesn't become something that our residents have to frequent to go to
schools, that other residents of Bridgetower don't have to frequent to get to shopping. We
came up with this alternative of a road along the north property line. You should have
received -- I think Joe and Council Members, the Mayor, you should have received an
acknowledgement from the property owner that he is in agreement to work with us, that
he is in support of what we are doing. We are willing to make that as we work for an item
of the DA modification and so we are proposing that road and proposing that it's a piece
of the -- the DA modification. I think that all the other conditions that were previously
proposed by staff we are still in agreement with. We are in agreement with the alterations
that were made to point number four regarding the landscaping and this roadway in Mr.
Dodson's letter on -- on January 25th. So, we are in agreement with those alterations.
We would propose one new ninth item and what that item would be is it would relate to
this road and it would be that we will work through getting this road built, dedicated --
inspected, dedicated and everything prior to the first issuance of a certificate of
occupancy. So, prior to any resident of ours moving in this road would be open and
operable. That's --that's a ninth condition that we would propose and self impose to make
certain that you know that this roadway connecting San Vito and Vicenza make sense.
The other point that I failed to mention, we actually think this helps with traffic on Gondola.
So, some of the comments that we heard are people coming north on San Vito. There is
not a stop sign right now at the north end of San Vito turning left onto Gondola and so
individuals, motorists are able to carry a rather high speed of pace turning left and flowing
onto Gondola. By the creation of this new extension of Gondola, if you will, that will force
a three -- a three way stop. So, there will be a stop sign there. Individuals will not be able
to just free flow left, they will have to stop, they will have to acknowledge and think through
is somebody coming from the right, is someone coming from the left going straight. So,
we actually think it has other mitigating -- traffic mitigating factors as well. Those are all
the reasons that we ended up with this road alignment along the north property line. So,
as -- as stated, we are in agreement with the other conditions, the alterations to number
four. We would self impose this point number nine if the City Council wanted to add it to
that list. Otherwise, we appreciate your time and respectfully request your approval of
this matter tonight. Thank you.
Simison: Thank you. Council, any questions?
Dodson: Mr. Mayor?
Strader: Mr. Mayor?
Simison: Council Woman Strader.
Strader: Thank you. I was not present at the original meeting, but I did review the meeting
in preparation for this one and all the materials. So, I just wanted to state that. I saw in
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COMPASS's analysis that they were suggesting specifically a crosswalk. I was
wondering if you are going to be addressing that?
Holt: A specific crosswalk at --
Strader: If you could pull up the -- it's not San Vito, it's I think Vicenza. In COMPASS's
letter they specifically said that there should be a crosswalk to get to the shopping.
Holt: Yes. And I think -- I think staff actually had made that recommendation in one of
our first meetings as well, whether it was down at our ingress-egress point a little bit
further south, certainly at this new road at the north end. That's something that we would
look to -- to implement.
Strader: Okay. So, you will be completing that as part of your -- you are amenable to that
condition?
Holt: Yes.
Strader: Okay. And, then, I guess maybe just one more, Mr. Mayor, if I can.
Simison: Council Woman Strader.
Strader: So, I -- I appreciate that you are very proactive on providing a road solution.
That's -- that definitely seems like a step in the right direction. I guess what was your
thought process in terms of not addressing density head on and either a reduction in units
or some other type of approach at this point?
Holt: Only that we haven't gone through the full process. So, knowing that we haven't
gone through the full PD process to assess exactly exteriors of the buildings, exact
condition to open space, going through that in whole -- whole process, we have not gone
through it. So, to do -- to do something short of that feels like we have shorted the due
process and feels arbitrary.
Dodson: Mr. Mayor?
Simison: Just one second, Joe. Council Woman Strader, did you get enough from that
answer?
Strader: Yeah, I got the answer. Thank you.
Simison: Yes, Joe.
Dodson: Sorry. I just wanted to clarify Mr. Holt saying PD, because a lot of other places
do planned developments as a CUP. Just want to clarify that that's the process is the
conditional use permit, not a planned unit development.
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Holt: Thank you.
Dodson: Yes.
Simison: Thanks, Joe.
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: Question -- Mr. Holt; right?
Holt: Yes.
Cavener: This is -- this is kind of interesting. I -- I recalled when you -- when you
introduced yourself the last time you were here you said you were from Salt Lake and
now you said you were from Boise. So, are you a resident now of the Treasure Valley or
was there just a change in address?
Holt: Change in address.
Cavener: Okay. Mr. Mayor, follow up?
Simison: Councilman Cavener.
Cavener: I guess my question falls somewhat in line with Council Member Strader's in I
guess maybe helping me understand -- pretty clear from Council concern about density
and you had a great opportunity to lead and say this is what we are proposing. Any advice
for me as a Council Member who won't know how many units this unit will have at the
conclusion of this meeting, except for it can't be more than 249? How do I explain that to
our community who has voiced some real strong concern about density?
Holt: That's a fair question. I think -- I think what -- what we looked at as we tried to
assess this is -- is two factors. The underlying comp plan with the density range up to
that, that would never exceed that number and we are not asking to exceed that number,
as well as an underlying zoning ordinance that has other restrictions as it relates to open
space circulation, as well as a now third step, the CUP process that we will get even
further into that. So, this is -- this is a concept plan that has not been fully vetted. So, did
not go through that process and be allowed to go all the way through that process, feels
like it's being cut short. Right on the heels of that is that three or four or five concept plans
have now been shown or presented that I think address issues, are still providing, in our
math, that 30 plus percent open space. I think that we will exceed the -- the requirement
in the ordinance itself and so -- but if we don't I think Joe was pretty clear-- Joe was pretty
clear last time, he doesn't believe we will. He thinks that in order for us to achieve that
open space requirement it will require a reduction in density. So, I'm not here tonight
saying lock me hard and fast at 249 units, what I'm saying is let us go through the process.
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Let us understand it. I think we heard multiple times from Council Members that the
Planning Commission going through that will have issues, will want us to address things,
may or may not get 249 units and I think that's what you are hearing from us is instead of
arbitrarily and capriciously setting a number, go through the process. We think the
process was designed to work. I think there is an underlying comp plan and zone in place
with some forethought. So, let us go through that process.
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: I appreciate the feedback on that and I think it's -- I'm just -- I'm just one vote
and, obviously, this isn't -- this isn't an annexation and -- but as one who is in favor of the
existing development agreement it's hard for me to waiver from saying this is worthy of a
change or a modification not having all the details for me to feel satisfied that a change is
warranted. I'm just --
Holt: Sure.
Cavener: -- trying to be direct with you.
Holt: Yeah. And I can appreciate that. The other thing that we didn't hear is if there was
a number that -- that's the other thing; right? So, we went away and we have now come
back with a new road and a new public road and I didn't hear if it was one hundred units,
107, 207, 220. So, to -- to just state a number doesn't feel like we have gone through that
process.
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: I appreciate that and I think that we as a body try not to prescribe this as the
number, but that said you did hear the concern from Council and you chose not to
respond, which, again, totally your -- your choice and you have got your own reasons for
doing so, but I guess I'm going to push back a little bit to say, well, you didn't do something
because you didn't get a number from Council. Council was pretty clear that they had
some reservations -- some Council Members were pretty clear they had some
reservations about the density.
Holt: And I -- again, I didn't try -- I didn't try to -- we are not trying to shirk away from that.
I -- I'm not, which is why I brought it up as a point that we clearly heard walking away. It
wasn't just traffic that we heard, it was density, but for those three or four reasons that's
why you have not seen massive or significant changes to the concept plan.
Simison: Council, any additional questions for the applicant?
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Holt: Thank you.
Simison: Mr. Clerk, do we have anyone signed up to provide testimony on this item this
evening?
Johnson: Mr. Mayor, we have two advanced sign-ups. First is Dan Buffham. And, Dan,
you are unmuted, so --
Buffham: Hi. Can you hear me?
Simison: We can.
Buffham: My name is Dan Buffham. I live at 3554 West Balducci Street. I'm on the south
side of this development. I just wanted to bring up a couple of things, you know, that --
you know, thank you for the Council Member recognizing that the developer didn't address
-- in my case I think everybody that lives here in this area is the density problem. I think
the road is, you know, a good start, but I also see that it's actually going to cause more
problems, because that gives a new throughput from people avoiding McMillan and/or
Ten Mile to go through that neighborhood on the north side. So, I think, you know, my
neighbors over here are going to have a big problem with that as well and the road does
nothing to mitigate the traffic on McMillan and, in fact, you know, I think it's -- it's going to
cause more -- because it's a shortcut, essentially, down the center from people coming
out of the Walmart center and whatever else they develop in those other areas there. We
already have a problem and I wanted to, you know, bring this up the last time, with -- with
cars and coming -- and commercial vehicles coming down in Vicenza, because you are
cutting the corner of Ten Mile and McMillan. If this is allowed I would like the City Council
to recognize that that's already a safety hazard and the more traffic we have coming down
that and with all of -- I mean they are right now currently building on the -- on the south
side, the north side, there is a lot on the west side on Black Cat, tons of things going in
there and multi-family, single family, hundreds of homes. There is no way to expand
McMillan, so all of those people as a main artery are coming down there and I just don't
-- you know, I would like the City Council to understand that, you know -- and I think you
guys do, you are hearing us, that you can only make this place so dense and the more
stuff you put in there the more dangerous it's going to get. You have to have schools.
Personally my kids are all grown, but, you know, my neighbors' kids go to school and it's
just packed. I ask that, you know, if -- if -- to consider to at least, you know, Vicenza to,
you know, put speed bumps in there. I don't care if you put three or four speed bumps in
there and I have to do ten miles an hour, that means everybody else who uses that to cut
corners would do ten miles an hour. But I really think the density problem is really key
here. Not -- not just a road and whenever they address it, whether it's today or it's next
month or three months from now, it needs to be addressed. We have way too much going
on in here and as the big picture goes, you know, the developers, you know, even though
they are trying to be, you know, accommodating in some ways, they don't live here. I live
here. There is -- I believe a City Council member lives in this area. They don't have to
do this and they are not taking into account everything else that has been already built
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and they have broken ground, trucks, trash, everything flying all over the place and
hundreds of homes and that's it. Thank you for your time.
Simison: Thank you, Mr. Buff ham. Council, any questions? Okay. Thank you very much.
Next up, Mr. Clerk.
Johnson: Next is Jennifer Fedewa. Jennifer, if you are online if you can raise your hand.
I don't see your name.
Simison: We do have someone with their hand raised, so why don't we go to Chris
Williams online.
Johnson: Mr. Williams, you can unmute yourself.
Williams: Thank you. Can you hear me?
Simison: Yes.
Williams: Chris Williams. Live at 4476 North Girasolo Avenue. I am on the south side of
the development as well. Again, just as the Council Member said, density. I mean that's
huge and I know they don't want to put a number on there, but to have so much density
there in this area, given all the other developments that we know and the other
intersections very close by, it's too much density. The roads that want -- the new road
that they added, that's -- that's only going to solve so much, not to mention the stop sign.
I mean we are going to have to have a stop sign there anyways once the rest of the
property to the north gets developed, but it's just with even -- I will even say 225 units,
even if they lower it, on average every person has two vehicles. I mean we can all do the
simple math. It just doesn't make sense and it's a huge safety concern for me with my
kids who I have going into elementary school right there. I mean just going down, you
know, that street, you know, right off McMillan it's dangerous enough. It's a pain in the
butt to get in and out of that as it is with all the traffic and I think until we solve this density,
you know, it's just not a smart move to approve this kind of blindly and hoping that maybe
down the road they will lower the density in the best case scenario. The other piece
outside the density is I'm all for trying to keep, you know, wealth and money in the
community. All these are going to be rental units. That's not keeping any of the money
within the community or help, you know, individuals building wealth, building equity for,
you know, a better life, in my opinion, you know, with that. It's just a massive rental
complex. And I'm sorry to say it, but to make another buck. That's what it is. But -- so,
would, please, ask that Council recommend to either deny this or have it redesigned that
we could get a number in mind for density. I think the neighborhood would be better
suited. I think, you know, commercial, smaller retail would be better suited given the
issues. We know that McMillan in that area can't be expanded. We, I believe, addressed
that at the last hearing. So, I just kindly ask you guys to keep that in mind in making your
decision.
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Simison: Thank you, Mr. Williams. Council, any questions? Thank you very much. Is
there anybody in the audience who would like to come forward and provide testimony on
this item or anybody online that would like to provide testimony, please, use the raise your
hand feature, so we can include you into this public comment period. Come on forward,
ma'am. If you could state your name and address for the record.
Freeman: My name is Michell Freeman. M-i-c-h-e-1-1. I live at 3931 Riva Capri. My
concern was on San Vito and Vicenza. Right now we have no parking signs on both sides
of those roads. I'm concerned with when this development is built that there will be
overflow out onto those roads with cars parked on both sides of the street and you see
that a lot in areas around and I don't think that's safe for the amount of people, especially
in the spring and summer riding their bicycles and that type of thing and itjust adds activity
out there. So, that's my concern and I don't personally want to drive into my neighborhood
with cars parked on the side of the street. So, that's -- I'm wondering if those parking
signs will stay there, so that there is no overflow, because I know he has mentioned that
there is two car garages under the townhouses. Well, more than likely a good percentage
of those people are not going to be parking in their garage. Apartments are short lived,
even has mentioned that, that people won't be here for maybe a year to a two year and a
half, which means at least half that garage is full of their things and I don't feel like that
should be considered a hundred percent of parking for what's available there, because
they won't park there. That's my concern is parking on the street.
Simison: Thank you. Council, any questions?
Bernt: Mr. Mayor?
Simison: Yes, Councilman Bernt.
Bernt: Ma'am, I got a question for you. Ms. Freeman. Yes, ma'am. I certainly would
appreciate it if you did. And so would Dean. He don't like you screaming from the back.
So -- so, are you saying that currently there are no parking signs on those two streets that
you referenced?
Freeman: Correct.
Bernt: Okay.
Freeman: On both sides of the street.
Bernt: Okay. Perfect. Thank you. That was easy.
Simison: We are seeing someone online.
Johnson: So, Michelle Banda. Michelle, you can unmute yourself.
Banda: Am I good?
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Simison: Yes, you are.
Banda: Okay. My name is Michelle Banda. I live at 3801 West Milano Street. I back
straight up to this property. I back straight up to San Vito. I have been at all of the
neighborhood meetings. I did miss the first City Council meeting, but I have been at both
neighborhood meetings. I will acknowledge that at first the developer seemed very willing
to listen to our requests. Originally they had no fence along San Vito and we
unequivocally stated that that was not acceptable. They have since put a fence up. But
now tonight it seems like they are kind of backtracking and even though the city told them
to make this development less dense, they didn't listen to that and in my opinion they
have made it actually more dense, because it seems like they took their original plan and
squished it all to put this road in and I will, you know, say like others have said, it doesn't
make a whole lot of sense for that road to make a whole lot of difference for this
development, except like others have said, to create a shortcut through the neighborhood.
But I just wanted to add my voice to the fact that I don't think that they are continuing to
try and work with us on this. I don't think they are trying to continue to work with the city
with their request to make this a less dense project. I don't think this area can handle this
high density. We have got another development going up on the north side of Walmart.
There is more going in off of Black Cat. It's just -- it's going to make this area just a
nightmare in terms of traffic and density and we specifically came to this side of
Bridgetower West because it was less dense. So, I just wanted to add that. No real
questions, but just wanted to add those few comments.
Simison: Thank you very much. Council, any questions? Is there anybody else in the
audience that would like to come forward on the item or anybody online?
Bernt: Ms. Freeman, do you want to say anything again?
Simison: Would the applicant like to make final comments?
Bernt: Mr. Mayor?
Simison: Councilman Bernt.
Bernt: Are you saying you don't want to say anything? Okay.
Simison: Yeah. She waives.
Bernt: Okay. I will start off the conversation with my thoughts. My thoughts are in line
with what was said before from other Council Members and also some of the folks who
testified publicly. One thing that I will give kudos to the developer for is activity, you know,
between the two areas that -- that road makes a big difference in my opinion. So, thank
you for listening to us and making that improvement. On the other hand, you know -- and
it's really interesting for those who -- and just to be clear in what we are -- what's before
us this evening is this -- this property is already zoned R-15. The zoning is not going to
change as far as density is concerned. What the developer is wanting to do is remove,
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you know, the -- the development agreement that says there is going to be an assisted
living on the property. So, that's what they are asking for right now and so whether --
whether or not -- well, I guess what I'm trying to say is that the density is not a question.
The project has already been -- you know, he can build whatever -- you know, he can
build R-15 on it currently and so with that said, you know, Councilman Cavener mentioned
something earlier that I -- that I completely agree with and that is I would like to have
something. I would like -- I would like to know something. And the reason I say that is
because we just came off an election year and I have knocked on thousands of doors, as
did, you know, Council Member Borton and Luke and that's probably the reason why we
are probably here more passionate about this than others, because we have talked to the
folks in their front doorways and they all said basically the same thing, you know -- you
know, growth is an issue and so I would like to -- I would like to know what that looks like
and we spoke about it, you know, last time you were here. I -- I know that you are not in
-- it would be very difficult for you to give an exact number based upon the CUP process
and what that looks like and for those who are -- don't know what that is -- so, basically,
to approve the project, you know, which would include the exteriors and -- and what the
project looks like, what the buildings look like, the amount of units, so on and so forth,
that would -- that would be at another public hearing at the Planning and Zoning level. It
would never come to us. So, this potentially could be the last time we hear this -- this --
this and I would really like to know what that number is ballpark and so before -- before I
would vote to approve this I would need to know that number, you know, at least fairly
close and I think that you have been doing this long enough -- it sounds like you have
been in other cities doing other projects and so I don't think it would be too difficult for you
to come up with that number, in my opinion.
Perreault: Mr. Mayor?
Simison: Council Woman Perreault.
Perreault: I agree with Councilman Bernt about the connectivity. I think that's a critical
element of this, considering that it's, you know, been a priority of the City of Meridian to
have these connections from one arterial road to another and this will accomplish that. I
do have a couple questions for the applicant if he wouldn't mind coming up. So, the
memo --
Holt: I forgot my water last time, so I'm trying to make certain I don't do that again. Yes,
Council Woman Perreault.
Perreault: Thank you. The memo -- the memo with the new concept plan stated that this
would be a public road. On that drawing it appears that these would function more like
private roads. I just -- I'm having a hard time seeing this as a public road as you have
presented it different from the roads that run internally and how that will flow and work for
safety and -- I mean, obviously, there aren't a lot of buildings that are facing this, so you
are trying to keep the residential piece isolated from it, but I just -- help me understand
more about how this is going to appropriately function as a public road in relationship to
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how traffic will flow through the interior. And, then, the second question I have for you is
who will want to sit in their bathing suit right next to McMillan Road?
Holt: I would. No. I'm actually going to have to rely a little on -- on Joe for some help on
the road. So, what I understand is the local public right of way, it's 47 -- 48 feet; is that
right? Versus our internal. So -- so, the road along the north end -- and I don't know if --
if Joe can pull it up on the screen, but the -- the proposed road along the north end, the
local road, is a 47 foot right of way. So, it allows for a couple lanes of traffic, the -- the
necessary curb-gutter on both sides, land strip or -- or park strip and, then, sidewalk.
Contrary to most of the ones inside the project, those are closer to 30 foot to make certain
that we accommodate the fire truck --fire truck aerial -- or our aerial apparatus. The long
truck, the circulation, the radii for those roads. So, it's hard to tell on a 16 acre site plan,
but just off the cuff I think there is a 17, 18 foot plus or minus discrepancy in those road
sizes to be a local road, which is what's proposed on the north end compared to anything
else. Is that fairly said, Joe?
Dodson: Mr. Mayor, I would prefer you answer the second question and I will come back.
Holt: Oh. The bikinis out on the street. I'm a little disappointed, actually, to hear Mr.
Buffham's comment that--that we haven't done anything, because I can tell you the entire
reason that that clubhouse at a single story is on that corner is from our first neighborhood
meeting. Our first concept plan that was one of our three story buildings out on the street
for the reasons of visibility, a leasing office, banners, accessibility, flow and his concern
was that our residents on the third floor would look at his wife in her bikini in their backyard
in their pool. So, there is a direct and specific reason why we moved a single story 'ish
foot -- so, not just a ten foot simple structure, but a single story clubhouse and common
area facility on that corner to move the building to the north of the pool -- to the north side
of that to create an even bigger buffer from some of those residents on the south side of
McMillan. So, I was a little disheartened to hear that. As far as who is going to want to
be out there, you would be surprised. And going -- again, part of-- part of this is we know
there is more steps and that's the frustrating part to me. I can appreciate, Council Member
Bernt, that you have went out, knocked doors, heard -- heard concerns. Part of it to me
is we haven't even gotten to the -- all the fun part. Landscaping. Orientation. Some of
those designs. We haven't even really gotten into it, which is what we do in the CUP
process, which is where you are hearing that -- that hesitancy come from the density side
of things. He's absolutely correct. I could tell you right now to lose ten percent, 25 units,
it is not going to impact things. I don't know if that's the number. To go to 200, yes, that
impacts things. I can't do the road. I can't do the common areas. Again, part of the
reason this whole thing came about that we seem to have forgotten about -- in our first
neighborhood meeting the residents did not want me to be a part of the Bridgetower
master planned community. They want us to do our own amenities. They don't want our
residents in their facilities. So, part of it is spending several million dollars for a road.
Several million dollars building amenity spaces for our residents to keep them out of that.
That's a big piece of this. And so, yes, I have been doing this long enough to know that
roughly an eight, nine, ten percent haircut, 25 units, I can live with. If the number is 200
1 can't and at that point I would have to go back and readjust the road. I would have to
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go back and readjust -- hey, you know what, maybe I need to be able to use your facilities,
even though I told you in my first neighborhood meeting -- if that's cut and dry what you
don't want, what I heard is, hell, no, we don't want to be -- you to be a part of our master
plan. We don't want you to get rid of the fence. Tried to honor those two -- those two
points. So, that -- that's the hesitancy. That's the reluctancy in -- in saying is it -- is it
222? Is it 227? Right in that range I know works. Less than that I have got to go back
and address bigger things that have me going back on other items that I tried to address
or-- or comply with. To answer your question very specifically, landscaping. Landscaping
can do a lot. So, part of the reason we want a pool close to the open space, landscaping
and screening, fencing, other things can do. We want that view right next to our common
area, right next to our clubhouse. Our clubhouses end up with barbecues, they end up
with full indoor-outdoor kitchens, so that someone can gather, watch the Super Bowl. Not
be watching the Super Bowl in bikinis for the Super Bowl, but have a Fourth of July party,
interior-exterior flow in and out, and that space needs to be -- be connected. Can we
figure out ways to address it? If that's a concern you have viewing the pool from that
street, I'm more than happy to address that as part of the CUP process. What kind of
screening, landscaping, fencing -- where does the pool equipment go? We have used all
of those things. Pergolas. Canopies. We have used all of those things to screen the
pool when we have had city -- cities or residents that are concerned about a view shed
directly onto a pool on a public right of way. I think Joe was going to address the road.
Sorry.
Dodson: Council Woman Perreault, if you have a follow-up to his, then, I will go after you.
However you want to do it.
Perreault: Mr. Mayor?
Simison: Council Woman Perreault.
Perreault: Let me ask one more question, please. So, the pool was just a curiosity
question. It's very unusual for us to see it on a main corridor up close like that. So, it
really has nothing to do with our decision here this evening, but I just -- I'm glad to hear
that you will put in some -- some privacy measures in that regard.
Holt: It was interior. If Joe has our first concept plan, it was interior to the site.
Perreault: We just heard an application off Eagle Road that was denied due to flow of
traffic through with -- internally and, then, surrounding the -- the property. A little bit
different layout, but they also had to access part of their property through another
property, which is -- and thank you for getting the letter from the neighbor, because that
was a critical element of this for me. In that development there -- similar to this -- there
were 30 foot wide roads and one of the conversations we had was safety of cars moving
through, backing out of carports. You know, in this case they probably would circle around
to that east side and stop and unload their groceries and try to come back, you know,
park -- park in their parking spot and there is going to probably be a lot of people driving
and stopping and getting out and hauling things and whatnot the way this is laid out.
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Thirty foot -- the 30 foot private roads and the flow of traffic with this level of density
concerns me for safety issues within the development internally. We have had some
other recent applications where I have voiced this where I have driven through them and
seen where there is significant opportunity for fender benders, somebody backing out and
not seeing a pedestrian and those kinds of things. So, if you have developed this similar
type of project with this similar density and had success in not seeing issues with
pedestrians, you know, safety, children at play, you know, fender benders, please, share
that with me, because there are some projects here that have significant issues with --
with similar designs.
Holt: I can tell you we have. I would also tell you we have also had issues; right? I have
had a U-Haul hit a -- hit a carport. So, it happens. The things that we tried to do to
mitigate it, signage, lighting and delineation. So, for example, between some of the -- the
open space areas going to -- the middle open space area, basketball court -- I don't know
if this mouse works. Oh, yeah. Some of these areas. Nope. North of that. I think it's
Joe that's controlling it. Those areas; right? So, making certain that some of those areas
get connected with well lit, well delineated pedestrian access points through -- through
the block is something that's critical. Lighting on the underside of carports or on the
exterior of the buildings in the -- in the garage areas. The other thing that is worth noting
is because these are fire sprinkled buildings we have got that -- that road width and, then,
on -- on the townhome side of things, because we are going to build under the IBC -- so,
not the IRC, but the IBC, we will be over 35 feet, we have to provide an aerial apparatus
access. So, that's the big ladder truck. So, I -- the truck cannot be -- and you can correct
me if I'm wrong, Mr. Chief -- Fire Chief, we cannot be closer than 15 feet and further than
30 feet. In addition to that -- those 26 to 30 foot drive aisles, there has to be another spot
where we have at least 15 feet. We can't be closer than 15 feet and further than 30 feet;
is that correct?
Bongiorno: Somewhere in that neighborhood, yeah.
Holt: That is an additional buffer in addition to the actual driving corridor space. You are
-- you are looking at a very ten thousand foot level and so back down -- zooming back
down closer, inside of those 15 feet to 30 feet, again, planting the correct materials in the
right spot so that you don't impact visibility. Getting lighting right. Getting signage right.
Getting other delineation to try and keep residents and people where we want them to be,
which is through the paseos, through the well intended, well lit common areas and those
connection points. Is it a -- is it a hundred percent failsafe? No, it's not. It's drastically
better than turning your back on it or not -- not addressing it, if that makes sense. More
specifics than that I don't know that I could give you, but -- but certainly landscaping,
signage and, then, because we are building under the IBC it requires us to have a greater
-- some greater areas of separation than if we were building under IRC. We don't have
to have that extra aerial apparatus access buffer. So, some of those areas that we have
that extra 15 feet we would not have to have under IRC.
Dodson: Mr. Mayor?
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Simison: Yes, Joe.
Dodson: Go ahead and answer the local road portion. I didn't -- the concept plan that I
received and I put in my presentation actually wasn't the correct one, because I had three
access points right here, which Dustin and I had a conversation and I told him that it's not
going to meet offset requirements for ACHD, so you got to move it. So, they have moved
it to the interior, which I think makes it a lot better to just have this access point and this
access point. You see this a lot with a lot of different projects with, you know, a private
multi-family drive aisle connection to a local street, which is why initially I was concerned
that they were going to propose this as the Gondola extended and have a -- have the
collector road, which I think would be a bad idea, because, really, that collector street
needs to connect further north in the future. So, the fact that this is a local street I think
is a benefit compared to a collector. Secondly, local versus private functionality probably
won't change much, to be honest, whether it's local or private. The benefit of it being local
is you will be allowed to have on-street parking on the local street and if it was a private
drive aisle we more than likely would not. Now when I say private I do not mean private
roads or -- I anticipate they will not have a private street application, which is separate to
put these roads within an easement and/or a common lot, but they will be multi-family
private drive aisles, private in the sense of ownership. You know, the multi-family
development would own it. They will be at least 26 feet wide pavement minimum because
of fire. I will say looking at the concept plan I see quite a bit of -- I guess you could say
driveways of some sort in front of these garage areas, which I have actually not seen in
any of the multi-family developments that I have seen. It's always been right up to that
property line and you have no room between, which I have lived in places like that and --
but, you know, I have also lived in places a lot more dense than this. So, just a different
dynamic. It is livable. It -- I haven't seen -- to your point, Council Woman Perreault, the
-- some of those issues. I will admit I haven't spent a lot of time within a lot of multi-family
developments. The one that I did live in we were -- a miracle able to afford a home. It --
I didn't see that happen. I actually didn't see -- there was a lot of issues and they did not
have drive aisles in front of the garages. It was a pain to get a U-Haul near the garage to
put some stuff in it. But I -- I see your points. I see Mr. Holt's point regarding the density.
I see the Council's points. I see both sides very clearly. From a staff perspective I do
anticipate that Commission will deal with density in some regard if the DA mod is
approved, regardless. If the DA mod is denied this will sit and we will have to do this all
over again with someone else, whether that -- whatever that might be. I would just
recommend that if we go that route that there are specifics so that if Mr. Holt wants to
come back around or somebody else, that if it's going to require a commercial or if it's
going to require other things in order to get an approval from this Council that -- that we
delineate those very clearly, whether it -- you know, because we can't necessarily require
a rezone, but we can discuss, hey, we want commercial here, we want things like that,
which, then, in turn, would instigate a future rezone. So, I just want to be very clear on
that as we move forward to the deliberation.
Holt: Mr. Mayor, if I may? This came up in Ms. Freeman's comment on the no parking.
It -- I don't -- I think that's actually tied to the Bridgetower master plan, so I have no ability
to remove those signs or to permit on-street parking. So, I think just on the record that
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should be noted. To Mr. Dodson's comment, as we look to accommodate the aerial
apparatus access, yes, there are certain townhomes where all of a sudden we found an
ability to do an 18 or 20 foot driveway behind the unit that otherwise we wouldn't have
had. Part of that is trying to be responsive to individuals. You --we provide a lot of storage
opportunities in areas inside of our buildings, but if-- if a resident were to choose to utilize
that --their garage for storage, it's an extra attempt of additional parking stalls for visitors,
for individuals with more than one vehicle, without actually being a parking stall that's
counted. So, we really did try to take those things into consideration and I think that's the
hard part for me. Do I want this application denied? Absolutely not. We --we bought the
ground. We bought the ground back in the summer. Knowing or hearing some of the
comments from staff it was -- you are going to address a bunch of this stuff with the
Planning Commission anyway. So, I feel stuck. We are trying to show a plan. I think to
my point before, an eight to ten percent drop right now I know I can withstand. Something
greater than that I would have to go back and revisit probably the entirety of it. So, if that
answers your question more specifically. Thank you. Any other questions for me or --
Simison: Council, any questions?
Dodson: Mr. Mayor?
Simison: Yes, Joe.
Dodson: One last comment regarding the road. I -- in addition to the letter from the
previous landowner and the landowner to the north, I had a lengthy discussion with that
owner as well regarding the road and he anticipates fully cooperating should this get
approved. I just wanted to be super clear on that, that those conversations happened. It
wasn't just a --
Boston: Mr. Mayor?
Simison: Councilman Borton.
Borton: We have received information necessary to at least get the question going. I will
provide some -- some comments and thoughts. You know, the context Council Member
Bernt hit on it, I mean some helpful framework to know what is before us and what isn't.
You know, the property is already annexed, encumbered with the development agreement
that has this concept plan to it. So, yes, it's zoned R-15, but that concept plan back in '08
was tied to this and this development agreement for a particular purpose and it's mixed
use community, but still tied to what that intended and just, frankly, it's much different than
what's before us now. It's the reason that this DA modification is necessary. So, while
it's not an annexation, I look at it similar to that as if this was a request to annex R-15 with
this intended use and would it be in the best interest of the city to have this be included.
That mindset made of all of the information that we heard from the applicant and heard
from the public, concerns about density among other things, that I'm not convinced that
the concept plan from '08 is improved with this application. I believe the property,
awkward as it is, hasn't yet developed. We try to think of these decisions in long term
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generational type decisions. Still can feel convinced that the concept plan that was tied
to the R-15 annexation in '08 is most appropriate. Some of the elements that have been
addressed in this application, road being one of them, that principle my sense would be
incorporated into that future development. Some of these really clever solutions I think
would probably go into that future plat that's consistent with the existing concept plan.
So, for those reasons I think I'm not supportive of this application as presented and think
the existing concept plan should be given more time to see its day.
Hoaglun: Mr. Mayor?
Simison: Councilman Hoaglun.
Hoaglun: Question for Joe -- maybe it involves Bill, but to that point if Council were to
turn this application down and say, no, you have to stick with the existing DA, it's still R-
15, we know that, and according to one report, the one concept plan that is specific to this
property is an area of assisted living facilities -- or facility. Or medical offices. Could a
developer carve out a land section for that that makes it vacant for a number of years, as
it has already, and still put in units that meet the R-15 designation?
Dodson: Councilman Hoaglun, good question. I would say there is multiple -- multiple
ways to answer that. Would it be -- would it meet R-15? Yes, I think it would. Would it
not require a DA mod? I don't think so. I think it would still require a DA modification,
because the concept plan itself will not match or the plan would not match to this concept
plan. Again, we -- we, staff, we have discretion in that. We have some leeway in that,
but -- but I would have to say the only way, Bill, my supervisor and Caleb, Planning and
myself, would not require a DA mod on this site would be if something came in with a
similar enough site plan where you have these like four pack kind of units. If they did that,
single family, multi-family, I don't care, I -- I think that that would be close enough to the
concept plan to, then, just go straight forward to a CUP if it was multi-family and apply if
it was single. But either of those options would comply with R-15. Yes. I hope that
answered your question.
Hoaglun: It helps. Thank you.
Borton: Mr. Mayor?
Simison: Councilman Borton.
Borton: The brief historical context is, you know, in almost all cases, especially back then,
we wouldn't approve an annexation without a plat. Then the rare exception is the concept
plan was kind of the plat light, sort of not set in stone, but intentionally set, I guess, to
know exactly how the remainder of the properties would exactly develop. So, this
purposeful piece, I guess, into some of the structure of the concept plan, which I
appreciate your -- your hesitancy. It is a difficult question until you see it and I don't
know --
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Dodson: Right. Exactly. It-- any of these that require DA modification with concept plans
it gets murky pretty fast, just because of, you know, without being a lawyer, because I'm
-- yeah. I didn't -- I did not choose that route. It is -- yeah, it's just hard to say. I don't
know how far I want to go down that rabbit hole there. But it can be difficult to do that,
yes.
Strader: Mr. Mayor?
Simison: Council Woman Strader.
Strader: Yeah. I have been -- you know, I -- following up and reviewing the information
from the last meeting and I was really hoping to see a different concept plan that had less
density. That's really hard, because, you know, on the one hand you sort of -- the
applicant is saying, hey, this is all a different process, but that process doesn't come
before City Council; right? And I -- you know, so I struggle with that. I think if -- for me
the density is a huge concern in this -- in this area with the traffic concerns in McMillan. I
do think the roadway is an improvement. You know, I -- I could probably wrap my head
around something between 200 to 225 units would be a pretty significant reduction, but I
don't think the applicant has, you know, necessarily stated they are firmly in supportive of
that. Yeah. I -- I -- so, I'm trying to weigh the fact that it -- you know, it is zoned this way.
I'm not sure if someone came forward with the exact concept plan from the previous DA
if that is actually a huge improvement or not, if I'm just being really honest. So, I would
be in favor of possibly approving it if there was a reduction in density that we could agree
on, but if we couldn't, then, I would probably be in the camp of a denial today, hoping that
it could come back if they had some more time in the future with a different concept plan
that maybe addresses the density concern. I -- I just feel that that concern needs to be
addressed, that it's a high enough -- it's a big enough issue in this location that to not
address it is a mistake. I don't think it's in the interest of Meridian in the future to move
forward with up to 250 here.
Perreault: Mr. Mayor?
Simison: Council Woman Perreault.
Perreault: A quick question for Joe about a comment in the staff report. On page four it
says the following mixed-use policy should be met with the proposed plan and the second
bullet point says supportive and proportional public and -- and/or quasi-public spaces and
spaces not included, limited to parks, plazas, outdoor gathering spaces. Do you feel like
this concept plan meets that? I -- I'm -- I'm struggling with this being truly mixed use and
not just a residential development.
Dodson: Council Woman Perreault, I -- I do not anticipate that this site itself is mixed use
and meets all those policies. Absolutely not. Just like the last one that came through that
was recommended for denial by Commission didn't meet all of them and that was for the
60 acres to the north. When you have smaller sites and, quote, unquote, smaller -- you
know, 16 acres isn't that big when you try to fit in multiple land uses. Public, quasi-public
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spaces, I -- the revised concept plan, honestly, with that open space on the north end of
the -- the north side of the local road, I do think that would be a little bit more of that. I
don't know if they would hit five percent. That's a pretty big area. But I say that because
other discussions with the other property owner to the north is they are -- that buffer
between this potential site and, then, future residential or commercial on the north side of
the extension of the collector road, would be additional park space, because they were
-- they had discussed at the Commission hearing on that previous application about
where the existing line or the fence line is for the park and how much should actually be
there is not the same per the approvals and so instead of taking that park or -- or if they
did take some of that area of the park to add it some -- some back here and then -- then
you get some shared common area, even if there is some commercial there, which was
previously proposed, you have some shared quasi-public space between commercial
plazas and some open space. Really when I look at these I'm not anticipating that this
project does, but this project, in conjunction with the existing commercial, in conjunction
with what the commercial that's zoned, but not constructed on the south side and, then,
everything in this little bubble will meet those, yes. This project itself, no, and I -- I wouldn't
in good faith, you know, require that normally, to say, hey, on the 16 acre parcel you are
going to have commercial and office, you are going to have multi-family and you're going
to have single family. Really, the mixed use community in this area actually doesn't have
any residential in it technically right now. It's all commercial right now. But a lot of it's
undeveloped as well. So, they are --we don't have a minimum commercial, which I would
think is a bad thing in our mixed use standards, but we do have a minimum residential
and that is not met technically right now. So, this would be working towards that goal,
correct, to have those mixed uses within that. Like I said, lots of facets to all of this.
Hoaglun: Mr. Mayor?
Simison: Councilman Hoaglun.
Hoaglun: Joe, again, to follow up, then, to meet mixed use in the R-15, they -- someone
could propose a commercial building along McMillan and have that buffer McMillan and,
then, inside of that go with residential units, townhouses, apartment complexes and do a
layout however, you know, and some of the testimony we hear is the fact that, well, we
don't want anything over two stories and that sort of thing and someone can propose four
story commercial and it meets the mixed use. So, is that a correct view of that?
Dodson: Councilman Hoaglun, yes, that is one outcome that could occur. If a rezone
accompanied the DA mod, with the intention of doing, you know, bigger office buildings
along McMillan that is something that planning staff in a bubble would love. I would much
prefer that personally. But that's -- you know, I don't get to design these, so it doesn't
come out that way. But that was something that we had discussed with the applicant from
the beginning previous. I can't tell you how many people I have met with on this site
before it was sold. So, those are things that have come up, yes. A rezone occurred and
there was some commercial along McMillan, absolutely. Depending on the zoning would
probably be at least 40 feet as a maximum.
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Hoaglun: So, Mr. Mayor?
Simison: Councilman Hoaglun.
Hoaglun: I guess what -- what makes this so difficult and to address the residents and
people who testified, whatnot, is we could turn this down tonight, but what you get coming
later may be something even less desirable. That's -- that's the rub here. Yeah. I mean
you -- you could have -- someone decides with that Walmart -- and we know how that Ten
Mile and McMillan intersection is building up, my folks live kitty-corner from Walmart, back
there. They are backed up against a couple restaurants. It is not a good thing to have
behind your house is a restaurant. Delivery trucks and noise and whatnot. So, I -- that
-- that's -- that's kind of the tough part. We don't -- we don't know. We -- we -- if this gets
turned down what may come later -- they may not be so amenable to suggestions and
concept plans and different things like that. So, that -- that's what makes it difficult. We
dealt with one on Chinden Road where there is a hospital going in and there is homes in
the area and the amount of time we spent on that from they are ruining our sight lines,
the distances, the height of the building, the lighting, all that good stuff-- needless to say,
you know, it -- it-- it changes things. That property will change someday and it's just what
we are dealing with. It is zoned. It's got plans for it right now. This developer wants to
do something different, okay, it's -- it's before us tonight. But what those future plans are
if this doesn't go as they want, don't know what's going to happen. So, just -- just fair
warning I guess. Just one of those things and, then, we will have to deal with it at another
time. So, anyway --
Simison: Council, are we at a place where we are thinking to close the public hearing?
Borton: Mr. Mayor?
Simison: Councilman Borton.
Borton: Get the discussion going. Be more than happy to. But for now I will move to
close the public hearing on H-2021-0094.
Bernt: Second.
Simison: I have a motion and a second to close the public hearing. Is there any
discussion on the motion? If not, all in favor signify by saying aye. Opposed nay? The
ayes have it and the public hearing is closed.
MOTION CARRIED: ALLAYES.
Borton: Mr. Mayor?
Simison: Councilman Borton.
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Borton: I think it's been a good discussion. I think it provides historical context of how
we got here and what might come in the future. Councilman Hoaglun's comments are
spot on in that regard. You know, this is the one that you know -- we don't know if-- if this
is denied what the next application might come before us, whether the use is more
intense, greater mass, but I do believe that future application would, nonetheless, come
back to some council at a public hearing or a DA modification, perhaps a rezone, and that
Council with that public can vet it at that time. So, with the application that's before us for
the reasons that were stated on the record earlier at tonight's hearing, I'm going to make
a motion that we deny the DA modification request and application H-2021-0094.
Bernt: Second.
Simison: I have a motion and a second to deny the application. Is there discussion on
the motion? Clerk will call the roll.
Roll call: Borton, yea; Cavener, yea; Bernt, yea; Perreault, yea; Hoaglun, yea; Strader,
yea.
Simison: All ayes. Motion carries and the item is denied.
MOTION CARRIED: ALLAYES.
2. Public Hearing for 1160 W. Ustick Annexation (H-2021-0092) by The
Housing Company, Located at 1160 W. Ustick Rd., on the north side of
Ustick Rd. Between N. Linder Rd. and N. Venable Ave.
A. Request: Annexation and Zoning of 4.54 acres of land with a request
for the R-15 zoning district for the future purpose of constructing an
affordable housing, multi-family residential project.
Simison: With that we will move on to the next public hearing. Item No. 2, which is for
H-2021-0092. We will open this public hearing with staff comments.
Dodson: Thank you, Mr. Mayor. Give people just a couple minutes just to get out of the
room. Thank you. As noted, Item No. 2 tonight is for 1160 West Ustick annexation,
located -- go figure -- at 1160 West Ustick. The applications before you tonight are for
annexation and zoning. The site consists of 3.81 acres. Currently zoned RUT in the
county. It's on the north side of Ustick Road in between North Venable and Linder Road.
So, west of Venable. The future land use designations on the site are actually two as
mixed use community, as well as medium density residential. The annexation and zoning
before you tonight is actually for four and a half acres, which accounts for the right of way
that's required, because you go to center line when you annex properties. This is a
request for R-15 zoning district and it is for the purpose of constructing a future affordable
housing multi-family residential project by The Housing Company. As noted the project
site has two mixed future land use designations. The majority of the site is the mixed use
community, with a sliver of medium density residential. West Ustick abuts the site along
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its entire southern boundary and it is relatively an odd shape. It's approximately 390 feet
wide on its west boundary and only 90 feet on its east boundary. There are no public
streets abutting the site, except for -- well, obviously, Ustick, but other than that no local
public roads abutting the site, except for Northwest 11th Avenue in the northwest corner
of the site, which is -- only has about 11 feet of right-of-way touching it. The northeast
corner of the site -- I guess it's kind of hard to tell, but there is actually a property here.
That is zoned R-8 and was annexed and zoned with Woodburn Subdivision, but does not
take access through that site. It still takes access through this site through a private
easement. Between this parcel and the Woodburn Subdivision to the north and running
along its entire north boundary, except for that property to the east -- northeast is a
common lot owned and maintained by the Woodburn HOA. It contains an irrigation facility
of some kind. There is some dispute as to what it actually is containing, meaning the
legal documents that the applicant has discussed with me does not match what our GIS
labels it as, but it is some form of an irrigation facility. But it is -- the property is owned
and maintained by the Woodburn HOA. The majority of the adjacent parcels are single
family, with the exception of the C-C parcel to the east and shares about 90 feet of the
property boundary. This property, which is Settlers Square, recently received DA
modification approval to include some multi-family townhomes on the north half of their
site, while keeping commercial pads along Ustick. Cross-access was required of Settlers
Square and staff is requiring it to be reciprocated with this applicant and the applicant
agrees to that. In general the property is a relatively odd-shaped parcel with its own set
of challenges derived from previous planning decisions, meaning road placements, its
dimensions and its general location. The proposed use for the subject site is multi-family
residential. So, the future use and a future conditional use permit with -- within the
requested R-15 zoning district is required. That would be subject to the specific use
standards in 1143-27. However, the applicant is proposing this project with a couple
notable differences from traditional multi-family. First, the concept plan -- sorry. The
conceptual elevation shows six-plexes and eight-plexes, no more than two stories in
height, as opposed to three story walk up or other styles that we normally see. They are
accessed from one side, with the majority of the massing of the building facing interior to
the site. So, any neighbors would see more of a traditional sloped roof of a two story
home, to be honest. Again, not like a traditional three story walkup. Secondly, the
applicant proposes the multi-family project to be affordable housing in the form of deed
restricted rents for the entire site. Staff finds the specific use of affordable housing, no
matter the type, is a greatly needed use within the city and is, essentially, its own
residential use. Staff has worked with the city attorney's office to propose adequate DA
provisions to ensure the proposed use of affordable housing is maintained. As noted, the
subject site contains two future land use designations, mixed use community, medium
density residential. Staff, finds the proposed use to be in line with -- in alignment with
both future land use designations. Furthermore, future land use designations are not
always parcel specific and when -- when more than one exists -- sorry. Yeah. And when
one --when -- I can't speak tonight. In short, the city has allowed applicants to utilize one
or both of the designations for the project site when both exist or more than one. However,
in order for the proposed 52 affordable units to meet the gross density requirements it
has to be analyzed against the mixed use community designation, which allows density
at a gross rate of six to 15 units per acre. The subject mixed use community area is
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located around a mid mile collector and has minimal commercial uses currently
developed. Previous applications in the area have allowed a reduction in commercial
areas due to the viability of commercial being lower in these mid-mile locations as
previously discussed. However, staff anticipates most of the remaining unannexed land
to the east -- unannexed land to the east that is part of the mixed use community bubble
to allow for more commercial, because they directly abut Ustick, which helps minimize
that issue of not having visibility. In addition, as seen on the future land use map, the
area to the north of the subject parcel was specifically carved out of this mixed use
community area to allow for more traditional residential uses. This choice, coupled with
the existing stub street locations and large annexed out parcels adjacent to the site, has
created a site that cannot viably meet the fundamental goals and policies of other mixed-
use community parcels. Minimal opportunities exist for shared spaces with other mixed-
use community parcels, which is a big thing within the mixed-use community designation.
And even cross-access to the C-C parcel to the east is only attainable through that 90
feet of shared property boundary. Because of these constraints to the site and nearby
area, staff does not find it feasible for the applicant to meet all of the mixed-use policies
or to provide additional commercial and should, instead, be an affordable multi-family
development. Outside of the proposed use, the concept plan should also be analyzed
against the general Comprehensive Plan. The submitted concept plan depicts six six-
plex units and two eight-plex units. All two story in height and the eight-plex buildings are
only proposed along Ustick. So, again, helping with building massing and transition from
the existing single family. The site is shown with a looping drive aisle due to the odd
shape of the parcel and has parking on both sides, with the clubhouse and playground in
the center of the project. At least three of the homes closest to the subject site are two
story in height. The applicant is also -- sorry. Oh, boy. Oh, no. The applicant is also
showing open space adjacent to the single family home to the northeast, which takes
access via private drive. Along the west boundary the applicant is showing a 15 foot
buffer that will be adjacent to a future road extension, Northwest 11th Avenue. The
existing single family home on this adjacent property is located on the west side of this
lot, approximately a hundred feet from the shared property line. Therefore, staff finds the
applicant has provided appropriate building massing, open space locations, buffer widths
and appropriate transition of residential use and density to the adjacent existing
residential uses. There is one existing structure on the property that appears to just be a
large concrete structure and all structures on the site will be removed upon development.
In addition, there is an existing five foot wide detached sidewalk along Ustick Road that
will be protected and maintained during construction. Initial review of the conceptual
elevations depicts the buildings with varying roof profiles and materials, including stone
and fiber cement lap siding, board and batten, and different layouts. Access is proposed
to West Ustick via a new -- via new local road known as Copper Lane -- I think it's
supposed to be Cooper Lane, actually, because it lines up with the -- to the north. The
submitted plans show this new road to extend from Ustick and, then, terminate in the
north property boundary for a total length of approximately a hundred feet. Very short,
obviously, so it doesn't require turnaround forACHD. The reason why ACHD wants it as
a public road is because they anticipate it to connect through the site to the north to the
existing stub street on the north side of that property and potentially future connection to
the east likely not go. And to correct myself, it lines up with Blairmore on the south side
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of Ustick, which is why the public road is proposed here. Access to the multi-family
residential buildings are off of this new local street through a multi-family drive aisle. All
parking and access to the proposed units are off of this drive aisle, which is at least 25
feet wide. It only needs to be 25 -- and not 26 to 30, because they are only two story in
height and less than 30 feet, which is a fire requirement. As noted there is a small area
of right-of-way at the very northwest corner for Northwest 11th Avenue. Again, it's only
about 11 feet that abuts the site. A little less. That's here. Not where I would have put
the road, but that wasn't my project previously. It is anticipated that this road would be
extended wholly on the property to the west, except for this sliver of right-of-way. The
property to the west has an additional public street stub on their west boundary. Code
calls for cross-access between parcels, but because this proposed development already
has site constraints, staff does not find it necessary to require a stub from the west for
future connectivity, meaning that if a public road were to come through this site it would
vastly take away a lot of area and where you would put that it's not going to change where
we would probably end up wanting the road on the property to the west if that site ever
redevelops. If we were to bring Northwest 11th directly down the north boundary, that --
is that ever going to connect to the south -- would probably just still require Northwest
11th to head south and, then, head west to Tetherow Crossing. When we analyzed this,
it -- there wasn't a real benefit to this property, to this project and, then, you end up with
some kind of a real backage road -- a public backage road along Ustick, which isn't
necessary at this time. Further, staff does find if a connection were to be required it would
promote cross-access through the drive aisles meant to serve the future residents of this
site. It would create more of a thoroughfare, rather than a community feel within this
project. Commission and Council should determine if cross-access to the west is needed
in spite of these factors and staff's opinion or decision. A five foot wide detached sidewalk
is existing along Ustick as noted. The applicant is also proposing attached sidewalks and
other micropaths throughout the entire site. The proposed sidewalks and micropaths will
be analyzed against the UDC and other dimensional standards with a future CUP
application. In addition to the existing sidewalks and the proposed sidewalks, staff did
recommend an additional pathway along the north boundary. There is some discussion
on that. Just a five foot wide gravel pathway along the north to go and help connect some
of the sidewalk and/or open space that the Woodburn Subdivision has. Granted they
don't utilize it. It's just there. There is discussion at Commission regarding that I in no
way want to hinge this project off of that pathway, especially when the applicant and I
have discussed it with parks and they believe that the pathway as shown -- the sidewalks
shown in here would be adequate for transition and -- or, sorry, travel for residents to go
west to east -- east to west, including to the east to the commercial at Settlers Park that
would be there in the future. So, again, if Council determines that that DA provision
doesn't need to be there at all, staff understands. I do not want to have a project approved
or denied off of that when they have the existing proposed sidewalks within the site. At
the Commission hearing, again, that was one of the points that was discussed. They also
discussed whether the site will be managed 24 hours and if it will be an age restricted
development. It was my understanding from that discussion that it could be 24 hours, but
more than likely be on-call and, you know, part-time maintenance, part-time leasing. In
addition there is discussion that it would not be an age-restricted development. Also
discussion on staff's recommended additional gravel pathway, which I hope I also just
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clarified. How does staff envision Cooper Lane and Northwest 11th being extended in
the future, which I hope I addressed Northwest 11th, but feel free to ask clarifying
questions. Cooper would, again, head due north through the property to the northeast.
Lastly, there were some discussion on the parameters of the project that are more or less
important due to the proposed land use being for affordable housing in lieu of market rate
and to that point was more about my discussion of the mixed use community standards
and whether or not the cross-access, whether or not commercial would be something that
would be pushed for if it was market rate versus affordable. I -- I try -- I hope -- I think I
answered it better at Commission hearing than I probably will right now, but what's
proposed meets -- at least conceptually, because I haven't dove into the dimensions, but
meets the proposed use standards, meets the condition -- or meets the dimensional
standards for the proposed zoning district, as well as the mixed use community standards.
That discussion that I had was a lot more about if these were market rate would we -- do
we need more market rate apartments in lieu of a hundred commercial or in lieu of a few
single-family lots and, then, commercial versus what's before me now, which is affordable
housing, which is what we need in a lot of different ways. So, it was more of a give and
take more of -- I don't design these projects, again, but more of a -- this is what I'm
reviewing now and I don't find it necessary to make them meet a bunch of -- or all of the
mixed-use policies on three acres when 16 acres generally cannot meet and will not meet
all of the mixed use policies. Following that discussion and all these points the
Commission did recommend approval of the project with the request that the applicant
work with the Woodburn HOA to the north about that pathway. There was some
discussion on that that I know of that the HOA has met with the applicant, but there has
not been a decision made. But, again, I -- I will not push and say this should be denied if
we do not have a five foot gravel pathway. There was no written testimony as of about
3.00 this afternoon, but I did look -- there was one in support of the project and following
that I will stand for any questions.
Simison: Thank you, Joe. Council, any questions for staff? All right.
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: A question for Mr. Nary and you will have to forgive my -- my ignorance, but is
are affordable housing apartments assessed at the same rate or value as market rate
apartments? I mean I guess I'm not aware of if -- if it's affordable housing if it's assessed
at a different value.
Nary: Mr. Mayor, Members of the Council, are you talking about the county assessor or
the property value? I don't know, because normally they are really just assessing
buildings, not necessarily what building value is or what they go for if they fail. I know
they look at that. So, I know there is a factor in there, but I couldn't tell specifically that
that has a greater or lesser impact on the property value.
Perreault: Mr. Mayor?
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Simison: Council Woman Perreault.
Perreault: May I answer that question?
Simison: Sure.
Perreault: If there is a deed restriction, if the affordable housing is limited by --
Simison: Can you speak into the mic.
Perreault: If the affordable housing is limited by a legal deed restriction it will affect the
value of the buildings and their salability to the public and/or investors. If the units could
be converted back into market rate it's likely not going to affect the value of the structures.
Simison: Is the applicant here? Like to come forward? State your name and address for
the record and be recognized for 15 minutes.
Anderson: Good evening. My name is Erin Anderson. I'm with The Housing Company
and I live at 2238 North Astaire Way in Meridian. I would like to just start by answering
the property tax question if that's all right. So, you're correct. The value really would
depend on the restrictions and the short answer is that, yes, we pay property taxes and
there would be property taxes on this. It takes an income driven approach, so they would
look at how much income the property has to determine the value and, then, assess the
taxes, so -- but they are -- you know, there are significant taxes that we pay on every
affordable housing project. There is a state statute that does provide an exemption for
nonprofits, but it only applies -- it specifically says it does not apply to projects that utilize
the low income housing tax credit, which is the majority -- I would say it's 99 percent of
what we do. So, only one percent or less of the projects we do would qualify for the tax
exemption and most of the work that's done in the affordable housing industry right now
involves that tax credit that does not qualify for the exemption. Okay. So, moving into
the presentation here. For anyone that was at the Planning Commission meeting some
of this may be a repeat, but bear with me, because I know that Council Members may not
have been there and so I'm going to go over some of it again. We did finally give the
project a name, so it's not just 1160 West Ustick. We named it Woodrose Apartments. A
little bit of background about The Housing Company. We are a non-profit organized in
1990 with the mission to address the concern of inadequate supply of affordable, decent
rental housing within the state of Idaho and recently we have added Montana as well. We
play an active role in bringing affordable housing resources to areas of the state not being
adequately served. We form public-private partnerships and utilize creative housing
solutions to really figure out how to tackle the problem of affordable housing. We have
developed more than 800 units and two dozen affordable rental communities. We have
professional property management, as well as development and long-term -- term
ownership within our company. We are located in Boise. We are a local company and
we own our properties for the long term, taking pride in building an asset for the
community. We are able to put together complex financing in order to meet these
significant challenges. Our nearest developments are Moon Valley Apartments in Star,
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Nampa duplexes and Hazel Park in Caldwell and we currently have Canyon Terrace in
Nampa and Sunset Landing in Caldwell under construction. So, a question I often get is
what is affordable housing? What do we mean by that? There are a number of affordable
housing programs, but the most common one utilized today for new construction is the
IRS program Section 42, the housing tax credit, or also known as the low-income housing
tax credit. This isn't the same as what people think of as subsidized housing or Section
8. With this program a private investor, such as a bank or insurance company, as
examples, will become a partner in the project and provide equity to the project in return
for ten years worth of a federal tax credit. The residents must be income and program
eligible. The rent is based on a fixed rental fee. So, once they move in their rent doesn't
go up and down if their income changes. So, if their income increases they still have to
pay that rent when they -- that was established when they move in. It's really important
to keep in mind that the quality of a Section 42 affordable housing development is going
to be -- it should be indistinguishable from any other apartment building. We require
income verification, criminal background checks, credit checks, student status
verifications and household composition verification. Okay. So, there are two types of
Section 42 and I added something to the agenda here that wasn't in your packet. I
apologize for that, but I need to discuss that there is these two paths, because we have
recently discovered that, one, that we need to explore both paths. One of them is
considered a non-competitive tax credit. That's the four percent housing credit and the
-- the -- the situation with the non-competitive four percent credit is that that's the one that
we would prefer to use for this project, however, it's heavily reliant on additional gap
funding and in particular we were really counting on state American Rescue Plan Act
dollars to -- to go to fund part of that gap, which is currently under discussion at the state
legislative session and because of that we were really hoping we would have some
answers on that by now, but-- but it seems like it's going to take a lot longer than we were
hoping. So, we have to bring up this second path at this point in time, which is the nine
percent housing tax credit. The nine percent is the incredibly competitive process that
goes through IHFA every year-- essentially one-third of applications get funded and every
applicant is ranked according to a number of different scoring criteria and the reason I
wanted to bring this up is that one of those scoring criteria requires us to consider mixed
income, because points are associated with providing mixed income developments and
what it amounts to is if we end up having to go through the path of the nine percent credit,
we would likely need to have six out of the 52 units, which is 11 and a half percent, be not
income restricted. So, those would be -- they would not have a restriction on those six
out of the 52. The reason that the IHFA's qualified allocation plan has this provision is
because mixed income housing is seen as a way to facilitate or preserve economic
integration, create well-maintained and amenity-rich housing for low income individuals
and families and increase community acceptance of affordable housing, particularly in
higher income neighborhoods. So, that's the impetus for that and I wasn't -- I didn't intend
to -- like it wasn't intentional that I didn't bring it up sooner, it's just that I didn't really think
we were going to have to even consider this path, but I think it's important now as we are
getting a little bit further along to bring it up and, to be honest, having those six units at
slightly higher rents actually does not help the project cash flow by itself, because we
would actually prefer the equity that's associated with those being affordable housing
units actually generates more -- the equity dollars are greater than the rent dollars, so it's
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not really helping us to make them market units, aside from the fact that it's an all or
nothing proposition. All right. So, here is a few examples of some households that could
-- you know, just to give you an idea of income levels and rent levels. So, we have a
single person in customer service around 30,000 a year with a one bedroom at 741 dollars
a month. A single person with two kids at 38,000 with a two bedroom at 946. Three
person household at 45,000, with a rent of 1 ,089. And a four person household at 43,000,
with rent of 1,089. Those rents include trash and water and sewer. These are some
photos of other developments we have done. This one is in McCall. It's called The
Springs. This is Moon Valley in Star, which is the most similar to what we are proposing
here. The elevations that were in your packet are derived from Moon Valley in Star. And
that brings us to our site plan. I think Mr. Dodson did a very thorough job of describing a
lot of the overall planning issues. The only other thing we added -- this is also an updated
site plan that I just received today, but it shows in the southeast corner a -- so we are
working through irrigation related to retention. So, we are showing an irrigation retention
pond on the southeast corner there. Other than that it's the same as what he presented.
You know, we really -- we really did our best to work through some of the circulation and
connectivity concepts to make sure that this -- this is an in-fill site and it really -- really
wanted to emphasize and enrich the advantages of an in-fill site, which is that it's in a
walkable community and, then, regarding the condition on the path on the north side, so
I just want to clarify that we did approach the HOA for Woodburn and I didn't meet with
the HOA, I -- rather I had a phone conversation with the professional management
company that the HOA hires. In the phone conversation she told me that their board is
very active and I should send her the materials, which I did, but I have not actually heard
-- I have not received a response back from them yet. So, that's something I -- I'm still
working on. But we would like to request that you consider removing the condition for the
additional path along the north boundary for the following reasons. The first one is the
likelihood that the Woodburn Subdivision HOA is going to agree to us putting it on their
property seems very low to me. I think it's a great idea. I just --just realistically I -- I don't
see them wanting to have to deal with it right now. It's -- it's going to bring up who is
going to maintain it, how is it going to be paid for and we would have to get an easement
from not only the HOA to the north, but also the single family residents to the west. If it's
on our property it's too close to our buildings. We -- Keith, our architect, who is here with
me today, created this section to illustrate how close it is. It's about seven feet away from
our building and right now we are showing landscaping. That's why there is a tree right
in the middle of where the path would have to be and, then, the little box that's sticking
up is the air conditioning unit and the only other place we can put the air conditioners
would be in the front of the buildings. Right now they are in the back. The other option
that was brought up was could we move the buildings further south to make room for the
path, but that would mean that we would have to eliminate having a fence along Ustick.
Right now we have a fence around the entire property for privacy, including along Ustick
and if we -- if we do this we wouldn't be able to have a fence along Ustick, because there
wouldn't be adequate setbacks to meet the requirements for having a fence there. We
also have concerns about the feasibility of maintaining a gravel path so that it looks good.
In order to do it right it really feels like it would need to be paved with concrete or asphalt,
which would be very expensive. This is about 4,000 square feet of pavement if it's five
feet wide. Here are some photos we took. We did some drone photos to show you the
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area. So, this -- this section you can kind of see a little drainage swale and, frankly, our
-- our -- our civil engineer is still digging into it, but right now we are under the impression
that it's actually a drainage ditch more than anything else. We are not able to find any
tiling inside of there and we think it was just historically a drainage ditch. I did -- I tried to
zoom in. Here is another angle and there isn't much more of my presentation. I'm
probably getting close on time. Here is another angle, but I tried to zoom in and here is
up close of the connection point to Woodburn. You can see how shallow that ditch is. It's
basically nonexistent and I tried to zoom in here a little bit, too, to show -- if you can tell
-- I will just tell you it -- it's very shallow, basically, throughout. There is not a lot of water
that's going to be contained with the existing ditch and -- and we can't seem to locate any
tiles so far within it. So, I -- I don't really see it being like a water feature, because it
doesn't really seem to be serving that -- that purpose right now and it's just not a super
attractive area so far, which, you know, if we connect our -- our sidewalks on our site plan
to this area we would certainly improve it with -- with additional landscaping to make this
look a little nicer. But I just wanted to give you a flavor of what it looks like right now and
that it's -- it's not a -- it's not a deep canal, really. It's not much to really look at at all, to
be honest. Am I out of time?
Simison: You are.
Anderson: Okay. This is just the timeline and probably not important for us to go over it
right now, but a lot of it's dependent on getting through our CUP and funding applications
and I will wrap it up, since I'm over time. Thank you.
Simison: Thank you. Council, any questions for the applicant?
Hoaglun: Mr. Mayor?
Simison: Councilman Hoaglun.
Hoaglun: Ms. Anderson, in light of your timeline, any idea on that -- you know, when you
talk about the four percent funding versus nine percent, any -- any guess as to what the
state is going to do -- what their time frame is that they are going to -- or is it completely
just not known at this time?
Anderson: Well, hopefully -- hopefully we will have an idea before the end of the
legislative session. So, probably by the end -- by March. So, right now we just don't have
the answers, but we should know by the end of March what direction they are going,
unless they extend it into like -- you know, they add additional time onto the session to
discuss it. Hopefully that doesn't happen.
Perreault: Mr. Mayor?
Simison: Council Woman Perreault.
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Perreault: I have a few questions for you. Specific to the four percent versus the nine
percent --
Anderson: Yeah.
Perreault: -- the four percent that's related to ARPA funds, that's going to be used not as
a subsidy, but as a tax credit for the builder; is that right? For your company? Is -- is that
not going to expire at some point as ARPA funds?
Anderson: The ARPA funds expire? Is that what you are asking about? When the ARPA
funds expire?
Perreault: Yes. Versus when -- if you were to go with the other option of the nine percent,
is that something that has to be reapplied for on a regular basis or is that a permanent --
Anderson: You have about two years from the time that you are allocated to complete
construction.
Perreault: Okay.
Anderson: Yeah.
Perreault: Okay. So, first of all, thank you very much for considering bringing affordable
housing to Meridian. We have had a lot of discussions -- I actually got a call from a local
journalist last week asking if I knew of any affordable projects that were coming into
Meridian and wanting to understand more about affordable housing, which I appreciate
our media community having that conversation. So, my question for you is if neither
applications are approved and we annex this property into the City of Meridian, what
happens?
Anderson: Well, the way that the -- the recommendations that were put forth include a
deed restriction in the development agreement. So, as currently outlined in your-- in your
information there there would be a requirement to have affordability provisions on the
property, even if -- even if for some reason we are unsuccessful, that's how it's set up for
your consideration, you know, which, honestly, is pretty unique in my experience in 17
years. I haven't at a zoning and annexation stage encountered that, but that's -- that's
been the recommendation. So, you know, our -- the reason we look at a Plan A and a
Plan B is because we are very persistent in seeing things through. It's -- for us it's not a
matter of if but when and -- and the -- the capital stack might change depending on what
happens with things that are out of our control, but we know we have a couple different
ways we can look at it. We know that it's going to be affordable housing, whether there
are six units or, you know, six units of -- of non-restricted housing or not I don't think that
is enough to detract from the goal of creating a significant amount of affordable housing
within this development and either scenario would create something that is in such high
demand for what is needed here.
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Perreault: Mr. Mayor?
Simison: Council Woman Perreault.
Perreault: Is the deed restriction requirement that you need to have in place for what you
do or is that something our staff recommended?
Anderson: We do -- well, we -- we already do and that's -- that's something that's part of
the tax credit program that it's required that we record deed restriction, you know. So,
that gets recorded regardless of whether there is a deed restriction in the development
agreement. Yeah. So, it's kind of just a double -- doubling up.
Cavener: Mr. Mayor?
Simison: Councilman Cavener.
Cavener: In one of your slides you identified a four-- or essentially tenants in kind of one
bedroom, two bedroom, three bedroom or four -- the -- the projected rents that were at
the bottom is that what you are targeting, then, for this facility?
Anderson: Yeah. Those are the targets that I'm working with right now and I think, you
know, every year in April is when HUD establishes the new -- or they collect all the data
for the new income limits. Income limits lag behind about one to two years from actual
information. So, they are going to tend to be lower than what -- what the actual incomes
are, but, anyway, yes, that's -- that's what we are targeting. I haven't provided a full -- like
full rent matrix with every unit detailed yet, mostly because there are a few of these things,
you know, still being worked out. We still have to do a formal market study. We still need
to really drill into the specifics on -- on exactly what -- you know, what it's going to look
like. But those are -- those are generally a reflection of what I have currently in my pro
forma.
Borton: Mr. Mayor?
Simison: Councilman Borton.
Borton: To follow up on Council Woman Perreault's question. In this scenario it might be
really unlikely, but if a project like this is annexed, the application goes forward and if the
application is denied the project wouldn't get built. That would be a fair assumption. The
application is prerequisite, really, to make it all pencil in light of the rent restrictions.
Anderson: Yeah. So, if that development agreement gets recorded and you -- you know
-- and somebody is going to have a hard time making things work if they don't -- if they
are not an affordable housing developer, so that is something that we -- our current
contract with our -- with the current landowner, unless we negotiate something else, says
that we need to purchase the property by June 1 st and we would at that point, you know,
be purchasing the property and would own it. We currently do not, though. So, we
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wouldn't--we wouldn't want to record that document tomorrow, if you will, until we actually
purchase the property, because the current landowner would -- you know, they wouldn't
want us to buy it before it's recorded.
Borton: Mr. Mayor?
Simison: Councilman Borton.
Borton: The reason for the question of -- if that funding application, which is necessary
to make it pencil and become affordable housing, the project wouldn't otherwise get built
most likely absent receiving that funding from the tax credit.
Anderson: Either -- yeah. Either one of those tax credit scenarios. Correct.
Borton: If-- if a project like this -- I don't know if it's ever happened before, but if something
were to go down that path, the funding application, if that was denied, does your entity,
then, if it owns entitled property to build X, but it doesn't have the funding to build it in a
manner that allows it to be rent restricted, does it, then, spin that off and sell it in the
private market and allow some third-party developer to try and construct it without rent
control?
Anderson: To my knowledge we haven't done that yet. I know I personally haven't done
that yet. I have only been with The Housing Company for a year and a half.
Borton: Okay.
Anderson: The Housing Company's been around 30 years and I have been doing this for
17 years and I have never sold property back onto the market. So, it definitely would not
be a common practice, you know, but this is -- this is one of those things that I guess why
the DA provision is in there is to prevent that in the very -- like from our perspective it
would be very unusual. Like I said, I have literally never done it.
Borton: Thank you.
Anderson: Yeah.
Perreault: Mr. Mayor?
Simison: Council Woman Perreault.
Perreault: Follow up on -- on that question. Have you not had to resell property because
you are always getting your requests approved -- your applications approved or have you
not had to resell it because your company just holds on to it and continues to reapply until
you do?
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Anderson: Typically it's been that we don't buy the property until we know we have got
the funding applications approved. That's the norm. Because of how aggressive the
market is right now we have to do things differently. We wouldn't normally be buying
things so far in advance. So, it is -- it is different times. You know, we can't -- we can't
always do what we did before, which is to expect a seller to wait as long as we need to to
get these applications done. So, it's usually been that we are confident that we can buy
a property, because we have already got the funding secured and that's not always the
case these days, just in --just in the last couple years.
Simison: Council, any additional questions for the applicant?
Anderson: Okay.
Simison: Thank you very much. Mr. Clerk, do we have anybody signed up to provide
public testimony?
Johnson: Mr. Mayor, nobody has signed up.
Simison: This is a public hearing. Is there anybody either in the audience or online that
would like to provide testimony on this item at this time? Sir, if you would like to come
forward. State your name and address for the record and you will be recognized for three
minutes.
Pugmire: Thank you, Mr. Mayor, Members of the Council. My name is Eric Pugmire.
live at 869 West Woodpine in the Woodburn Subdivision. I generally am in favor of this
development with a couple of things that I just wanted to mention to this group if you're
thinking about approving it. One is what she said is correct, the Woodburn HOA-- I know
the members pretty well. They are probably not going to be really interested in sharing a
green space or maintaining it and helping pay for that anymore than they would want to
help us pay to maintain our open spaces in our neighborhood. So, the path along the
north side of the subdivision -- or the development I would say is really not necessary if
-- if there is a fence going up around this development and I would encourage that as part
of the development. In general I am appreciative of what The Housing Company is trying
to do. I work in the building materials industry and was directly involved with supplying
material to the Moon Valley project. That turned out to be a pretty nice project despite all
of the -- of the negative, if you will, publicity that preceded it and so generally I'm in favor
of that. I would just ask that you consider the -- the homeowners in the area around it.
We would love to maybe have a further dialogue with the actual HOA board members,
but I'm guessing you are going to find that they would prefer to see a fence around the
development rather than a path. And so with that I don't have anymore time. I just wanted
to share that with you. Thank you.
Simison: Thank you. Council, any questions? Thank you. Is there anybody else either
online or in the room that would like to provide testing on this item? I can't tell if that's a
-- our admin online or -- we only have one person who is on Zoom. If you would like to
provide testimony if you can use the raise your hand feature. Seeing nobody, would the
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applicant like to make any final comments? The applicant -- no -- no more comments?
Okay. Then, Council, I will turn this over to you for any questions, comments, or direction.
Perreault: Mr. Mayor?
Simison: Council Woman Perreault.
Perreault: I have a question for -- for Joe. Just two things I wanted to clarify. One, the
-- that common lot that has the ditch that is owned by the Woodburn Homeowners
Association and managed by them?
Dodson: Yes, ma'am. Part of the easement I believe is on both properties, but itself is
owned by the HOA.
Perreault: And so that northern pathway would utilize the easement and be on that
property or on the subject property?
Dodson: Subject property.
Perreault: And one more question for Joe. So, I had sent Joe an e-mail earlier and -- in
which he responded and can you go over that with -- so, my question was the -- the
property to the -- immediately to the west is about a little over an acre and a half and it's
sandwiched between this and another development that was recently approved last year
and I have a lot of concerns that that will create -- cause that parcel to be -- will devalue
that parcel from future development and if you could go through your thoughts on that for
me. You know, I don't know what to say, because the owner, obviously, hasn't sent in a
letter or come to the hearing, but I just want to make sure that we are having that
conversation.
Dodson: Yes, ma'am. The property to the west, again, is a little over an acre and a half
with the anticipation of Northwest 11 th coming straight south and basically -- right of way
would be abutting the entire east boundary. It's 47 feet of right of way. That's typical for
a local road, as well as the east-west street, which I don't know the name of it from
Tetherow Crossing, again, 47 feet right of way. You can see the preliminary lines on our
maps for that -- for that property. You are probably going to get at least three lots on the
south side of that road adjacent to Ustick if they match the same lot size as in Tetherow
and, then, you could match at least six lots on the west boundary on the west side of the
road that's on the east boundary of the site. I should have drawn this, but I'm not an artist.
But the -- you will probably get nine lots, give or take, in this one and a half acres, which
would be perfectly fine within the existing R-8 zoning district and the future language
designation of medium density residential. They could get more if they reduced the lot
sizes and -- -- and/or did a common drive or two. So, the number of lots could definitely
increase. So, I don't-- you know, I'm not an economist, so I don't do valuation of property
at all, but I do not anticipate that it would become less valuable on a more -- not planning
side. There is an existing cell tower on the site and it's my understanding that usually
when homeowners have that sitting on their lot they don't redevelop, because they are
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getting to cash a nice check as is untouched with no city parameters outside of what they
have. So, there is not a lot of anticipation that that will be redeveloped in the near future
and if they do I do think that there is ample opportunity for that L-shape -- backwards L of
a road being extended to the site and still having required frontage, required building size
or building lot size, as well as the landscape buffer.
Perreault: Mr. Mayor?
Simison: Council Woman Perreault.
Perreault: So, what -- what would the requirement be if this property were not -- if this
property were not requiring cross-access, would that -- the size of that also prevent them
from requiring cross-access to either properties east or west or would they have to have
a road that runs in between 11th Avenue and the Tetherow -- Tetherow Crossing? Is it
like going to cut that property up because they have to have that cross-access?
Dodson: It would, I guess, essentially, cut off the little small piece along Ustick from the
rest, theoretically, yes, because, you know, you have to deed these over via plat, but no
more typical than what Tetherow did if they happened to have a lot line somewhere near
their east boundary. It would have been -- it's almost going to be a mirror image of that,
which that would be the most efficient use of their space, but even if this site -- if we
require cross-access through this site what I'm envisioning be the road layout through the
site on the west -- I think it's going to be the same. I don't -- and we would work -- they
have to extend 11th based upon what my discussions with ACHD were is they do want
that extended and, then, they have the stub street from Tetherow, which they are also
going to want to extend it. So, there is not going to be a way to get around that for that
property owner regardless. If we required 11th to come down into this property it would
probably kill the affordable component of the project and it would more than likely be split
down the property line, which only nets that property, you know, 25 feet, give or take, and
that's not really -- that's not going to get them more lots in order to get them more in their
pro forma. That's not -- that's for sure. Now, again, with the other layouts that could
happen within the site, you could bring 11th and bring it down to Cooper and a lot of weird
things can happen. I don't think that would be an efficient use of that. I don't think ACHD
would want that either, but I think what's proposed makes sense. The only caveat would
be you could -- Council could require, with the future CUP, that this applicant shows a
driveway connection to the west boundary for a future connection to 11 th, but I -- my only
issue with that is if there would be cut-through traffic, people not wanting to get to Ustick
through their portion of it, through Tetherow, they would want to go east and maybe to
Settlers Square through there and the commercial there and I -- I just don't -- when you
have the backing up of drive aisles through there and, then, you have the ability to cut
through, you know, I just don't think that's good planning practice for safety purposes.
Usually apartment complexes -- you're going to want -- want the traffic to be somewhat
self-contained until they get to the main roads. I don't want to make their drive aisle one
of those thoroughfares.
Perreault: Mr. Mayor, one more question.
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Simison: Council Woman Perreault.
Perreault: Can you share with us the -- the deed restriction that -- that you have
suggested in the DA and -- and how that -- what the benefit would be of having that, if it's
necessary or if it was just a suggestion? And, you know, I understand the city -- I guess
I don't understand the city completely needing to regulate that, like why -- why we would
need to have that as a condition. And, then, also if you could comment on -- if they don't
own it until sometime in June and we were to approve an annexation today, I mean can
we delay that long in -- in signing and -- and recording a DA agreement that far after an
annexation approval?
Dodson: Yes, ma'am. Yeah. We have -- Mr. Nary and I have had these conversations
and also with --with the applicant. There is --to the second point, yes, we will not approve
-- or we shouldn't. I think we have in the past, but that was a mistake. We will not approve
the annexation ordinance and the zoning ordinance until the development agreement is
returned and signed to us and they have six months from the approval of the findings of
this to get that back to us, unless they do a development agreement modification, which
is, then, a de facto time extension of that. So, they do have time and that six month
window is there, which, you know, again, puts us in July'ish -- I can't do math. August to
-- to get us -- to hopefully get their funding and get everything set up and that would also
give them the out from now until June in case it doesn't work, then, they can bail out and
no harm, no foul. In regards to why I put it in there is specifically because -- kind of like I
talked about with meeting mixed use or not. Do we want more market rate apartments
or do we want affordable housing? Do we want market rate in commercial or do we want
affordable? I think affordable housing trumps both of those in the context of the comp
plan and the city's needs, especially when you talk about in the best interest of the city,
which is a question that is incredibly subjective, in my opinion, whether it meets things in
code or not. It -- it came down to that and needing to say, hey, we need a DA provision,
not just what they are telling us is going to be deed restricted, but saying that we need
something in the DA saying that, yeah, this site plan, this proposal, this number of units
we want to be affordable. If that doesn't happen do I want this site plan, this number of
units, this layout to be market rate and the answer probably no. So, would there be other
things anticipated with that? Yes. Therefore, we are going to put a DA provision in there
and that's just, as we all know, typical of annexation. That's the only chance we are going
to get. So, if we are looking to ensure that it's affordable now is the time to do it. I did
revise that language from the original staff report and, then, I think even at the
Commission and, then, after that to show that -- well, some of the discussions that we
have had with the applicant, some of the discussions we have had internally about what
that language should be like as we gain more knowledge of their funding and what they
are required to do. So, hopefully, that's been a little cleared up and gives them a little bit
more of an open pathway with what they have got to do and how they can operate this in
the future.
Nary: Mr. Mayor?
Simison: Mr. Nary.
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Nary: So, Mr. Mayor, Members of the Council, I can add on to what Joe said. The idea
of the DA provision was my suggestion in our meeting with Ms. Anderson and she did
raise the fact that that was an unusual request and that they hadn't seen. It isn't -- it isn't
a concern to the city -- or at least to my department or planning that they will build
something else. That's not who they are. I mean that's just not their business model. But
as you know in these DA's, as Joe said, the business model is really what's going to drive
it. It's really difficult for us in the DA to catch a lot of these things on the front end. It's
usually-- and after the fact we will get a complaint, someone says this isn't affordable like
it says, I thought it was supposed to be, we are going to investigate. The -- the -- the
benefit of this type of project is that we don't have to do that if the housing company or a
like company owns it, because other people regulate that, other people are -- are verifying
that it meets those standards of affordable housing. So, that helps us on the
administrative side. But when we had this--the meeting and discussion with The Housing
Company, again, we discussed that the city would like to see some level of assurance --
a deed restriction can be changed without our input. A DA provision can't. So, again, it's
something that provides some level of assurance -- again, I don't -- I have no doubt that
they will build what they said or at least attempt to build what they said. The built-in
timelines that they have could meet their business where they have six months, there is
an ability to get an extension, there is an ability to get some time. The DA -- again, as
long as they can move forward where it isn't annexed until the DA is signed and the DA
won't be signed until they actually own the property and at least at the time of the meeting
we had in December that was a timeline that could work and so that's why we landed on
that direction of this and I'm fine with -- I'm good with Joe's language. I think -- I think it
still meets our intent. Again, we want to provide a level of assurance, because as Joe
stated, if this was something different this may not be the ideal project if this was simply
a market rate apartment complex. It may not meet the standards we have held to others.
This one we felt it was okay to adjust slightly, because we felt the --what's necessary and
needed is the type of -- of living units, not necessarily a lot of the other types of mixed
use. So, that was the reason for it.
Hoaglun: Mr. Mayor?
Strader: Mr. Mayor?
Simison: Councilman Hoaglun.
Hoaglun: Mr. Mayor, real quick. Bill, is the language structured such -- she went over the
nine percent and four percent that allows six units to be market rate in this situation --with
that language?
Nary: Yeah. I will have to double check, because I don't -- I haven't looked at it since --
since that issue, but I think -- I think it's okay. Again, I think -- again, the ideal part is
someone else is regulating that, too. Not just us. So, that -- that's going to be helpful.
Simison: Council Woman Strader.
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Strader: Yeah. I mean I --just to comment. I have been dead set against annexations,
but, darn it, if we haven't found one that I like. I -- I don't want to lay all of the many
problems that we are having with growth and growing pains at the feet of the affordable
housing folks that have a huge hill to climb in their funding and all of their challenges. I
think for this one I am supportive because of the deed restriction and the DA restriction.
If it was market rate housing I don't think I would have any interest in this location and,
then, I guess my other comment would be I think it's warranted to accept very small
properties from the bigger, you know, kind of food fight on data with West Ada School
District. This is a very small in-fill development and previously when we have paused
things to work things out with other issues we have exempted small parcels of this size.
So, I think it serves an important purpose in the community of providing affordable housing
that we really need and I just hope that everything comes together and they can get it
done.
Dodson: Mr. Mayor?
Simison: Yes, Joe.
Dodson: Thank you. You sound so happy to say that. The DA provision that's existing
does not account for potential market rate apartments -- market rate units, just because I
didn't get that information until recently. So, I didn't include that in a potential language
change. If the Council -- you know, it sounds like we might need that provision I can --
we can wordsmith that. Bill and I will be able to add that. But if any -- if you move to
approve it make sure in your motion just add that you want staff to work with Legal to get
that provision buttoned up for that -- to include that additional component of potential up
to six units I would say per the applicant of market rate units.
Bernt: Mr. Mayor?
Simison: Councilman Bernt.
Bernt: Before we move on I just had a quick question about the fence, Joe. The -- the
-- Mr. Pugmire mentioned something in -- regarding the fence instead of having a shared
-- you know, whatever -- you know, open space area. Would the staff be agreeable to
what Mr. Pugmire recommended?
Dodson: Councilman Bernt, sure. Yeah. Absolutely. The -- if they did a pathway we
wouldn't want the fence,just because we would want that area to be shared and traversed
universally there. But if-- again, I'm not going to hang this whole project off of a five foot
wide pathway. I -- if residents want that and the applicant currently wants just the fence
and some more of that privacy instead of the gravel or whatever pathway, I'm perfectly
fine with that.
Bernt: Mr. Mayor?
Simison: Councilman Bernt.
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Bernt: I would just have whoever makes the motion maybe include that in the motion as
well. Thank you.
Hoaglun: Yeah, Mr. Mayor, to that point --
Simison: Councilman Hoaglun.
Hoaglun: -- noting that -- noting that parks and rec, you know, said the interim sidewalks
are adequate, that doesn't seem like to be any need for that gravel pathway, so -- Mr.
Mayor?
Simison: Councilman Hoaglun.
Hoaglun: I would move that we close the public hearing on H-2021-0092.
Strader: Second.
Simison: I have a motion and a second to close the public hearing. Is there any
discussion on the motion? If not, all in favor saying that by saying aye. Opposed nay?
The ayes have it.
MOTION CARRIED: ALLAYES.
Hoaglun: Mr. Mayor?
Simison: Councilman Hoaglun.
Hoaglun: It's not often we get to talk about affordable housing -- workforce housing and
that's kind of exciting, so it's not like the old days when it was government housing, this
is a win-win where government provides some tax credits for private industry to come in
and build a quality product and maintain that asset for long term and -- and in the process
it helps people who are out there working and -- and just need something that's more
affordable, especially in the market that we see right now and also with a -- with a piece
of property that is very difficult to work with. The shape of this thing makes it tough and I
applaud the work that you guys put into that to -- to make it work and Planning staff and
Legal and trying to find ways to make it all come together, so much appreciated. So, Mr.
Mayor, I would move, after considering all staff applicant public testimony, to approve H-
2021-0092 as presented in the staff report for the hearing date of February 1, 2022, and
with the removal of the condition that the path -- gravel pathway be put in the -- along the
north boundary -- boundary, that it be removed, and also that the applicant can work with
Legal to create language in the DA to allow up to six units if necessary for the work credits
that they are seeking.
Perreault: Second.
Hoaglun: I have a motion and a second. Is there a discussion on the motion?
Page 59
Meridian City Council
Item#2. February 1,2022
Page 41 —44
Bernt: Mr. Mayor?
Simison: Councilman Bernt.
Bernt: No, I -- I will be in favor of this -- sorry. Can you hear me now? Thanks, Deano.
Appreciate the heads up. I actually -- it's not often when we have these discussions. In
fact, it's probably the first time that we have had this discussion since I have been on
Council and that's been five years and so I applaud The Housing Company, a private
entity, to come in and provide affordable housing -- real affordable housing for those who
stand in need, workforce folks, those who are struggling, we certainly have that in our
community. A lot of times, you know, for this to pencil out and for this to work they need
help from municipalities and in -- in this case this is going to be handled and -- and funded,
you know, through The Housing Company and in -- and what they are going to do and
the funds that they will receive from -- from other government entities, et cetera, and so I
just wanted to say thank you and this project, in my opinion, is much needed in our -- in
our city.
Simison: Are there any other comments? One thing I would add is I -- I do hope that the
state legislature takes serious action related to this topic. I know the governor's put
forward something that they are considering as a body and, hopefully, they will move
forward so people know what the -- what's available here in the state of Idaho.
Bernt: Yeah. Great.
Simison: With that Clerk will call the roll.
Roll call: Borton, yea; Cavener, yea; Bernt, yea; Perreault, yea; Hoaglun, yea; Strader,
yea.
Simison: All ayes. Motion carries. The item is agreed to.
MOTION CARRIED: ALLAYES.
ORDINANCES [Action Item]
3. Ordinance No. 22-1965: An Ordinance (Pera Place Subdivision — H-
2021-0056 And H-2021-0091) for Annexation of a Parcel of Land
Situated in the Southwest Quarter of Section 27, Township 4 North,
Range 1 West, Ada County, Idaho, Including Lots 2 and 3, Block 2 of
Black Cat Estates Subdivision No. 2 (Instrument #870382, Records of
Ada County Idaho), and Being More Particularly Described in
Attachment "A" and Annexing Certain Lands and Territory, Situated in
Ada County, Idaho, and Adjacent and Contiguous to the Corporate
Limits of the City of Meridian as Requested by the City of Meridian;
Establishing and Determining the Land Use Zoning Classification of
10.01 Acres of Land from RUT to R-8 (Medium Density Residential)
Page 60
Meridian City Council
Item#2. February 1,2022
Page 42 of 44
Zoning District in the Meridian City Code; Providing that Copies of this
Ordinance shall be Filed with the Ada County Assessor, the Ada
County Recorder, and the Idaho State Tax Commission, as Required
by Law; and Providing for a Summary of the Ordinance; and Providing
for a Waiver of the Reading Rules; and Providing an Effective Date
Simison: Okay. With that we will move on to our last bit of business this evening on the
ordinances. Item No. 3 is Ordinance No. 22-1965. Ask the Clerk to read this ordinance
by title.
Johnson: Thank you, Mr. Mayor. It's an ordinance related to Pera Place Subdivision, H-
2021-0056 and H-2021-0091, for annexation of a parcel of land situated in the southwest
quarter of Section 27, Township 4 North, Range 1 West, Ada county, Idaho, including Lots
2 and 3, Block 2 of Black Cat Estates Subdivision No. 2 (Instrument #870382, records of
Ada county, Idaho), and being more particularly described in Attachment"A" and annexing
certain lands and territory, situated in Ada county, Idaho, and adjacent and contiguous to
the corporate limits of the City of Meridian as requested by the City of Meridian;
establishing and determining the land use zoning classification of 10.01 acres of land
from RUT to R-8 (Medium Density Residential) zoning district in the Meridian City Code;
providing that copies of this ordinance shall be filed with the Ada County Assessor, the
Ada County Recorder, and the Idaho State Tax Commission, as required by law; and
providing for a summary of the ordinance; and providing for a waiver of the reading rules;
and providing an effective date.
Simison: Thank you. Council, you have heard this ordinance read by title. Was there
anybody here that would like it read it in entirety? If not, do I have a motion?
Perreault: Mr. Mayor?
Simison: Council Woman Perreault.
Perreault: I move that we approve Ordinance No. 22-1965 with suspension of rules.
Bernt: Second.
Simison: I have a motion and a second to approve Ordinance No. 22-1965 under
suspension of the rules. Is there any discussion on the motion? If not, all in favor signify
by saying aye. Opposed nay? The ayes have it and the ordinance is agreed to.
MOTION CARRIED: ALLAYES.
4. Ordinance No. 22-1966: An Ordinance (Pera Place Subdivision - H-
2021-0056 & H-2021-0091 Rezone) for Rezone of a Parcel of Land
Situated in the North Half of the Southwest Quarter of Section 27,
Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho;
Establishing and Determining the Land Use Zoning Classification of
Page 61
Meridian City Council
Item#2. February 1,2022
Page 43 of 44
6.99 Acres of Land from R-4 (Medium Low Density Residential) Zoning
District to R-8 (Medium Density Residential) Zoning District in the
Meridian City Code; Providing that Copies of this Ordinance shall be
Filed with the Ada County Assessor, the Ada County Recorder, and the
Idaho State Tax Commission, as Required by Law; and Providing for a
Summary of the Ordinance; and Providing for a Waiver of the Reading
Rules; and Providing an Effective Date
Simison: Next item up is Ordinance No. 22-1966. Ask the Clerk to read this ordinance
by title.
Johnson: Thank you, Mr. Mayor. It's an ordinance also related to Pera Place Subdivision,
H-2021-0056 and H-2021-0091 rezone for rezone of a parcel of land situated in the north
half of the southwest quarter of Section 27, Township 4 North, Range 1 West, Boise
meridian, Ada county, Idaho; establishing and determining the land use zoning
classification of 6.99 acres of land from R-4 (Medium Low Density Residential) zoning
district to R-8 (Medium Density Residential) zoning district in the Meridian City Code;
providing that copies of this ordinance shall be filed with the Ada County Assessor,
the Ada County Recorder, and the Idaho State Tax Commission, as required by law; and
providing for a summary of the ordinance; and providing for a waiver of the reading rules;
and providing an effective date.
Simison: Thank you. Council, you have heard this ordinance read by title. Is there
anybody that would like it read in its entirety? Seeing none, do I have a motion?
Perreault: Mr. Mayor?
Simison: Council Woman Perreault.
Perreault: One of these days I'm going to say yes. I move that we approve Ordinance
No. 22-1966 with the suspension of rules.
Strader: Second.
Cavener: Second.
Simison: I have a motion and a second to approve this item under suspension of the
rules? Is there any discussion? If not, all in favor signify by saying aye. Opposed nay?
The ayes have it and the ordinance is agreed to.
MOTION CARRIED: ALLAYES.
FUTURE MEETING TOPICS
Simison: Council, anything under future meeting topics or do I have a motion to adjourn?
Page 62
Meridian City Council
Item#2. February 1,2022
Page 44 of 44
Hoaglun: Move to adjourn.
Simison: I have a motion to adjourn. All In favor signify by saying aye. Opposed nay?
The ayes have it. We are adjourned.
MOTION CARRIED: ALLAYES.
MEETING ADJOURNED AT 8:21 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS)
2 / 15 2022
MAYOR ROBERT E. SIMISON DATE APPROVED
ATTEST:
CHRIS JOHNSON - CITY CLERK
Page 63
E IDIAN;---
AGENDA ITEM
Public Forum - Future Meeting Topics
The Public are invited to sign up in advance of the meeting at
www.meridiancity.org/forum to address elected officials regarding topics of
general interest or concern of public matters. Comments specific to an active
land use/development applications are not permitted during this time.
By law, no decisions can be made on topics presented at the Public
Forum. However, City Counicl may request the topic be added to a future
meeting agenda for further discussion or action. The Mayor may also direct
staff to provide followup assistance regarding the matter.
I
CITY OF MERIDIAN
CITY COUNCIL r
PUBLIC FORUM SIGN-IN SHEET
Date: February 1, 2022
Please sign in below if you wish to address the Mayor and City Council and
provide a brief description of your topic. Please observe the following rules of
the Public Forum:
• DO NOT:
o Discuss active applications or proposals pending before Planning
and Zoning or City Council
o Complain about city staff, individuals, business or private matters
• DO
o When it is your turn to speak, state your name and address first
o Observe a 3-minute time limit (you may be interrupted if your topic
is deemed inappropriate for this forum)
Name (please print) Brief Description of Discussion Topic
E IDIAN.;---
Planning and Zoning Presentations and outline
Page 4
City Council Meeting February 1, 2022
Item #1: Alpha Dev. R VICINITY MAP 15 MDA-
Future Land Use Map
Existing PlanDA Concept
Proposed Concept Plan
Revised Concept Plan
Item #2: 1160 W. Ustick AZ AERIALZONING Maps–
Proposed Concept Plan
Conceptual Elevation
NW 11Avenue ROW Exhibit th
Changes to Action Items: None known.
Item #1: Alpha Development R-15 (H-2021-0094) continued from 12/21 Council meeting
Application(s):
DA Modification
Size of property, existing zoning, and location: This site consists of 16.6 acres of land, zoned R-15, located at near the northwest
corner of Ten Mile and McMillan, directly to the west of Wal-Mart.
History: CPA-08-003 (Comp Plan Map Amendment to change property to Mixed-Use Community); H-2019-0001 (Summerwood MDA,
DA Inst. # 2019-055407); A-2020-0162 (PBA).
Comprehensive Plan FLUM Designation: Mixed-Use Community (MU-C, residential uses at 6-15 du/ac).
Summary of Request: Development Agreement Modification to remove the subject parcel from the boundary of the existing DA
(Summerwood Subdivision, H-2019-0001, Inst. #2019-055407) for the purpose of creating a new DA consistent with a new concept
plan consisting of a multi-family development on 16.6 acres of land in the R-15 zoning district.
Part of a larger Mixed-Use Community area that encompasses more area to the north and some area at the southwest corner
of McMillan and Ten Mile, as seen on the future land use map.
The current concept plan depicts a large-scale business park consisting of a private hospital or other large employer, large
and small-scale retail, professional and personal services, restaurants, and, specific to this property, an area of assisted living
facilities with supportive medical offices, as shown in Exhibit V.A.
According to the Applicant and former property owner, without a large retailer or employer like that of a hospital, the subject R-
15 parcel would not viable to develop an assisted living community as originally proposed. Staff agrees with this finding.
The submitted plan depicts two types of multi-family buildings with townhome style on the west half and more traditional
apartment buildings on the east half of the site (elevations were not provided with the application submittal).
The Applicant has oriented a majority of the townhome style buildings along the west boundary to face north and south and
placed a drive aisle directly along the west boundary to provide a transition so the existing homes to the west in the Vicenza
Subdivision (Bridgetower). The Applicant’s proposal helps with reducing building massing along this collector street corridor
(San Vito Way) and pushes the units further from the existing homes to offer a greater separation between the different
residential uses. The general design shown on the concept plan depicts a transition of density, building massing, and overall
intensity of the proposed multi-family use from the west to the east towards the hard commercial corner of Ten Mile and
McMillan.
The apartment style units on the east half of the site are shown framing the centralized open space and amenities, such as
sports courts; to their south, an apparent clubhouse and pool are shown along McMillan Road. There are several other areas
of open space shown throughout the site that appear to meet the minimum standards for qualified common open space.
The submitted plan shows each drive aisle with sidewalks that connect within the entire site and out to the adjacent collector
street sidewalks—in terms of pedestrian facilities within a multi-family development, the submitted concept plan shows a
robust pedestrian network that would offer ample connectivity through the site and to the commercial uses to the east.
It is important to note the green space at the very north end of the site as shown on the conceptual development plan is not
part of this development; this area is zoned C-C and owned by a different property owner. Applicant provided a site plan with
the property lines shown in response to Staff’s concerns of whether the submitted plan fits within the parcel boundary.
The applicant will need to coordinate the driveway connection with the adjacent property owner. This connection is desired by
staff because it will provide a more direct route to Pleasant View Elementary school to this west.
Three public streets abut the subject site on the west, south, and east boundaries: San Vito Way on the west, McMillan Road
(an arterial street) on the south, and Vicenza Way on the east. Vicenza and San Vito are collector streets that do not currently
connect north of the site but are shown to connect and continue to the northeast and connect to Ten Mile on the MSM.
Vicenza Way currently only provides access to the Wal-Mart property that has access to Ten Mile through shared drive aisles
whereas San Vito Way is the main access from McMillan to the Bridgetower Subdivision west of the subject site. Because of
the existing conditions, the submitted conceptual development plan depicts two access points to Vicenza Way and one access
point to San Vito Way. Overall, these connection points and the internal drive aisle layout shown on the concept plan show
adequate circulation for the site.
The two north access points, one to each adjacent collector street, provide a connection that should help capture nearby
vehicle trips to and from the commercial area at the northwest corner of McMillan and Ten Mile by minimizing the need to
access the arterial street network.
Staff Recommendation: Because this mixed-use area is not yet developed and the site is already zoned for residential uses, Staff
supports the Applicant’s request to enter into a new DA consistent with the proposed development plan. Staff does not anticipate the
existing DA concept plan is attainable in its scope or use, as noted. Furthermore, Staff finds the required mixed-use policies will be met
in the future as the commercial areas in the vicinity develop and provide connectivity between uses and sites.
Written Testimony: Mike McCollum – Supports DA Modification and revised concept plan.
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2021-0094, as presented in the staff
report and staff memo the hearing date of February 1, 2022: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2021-0094, as presented during the
hearing on February 1, 2022, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2021-0094 to the hearing date of \[date\] for the following reason(s): (You should state specific
reason(s) for continuance.)
Item #2: 1160 W. Ustick Annexation (H-2021-0092)
Application(s):
Annexation and Zoning
Size of property, existing zoning, and location: This site consists of 3.81 acres of land, zoned RUT in the County, located at 1160
W. Ustick Road (north side of Ustick, between the ¼ and ½ mile marks).
History: N/A
Comprehensive Plan FLUM Designation: Mixed Use Community and Medium Density Residential
Summary of Request: Annexation and Zoning of 4.54 acres of land with a request for the R-15 zoning district for the future
purpose of constructing an affordable housing, multi-family residential project, by The Housing Company.
The project site includes two future land use designations: Mixed-use Community is shown on a majority of the site with Medium
Density Residential being shown on the west quarter of the site. W. Ustick Road abuts the site along its entire southern boundary and it
is a relatively odd shaped parcel— The property is widest at the west boundary and smallest at the east boundary, approximately 390
feet versus 90 feet, respectively.
There are no public streets abutting the site except for approximately 11 feet of right-of-way at the very northwest corner of the
site for NW 11th Avenue.
At the northeast corner of the site a relatively large residential lot exists (3335 N. Cooper Lane) that was annexed and zoned
as part of the adjacent Woodburn West Subdivision to the north but does not take access through that subdivision. Instead,
this property takes access via a private road easement through this subject site to Ustick.
Between this parcel and the Woodburn subdivision and running along the entire northern boundary is a common lot owned by
the Woodburn HOA which contains an irrigation facility of some kind; City GIS does not match legal documents obtained by
Applicant as to what type or the name of the facility is (not currently fenced off from this parcel).
the majority of adjacent parcels are single-family residential with the exception of the C-C property to the east that shares
approximately 90 feet of property boundary. This property, Settlers Square, recently received Development Agreement
modification to include multi-family townhomes on the north half of their site while keeping commercial pad sites along the
Ustick frontage. Cross-access was required of Settlers Square and Staff is requiring this cross-access be reciprocated
(Applicant agrees).
In general, the property is a relatively odd-shaped parcel with its own set of challenges derived from previous planning
decisions, its dimensions, and its general location.
The proposed use for the subject site is multi-family residential which is a conditional use in the requested R-15 zoning district and is
subject to specific use standards (UDC 11-4-3-27). However, the Applicant is proposing this project with a couple notable differences to
traditional multi-family residential seen elsewhere in the City of Meridian. First, the submitted concept plan and conceptual elevations
show 6-plexes and 8-plexes, no more than two-story in height, that are accessed from one side of the building and look similar to a
townhome instead of a garden style apartment. Secondly, the Applicant proposes this multi-family project to be affordable housing in
the form of deed restricted rents for the entire site. Staff finds the specific use of affordable housing, no matter the type, is greatly
needed within the City and is essentially its own residential use. Staff has worked with the City Attorney’s office to propose adequate
Development Agreement (DA) provisions to ensure the proposed use of deed restricted housing units is maintained.
As noted, the subject site contains two future land use designations, Mixed Use Community (MU-C) and Medium Density Residential
(MDR). Staff finds the proposed use to be in alignment with the anticipated uses in both designations. Furthermore, future land use
designations are not always parcel specific when more than one exists on the same project area. In short, the City has allowed
Applicants to utilize one or both of the designations for their project site. However, in order for the proposed 52 affordable multi-family
units to meet the gross density requirements, the project must be analyzed against the MU-C designation which allows dwellings at a
gross density of 6-15 du/ac. The subject MU-C area is located around a mid-mile corridor and has minimal commercial uses currently
developed. Previous applications in the area have allowed a reduction in commercial areas due to the viability of commercial being
lower in these mid-mile locations than on the arterial intersections. However, Staff anticipates most of the remaining unannexed land to
the east that is part of this MU-C bubble will be commercial because they directly abut Ustick Road which drastically increases the
visibility of future businesses. In addition, as seen on the future land use map, the area to the north of subject parcel was specifically
carved out of the MU-C area to allow for more traditional residential uses. This choice, coupled with the existing stub street locations
and large annexed outparcels adjacent to the site, has created a site that cannot viably meet the fundamental goals and policies
outlined in the comprehensive plan for the previously envisioned mixed use future land use. Minimal opportunities exist for shared
spaces with other MU-C parcels to the east and even cross-access to the C-C parcel to the east is only attainable through 90 feet of
shared property line. Because of these constraints to the site and nearby area, Staff does not find it feasible for the Applicant to meet
all of the mixed-use policies, provide additional commercial area, and should instead be an affordable multi-family housing
development.
Outside of the proposed use, the concept plan should also be analyzed against the Comprehensive Plan. The submitted concept plan
depicts six (6) 6-plex building and two (2) 8-plex buildings, all two-story in height and the 8-plex buildings only proposed along Ustick.
The site is shown with a looping drive aisle due to the odd shape of the parcel that has parking on both sides and the clubhouse and
playground area in the center of the project. At least three of the homes closest to the subject site are two-story in height. The Applicant
is also showing open space adjacent to the single-family home to the northeast taking access via a private drive. Along the west
boundary, the Applicant is showing a 15-foot buffer that would be adjacent to a future road extension (NW 11th Avenue) for a majority
of this shared property line—the existing single-family home on this adjacent property is located on the west side of its lot,
approximately 100 feet from the shared property line. Therefore, Staff finds the Applicant has provided appropriate building massing,
open space locations and buffer widths, and appropriate transition of residential use and density to adjacent residential uses.
There is one existing structure on the property that appears to be a large concrete structure. This structure will be removed
upon project development. In addition, there is existing 5-foot wide detached sidewalk along Ustick Road that will be protected
and maintained during construction.
Initial review of the conceptual elevations depicts a 6-plex building with varying roof profiles and materials including stone,
fiber-cement lap siding, and board & batten in different layouts. The elevations also depict the tallest portion of the buildings to
face in towards the site which appears to minimize the building massing facing adjacent properties.
Access is proposed to W. Ustick Road (arterial) via construction of a new local street connection at the very southeast corner
of the site in alignment with N. Blairmore Way on the south side of W. Ustick Road.
o The submitted plans show this new road to extend from Ustick and then terminate at the north property boundary to
be a total of approximately 100 feet in length.
o Access to the multi-family residential buildings is proposed off of this new local street segment in the form of a
driveway connection on its west side.
o All parking and access to the proposed units are off of this drive aisle that loops through the site.
As noted, there is a small area of existing right-of-way for NW 11th Avenue abutting the subject site at the very northwest
corner. It is anticipated this public road would be extended wholly on the property to the west except for the sliver of right-of-
way aforementioned (see exhibit to the right). The property to the west has an additional public street stub to their west
boundary from Tetherow Crossing Subdivision currently under development. Code calls for cross-access between parcels but
because of the proposed development and site constraints, Staff does not find it necessary to require a stub to the west
boundary for future connectivity. Further, Staff finds if a connection were to be required, it would promote cross-access
through parking drive aisles meant to serve the future residents of this site; this would create more of a thoroughfare for
residential traffic through this drive aisle that is intended for parking and access to the multi-family units. Commission and
Council should determine if cross-access to the west is needed for this property in spite of these factors.
A 5-foot wide detached sidewalk is existing along W. Ustick Road. The Applicant is also proposing attached sidewalks and
other micro-paths throughout the entire site. The proposed sidewalks and micro-paths will be analyzed against UDC
dimensional requirements with the future CUP application.
o In addition to the proposed sidewalks and micro-paths shown on the concept plan, Staff is recommending an
additional pathway along the north boundary to help activate the approved open space from the Woodburn
Subdivision that is the area of the piped Lemp Canal directly behind six (6) existing homes. Staff believes a gravel
pathway suitable for at least walking should meander through this area of the site so this open space area is not
walled off any more than it has been by the Woodburn Subdivision. Applicant does not agree with this provision.
Applicant is in agreement with all DA Provisions except VIII.A1.b and VIII.A1.i
Commission Recommendation: Commission recommended approval of the project with a request that the Applicant work with the
Woodburn HOA to place a gravel pathway in a shared location for both projects to use, as discussed above.
Key Issue(s) of Discussion by Commission: How the project will be managed on-site, specifically if it will be managed 24-hours; Is
the project meant to be an age-restricted development – No, per the Applicant; The reasoning behind Staff’s recommended additional
gravel pathway along the north boundary; Parameters of project that are more and less important due to the proposed land use being
for affordable housing in lieu of market-rate units; How does Staff envision Cooper Lane and NW 11th being extended in the future;
Issue(s) for City Council: Staff has not received information regarding the Applicant and the Woodburn HOA working together to
share the recommended gravel pathway. Staff is not overly concerned with this as Parks and Recreation have noted the internal
sidewalks are adequate enough for pedestrian circulation and any future shared pathway could be handled by the City and the HOA
working together should the City determine it is a needed pathway segment in the future.
Written Testimony since Commission Hearing: None
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2021-0092, as presented in the staff
report for the hearing date of February 1, 2022: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2021-0092, as presented during the
hearing on February 1, 2022, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2021-0092 to the hearing date of \[date\] for the following reason(s): (You should state specific
reason(s) for continuance.)
7/tem 77
(:>
E IDIAN*-----,
AGENDA ITEM
ITEM TOPIC: Public Hearing Continued from December 21, 2022 for Alpha Development
R-15 MDA (H-2021-0094) by Alpha Development Group, Located at Parcel 50427438410, on the
North Side of W. McMillan Rd. Between N. San Vito Way and N. Vicenza Way, Near the
Northwest Corner of N. Ten Mile Rd. and W. McMillan Rd.
A. Request: A Development Agreement Modification to remove the subject parcel from the
boundary of the existing Development Agreement (Summerwood Subdivision, H-2019-0001,
Inst. #2019-055407) for the purpose of creating a new Development Agreement consistent with
a new concept plan and proposal for a multi-family development on 16.6 acres of land in the R-
15 zoning district.
Page 4
Item#1.
E IDIAN:--
IDAHO
C�
PUBLIC HEARING INFORMATION
Staff Contact:Joseph Dodson Meeting Date: February 1, 2022
Topic: Public Hearing Continued from December 21, 2022 for Alpha Development R-15
MDA (H-2021-0094) by Alpha Development Group, Located at Parcel SO427438410,
on the North Side of W. McMillan Rd. Between N. San Vito Way and N.Vicenza Way,
Near the Northwest Corner of N. Ten Mile Rd. and W. McMillan Rd.
A. Request: A Development Agreement Modification to remove the subject
parcel from the boundary of the existing Development Agreement
(Summerwood Subdivision, H-2019-0001, Inst. #2019-055407) for the
purpose of creating a new Development Agreement consistent with a new
concept plan and proposal for a multi-family development on 16.6 acres of
land in the R-15 zoning district.
Information Resources:
Click Here for Application Materials
Click Here to Sign Up to Testify at the City Council Public Hearing
Page 5
PUBLIC HEARING SIGN IN SHEET
DATE: February 1, 2022 ITEM # ON AGENDA: 1
PROJECT NAME: Alpha Development R-15 MDA (H-2021-0094)
Your Full Name Your Full Address Representing I wish to testify
(Please Print) HOA? (mark X if yes)
If yes, please
provide HOA name
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3
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Item#1. Mayor Robert E.Simison
E ID I AN.Z City Council Members:
=�� Treg Bernt Brad Hoaglun
Joe Borton Jessica Perreauit
Luke Cavener Liz Strader
January 25, 2022
MEMORANDUM
TO: City Council
CC: Dustin Holt and Brad Watson, Alpha Development
FROM: Joseph Dodson, Associate Planner
RE: Alpha Development R-15 MDA (H-2021-0094)
Dear City Council,
The Development Agreement Modification application for Alpha Development R-15 (H-2021-
094)was continued by the Council at the December 21, 2021 hearing. The project was continued
following avid discussion on the proposed project and change to the subject R-15 parcel. The
main points of discussion surrounded the anticipated additional traffic generated by this project
and how current and future residents can and should access the nearby arterial street network and
nearby commercial uses.
Following the hearing, the Applicant made revisions to the concept plan to help address the
concerns discussed by City Council. The Applicant did not make any major changes to the
internal layout or proposal of two housing styles within the multi-family project(townhome style
units and apartment flat units). However, most notably, the Applicant did revise the north end of
their concept plan to depict a road connecting from San Vito Way to Vicenza Way(west to east)
that is separated from the development except for two driveway connections to it for access into
the development. The Applicant has confirmed they intend to construct this road as a public local
street to offer a public road connection from the west to the east for easier and safer access to
Wal-Mart, other commercial at the corner of Ten Mile and McMillan, and to N. Ten Mile Road
itself. Staff finds this addition to the plan would greatly improve accessibility and safety in this
quadrant of McMillan and Ten Mile.
Staff has included the.revised concept plan below'for reference. The revised concept plan
requires slightrevisions to one of_Staff's recommended DA provisions, as outlined below:
Community Development Department 33 E. Broadway Avenue, Suite 102, Meridian, ID 83642
Phone 208-884-5533 . Fax 208-888-6854 . www.meridiancity.org
Page 6
Item#1.
DA Provision VI.A.4—Future development shall provide at least half of the required landscape
buffer(12.5 feet) to the existing C-C zoning and property to the north(Parcel#S0427417210)
and shall work with the adjacent property owner to coordinate the drive w-a3_ shared connection to
San Vito Way as shown on the s4mit4e revised conceptual development plan.
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Conceptual Site Layout(as of 01 11 4/20 22)
2
Page 7
C E
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 12/21/2021
Legend S I W
DATE: c4y
TO: Mayor&City Council '5 ! F,8 r K_" 'I
FROAM: Joseph Dodson,Associate
Planner
208-884-5533 7
SUBJECT: H-2021-0094
251
Alpha Development R-15 MDA K1 RV-T T d
LOCATION: The site is located at
S042743 84 10 on the north side of 3.G
W. McMillan Road between N.
San Vito Way and N.Vicenza
Way,near the northwest comer of
N. Ten Mile Road and W.
McMillan Road, in the SE 1/4 of
Section 27,Township 4N,Range
1W.
I. PROJECT DESCRIPTION
Development Agreement Modification to remove the subject parcel from the boundary of the existing
DA (Summerwood Subdivision,H-2019-000 1, Inst. #2019-05 5407)for the purpose of creating a new
DA consistent with a new concept plan consisting of a multi-family development on 16.6 acres of
land in the R-15 zoning district.
11. SUMMARY OF REPORT
A. Applicant:
Brad Watson,Alpha Development Group—166 E. 14000 S., Suite 110,Draper,UT 84020
B. Owner:
Alpha R-15 Boise,LLC.— 166 E. 14000 S., Suite 110,Draper,UT 84020
C. Representative:
Same as Applicant
111. STAFF ANALYSIS
The subject property, approximately 16.6 acres, is part of a larger Mixed-Use Community area that
encompasses more area to the north and some area at the southwest comer of McMillan and Ten Mile,
as seen on the future land use map. The existing DA includes a concept plan for the overall mixed-use
area from 2008 when the property received a Comprehensive Plan Map Amendment to change the
Page 1
Item#1.
property from Medium Density Residential to Mixed-Use Community. The current concept plan
depicts a large-scale business park consisting of a private hospital or other large employer, large and
small-scale retail,professional and personal services,restaurants, and, specific to this property,an area
of assisted living facilities with supportive medical offices, as shown in Exhibit V.A.
This map amendment and concept plan were intended to create an employment center in northwest
Meridian,however a majority of the property has remained vacant.The only portion that has developed
somewhat consistent with the original concept plan is the Wal-Mart to the east, which is not a part of
this DA. Instead, more commercial businesses have opened up near the intersection of McMillan and
Ten Mile, specifically on the northeast and southeast corners. According to the Applicant and former
property owner, without a large retailer or employer like that of a hospital, the subject R-15 parcel
would not viable to develop an assisted living community as originally proposed.
Therefore, the Applicant is requesting to modify the existing DA to remove this parcel from the
boundary and terms of the existing DA to enter into a new DA in order to develop the property as a
multi-family project consistent with the proposed conceptual development plan, as shown in Exhibit
V.B. The submitted plan depicts two types of multi-family buildings with townhome style on the west
half and more traditional apartment buildings on the east half of the site(elevations were notprovided
with the application submittal). At a minimum, two residential styles of building should be
provided consistent with what appears to be shown on the submitted conceptual development
plan. The Applicant has oriented a majority of the townhome style buildings along the west boundary
to face north and south and placed a drive aisle directly along the west boundary to provide a transition
so the existing homes to the west in the Vicenza Subdivision(Bridgetower). The Applicant's proposal
helps with reducing building massing along this collector street corridor (San Vito Way) and pushes
the units further from the existing homes to offer a greater separation between the different residential
uses. The general design shown on the concept plan depicts a transition of density,building massing,
and overall intensity of the proposed multi-family use from the west to the east towards the hard
commercial corner of Ten Mile and McMillan.In general,Staff supports these elements of the proposed
conceptual development plan.
However,it is important to note the green space at the very north end of the site as shown on the
conceptual development plan is not part of this development; this area is zoned C-C and owned
by a different property owner.Additionally,the conceptual development plan does not reflect the
accurate boundary of the property and Staff is not sure if the buildings shown at the north end
are on the subject parcel. Prior to the Council meeting, the Applicant should submit a revised
concept plan depicting the actually boundary of the development and clarify that the three (3)
buildings in this area fit on the subject parcel as shown. In addition,the northern most driveway is
also shown on this property that is not located within this project boundary, the applicant will need to
coordinate the driveway connection with the adjacent property owner. This connection is desired by
staff because it will provide a more direct route to Pleasant View Elementary school to this west.
The Applicant has noted in their narrative a requested DA provision to provide 30%overall open space
but this request did not note if this value is meant to be qualified or non-qualified. Based on the
maximum density allowed on this property, Staff has calculated an estimated amount of qualified open
space as 22%overall, approximately 3.66 acres.An additional 1.3 acres of qualified open space would
need to be added in order to meet the noted 30% qualified open space threshold. Staff does not find it
necessary to include the 30% minimum because it may not be attainable on this site and would likely
require an additional DA Modification to modify that provision based on the submitted site plan.
However, Staff is recommending a DA provision requiring at least 25%qualified common open space
(approximately 4.15 acres)regardless of unit count,per the Applicant's request in their narrative. This
is only a fraction above what code would require and would add to the usable open space in the future
development.
Page 2
Page 9
Item#1.
The apartment style units on the east half of the site are shown framing the centralized open space and
amenities, such as sports courts; to their south, an apparent clubhouse and pool are shown along
McMillan Road. There are several other areas of open space shown throughout the site that appear to
meet the minimum standards for qualified common open space. The submitted plan shows each drive
aisle with sidewalks that connect within the entire site and out to the adjacent collector street
sidewalks—in terms of pedestrian facilities within a multi-family development,the submitted concept
plan shows a robust pedestrian network that would offer ample connectivity through the site and to the
commercial uses to the east. The Applicant did not submit conceptual building elevations with the
subject DA Modification application. Multi-family residential does require Administrative Design
Review following any Conditional Use Permit (CUP) approval but Staff does anticipate at least
conceptual elevations will be provided at the time of CUP submittal for Commission and Staff to review
on a preliminary basis.
No specific development numbers have been presented with the application except for a requested
maximum unit count based on the future land use designation allowance of gross density, 15 units per
acre.No other specific data is presented because a future CUP will be needed to formally approve the
use of multi-family residential in the R-15 zoning district. Because a future CUP will be needed and
the requested density falls within the allowed gross density within the designate future land use, Staff
does not find it necessary to include a specific provision noting a minimum or maximum number of
units allowed on this property. With the future CUP, all development factors will play a role in the
number of units Staff supports. Off-street parking would be required per the standards listed in UDC
Table 11-3C-6 for multi-family developments. Qualified open space would also be required, per the
standards listed in UDC 11-4-3-27C. Compliance with the specific use standards listed in UDC 11-4-
3-27 for multi-family developments is required and would be reviewed with the CUP application.
Adjustments may be necessary to the concept plan to comply with these standards and any ACHD
required revisions.
Three public streets abut the subject site on the west, south, and east boundaries: San Vito Way on the
west,McMillan Road(an arterial street) on the south, and Vicenza Way on the east. Vicenza and San
Vito are collector streets that do not currently connect north of the site but are shown to connect and
continue to the northeast and connect to Ten Mile on the Master Street Map.This project would not be
responsible for the extension of these roads as this property owner does not own the land to the north.
In addition, Vicenza Way currently only provides access to the Wal-Mart property that has access to
Ten Mile through shared drive aisles whereas San Vito Way is the main access from McMillan to the
Bridgetower Subdivision west of the subject site. Because of the existing conditions, the submitted
conceptual development plan depicts two access points to Vicenza Way and one access point to San
Vito Way. Overall, these connection points and the internal drive aisle layout shown on the concept
plan show adequate circulation for the site and the two north access points, one to each adjacent
collector street, provide a connection between parcels that should help capture nearby vehicle trips to
and from the commercial area at the northwest corner of McMillan and Ten Mile by minimizing the
need to access the arterial street network.As noted,a future CUP application will be needed and because
the number of units requested will likely exceed one hundred (100), a Traffic Impact Study (TIS) is
anticipated. Through the future TIS, the City and ACHD will be able to mitigate negative impacts of
additional residential units utilizing the road network. Staff is recommending a DA provision noting
compliance with future ACHD conditions.
The subject site is part of a Mixed-Use Community(MU-C)future land use area this designation calls
for a mix of residential and commercial land uses that are thoughtfully integrated. One of the reasons
the Applicant has stated for requesting this DA Modification is the subject site has sat vacant in its
current configuration and entitlements for over a decade. Because this mixed-use area is not yet
developed and the site is already zoned for residential uses, Staff supports the Applicant's request to
enter into a new DA consistent with the proposed development plan. Staff does not anticipate the
Page 3
Page 10
Item#1.
existing DA concept plan is attainable in its scope or use, as noted above. Furthermore, Staff finds the
required mixed-use policies will be met in the future as the commercial areas in the vicinity develop
and provide connectivity between uses and sites. At a minimum, the following mixed-use policies
should be met with the proposed plan incorporated into the remaining mixed-use area and the
nearby commercial uses in the adjacent commercial designations:
• Mixed use areas should be centered around spaces that are well-designed public and quasi-
public centers of activity. Spaces should be activated and incorporate permanent design
elements and amenities that foster a wide variety of interests ranging from leisure to play.These
areas should be thoughtfully integrated into the development and further placemaking
opportunities considered.
• Supportive and proportional public and/or quasi-public spaces and places including but not
limited to parks,plazas, outdoor gathering areas,open space, libraries, and schools that
comprise a minimum of 5%of the development area are required. Outdoor seating areas at
restaurants do not count towards this requirement.
• All mixed use projects should be accessible to adjacent neighborhoods by both vehicles and
pedestrians. Pedestrian circulation should be convenient and interconnect different land use
types. Vehicle connectivity should not rely on arterial streets for neighborhood access.
• A mixed use project should include at least three types of land uses. Exceptions may be
granted for smaller sites on a case-by-case basis. This land use is not intended for high
density residential development alone.
Overall, Staff is supportive of the proposed DA modification and is recommending approval of
the request.
IV. DECISION
A. Staff:
Staff recommends approval of the modification to the DA as proposed by the Applicant and finds
the existing concept plan and DA provisions are better suited to address development of the subject
property.
Page 4
Page 11
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Modification
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Item#1.
B. Proposed Conceptual Development Plan(dated:November 2021)
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Page 6
Page 13
Item#1.
C. Legal Description for Property Subject to Development Agreement
Legal Description
A parcel of land being a portion of the Southeast quarter of Section 27,Township 4 North,Range 1 West,Boise Meridian,City of Meridian,Ada
County,Idaho,more particularly described as follows:
Commencing at the South quarter corner of said Section 27,monumented by a 2 inch aluminum cap(Corner Record No.2017-116131),from which
the Southeast corner of said Section 27,monumented by a 2 inch aluminum cap(Corner Record No.2016-064167),bears South 88°56'23"East,a
distance of 2654.57 feet,thence
South 88°56'23"East,coincident with the South line of said Section 27,a distance of 858.75 feet,thence leaving said South line
North 01'03'37"East,a distance of 55.00 feet,to the Southwest corner of Vicenza Subdivision,Book 108,Pages 15026 through 15028,records of
Ada County,also being the Point of Beginning,thence
North 01'03'49"East,coincident with the Easterly boundary line of said Vicenza Subdivision,a distance of 825.49 feet,to the beginning of tangent
curve to the right,thence Northeasterly along the arc of said curve to the right,coincident with said Easterly line,an arc distance of 257.44 feet,said
curve having a radius of 555.00 feet,a central angle of 26°34'36",and a chord bearing of North 14°22'38"East,a distance of 255.14 feet,thence
South 89°14'27"East,a distance of 596.06 feet,to the beginning of a non-tangent curve to the right,also being a point on the Westerly right of way
of N.Vicenza Way as shown on Record of Survey Instrument No.9439,records of Ada County,Idaho,thence coincident with said Westerly right of
way for the following(3)courses:thence Southeasterly along the arc of said curve to the right,an arc distance of 41.69 feet,said curve having a
radius of 245.00 feet,a central angle of 09°44'55",and a chord bearing of South 03°48'40"East,a distance of4 1.64 feet,thence
South 01°03'48"West,a distance of 588.00 feet,to the beginning of a tangent curve to the left;thence Southeasterly along the arc of said curve to
the left,an arc distance of 154.00 feet,said curve having a radius of 385.00 feet,a central angle of 22°55'08",and a chord bearing of South 1002345
East,a distance of 152.98 feet,to a point on the Westerly boundary of those lands described in Warranty Deed Instrument No.2014-082525,
records of Ada County,Idaho,thence coincident with said Westerly boundary
South 21°51'18"East,a distance of 79.91 feet to the beginning of a tangent curve to the right,thence Southeasterly along the arc of said curve to
the right,an arc distance of 54.40 feet,said curve having a radius of 136.00 feet,a central angle of 22°55'09",and a chord bearing South 10°23'45"
East,a distance of 54.04 feet to a point of tangency of said Westerly boundary;thence
South 01°03'48"West,coincident with said Westerly boundary,a distance of 170.92 feet,to a point on the Northerly right of way of McMillan Road,
as described in Warranty Deed Instrument No.113128365,records of Ada County,Idaho;thence
North 88°56'23"West,coincident with said Northerly right of way,a distance of 730.59 feet,to the Point of Beginning.
Page 7
Page 14
Item#1.
VI. PLANING DIVISION COMMENTS
A. Development Agreement Provisions
1. Development of the subject property shall no longer be subject to the terms of the existing
Development Agreement(Summerwood Subdivision,H-2019-0001, Inst. #2019-055407).
2. Future development of the subject site shall be substantially consistent with the conceptual
development plan and provisions contained herein.
3. Direct lot access to W. McMillan Road is prohibited,as shown on the submitted conceptual
development plan.
4. Future development shall provide half of the required landscape buffer(12.5 feet)to the
existing C-C zoning and property to the north(Parcel#S0427417210)and shall work with the
adjacent property owner to coordinate the driveway connection to San Vito Way as shown on
the submitted conceptual development plan.
5. A conditional use permit is required to be submitted and approved by the Planning and
Zoning Commission for the proposed multi-family development in the R-15 zoning district as
set forth in UDC Table 11-2A-2. The proposed use is subject to the specific use standards
listed in UDC 11-4-3-27, Multi-Family Development.
6. Future density of the multi-family development shall not exceed 15 du/ac,consistent with the
allowed gross density in the Mixed-Use Community future land use designation.
7. With the future Conditional Use Permit application and future multi-family development site
plan,the Applicant shall provide a minimum of at least 25%overall qualified common open
space,per the Applicant's Narrative.
8. A Certificate of Zoning Compliance and administrative Design Review applications shall be
reviewed and approved by the Planning Division prior to submittal of any building permit
application(s).
Page 8 —
Page 15
E IDIAN.;---
Applicant's Presentation
Page 4
HIGHLY CONFIDENTIAL1 DA MODIFICATION OVERVIEW
HIGHLY CONFIDENTIAL and approved by the city.be maintained by Developer/Owner. C of O is conditional upon this section of road be completed Gondola across the property from west to
east. This section of roadway will remain private and will Developer agrees to construct local street (33’ wide, from curb to curb) with 47’ ROW to extend •relates to any type of Capital
Facilities Upgrade Plan.Developer agrees, if necessary, to enter into a reimbursement agreement with the city if the project •directed by ACHD.Developer agrees to make all required
modifications to roadways surrounding the property and as •development of the Subject Property. Developer agrees to pay all necessary impact and system connection fees associated with
the •Developer agrees to provide 30% open space throughout the Subject Property.•project but will be allowed to develop the project in phases if necessary.Developer will submit design
drawings for the Subject Project to reviewed and approved as a single •presentation).was submitted as part of the DA Modification Application (see conceptual plan on last page of this
Future development of the Subject Property will generally conform to the conceptual site plan that •property.Subject Property to be removed from any Homeowner’s Associations that currently
affect the •allows for maximum of 249 housing units.15 which -Developer to develop the Subject Property consistent with current zoning designation of R•0001).-2019-Agreement that governs
the property (Summerwood Subdivision; HDeveloper requests that the Subject Property be removed from the existing Development •SUGGESTED PROVISIONS FOR DA MODIFICATION 2
HIGHLY CONFIDENTIAL February 1, 2022–Continued Public Hearing for DA Modification •December 21, 2021–Public Hearing (City Council) for DA Modification •December 10, 2021–Anticipated
Posting Date for DA Modification Public Hearing •November 16,2021–DA Modification Submittal •November 15, 2021--Neighbors (virtual) Bridgetowerup meeting with -Follow•October 25, 2021–Initial
Neighborhood Meeting •September 23, 2021–application Meeting with City of Meridian -Initial Pre•TIMELINE OF MEETINGS & NOTICING 3
HIGHLY CONFIDENTIAL4 CONCEPTUAL SITE PLAN(AS OF 12/21/2021)HIGHLY CONFIDENTIAL
HIGHLY CONFIDENTIAL5 REVISED SITE PLAN(AS OF 1/14/2022)HIGHLY CONFIDENTIAL
HIGHLY CONFIDENTIAL Old Road AlignmentNew Road Alignment 6 COMPARISON OF ROAD ALIGNMENT HIGHLY CONFIDENTIAL
HIGHLY CONFIDENTIAL7 ADDITIONAL PROPERTY TO BE ACQUIRED HIGHLY CONFIDENTIAL
7/tem 77
(:>
E IDIAN*-----,
AGENDA ITEM
ITEM TOPIC: Public Hearing for 1160 W. Ustick Annexation (H-2021-0092) by The Housing
Company, Located at 1160 W. Ustick Rd., on the north side of Ustick Rd. Between N. Linder Rd.
and N. Venable Ave.
A. Request: Annexation and Zoning of 4.54 acres of land with a request for the R-15 zoning
district for the future purpose of constructing an affordable housing, multi-family residential
project.
Page 16
Item#2.
E IDIAN:---
IDAHO
C�
PUBLIC HEARING INFORMATION
Staff Contact:Joseph Dodson Meeting Date: February 1, 2022
Topic: Public Hearing for 1160 W. Ustick Annexation (H-2021-0092) by The Housing
Company, Located at 1160 W. Ustick Rd., on the north side of Ustick Rd. Between N.
Linder Rd. and N.Venable Ave.
A. Request: Annexation and Zoning of 4.54 acres of land with a request for the
R-15 zoning district for the future purpose of constructing an affordable
housing, multi-family residential project.
Information Resources:
Click Here for Application Materials
Click Here to Sign Up to Testify at the City Council Public Hearing
Page 17
s
s
PUBLIC HEARING SIGN IN SHEET
DATE: February 1, 2022 ITEM # ON AGENDA: 2
PROJECT NAME: 1160 W. Ustick Annexation (H-2021-0092)
Your Full Name Your Full Address Representing I wish to testify
(Please Print) HOA? (mark X if yes)
If yes, please l
provide HOA name
1
l
2
3
4
5
6
7
8
9
10
11
12
13
14
Item#2.
STAFF REPORT C�I
w IDIAN*--
COMMUNITY DEVELOPMENT DEPARTMENT r A M O
HEARING 2/1/2022 Legend 1 � INE
? � 0
DATE: UE �
Project Location _ +�
TO: Mayor&City Council � WTW
��� �, _
FROM: Joe Dodson Associate PlannerRN
208-884-5533
SUBJECT: H-2021-0092 `
1160 W.Ustick Annexation r '
LOCATION: The site is located at 1160 W. Ustick
Road,on the north side of Ustick
between N. Linder Road and N. Venable f _
Avenue, in the SE 1/4 of the SW 1/4 of EMU
Section 36,Township 4N,Range 1 W.
I. PROJECT DESCRIPTION
Annexation and Zoning of 4.54 acres of land with a request for the R-15 zoning district for the future
purpose of constructing an affordable housing,multi-family residential project,by The Housing
Company.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage AZ—4.54 acres;Project Site—3.81 acres
Future Land Use Designation Mixed-Use Community(MU-C)and Medium Density
Residential MDR
Existing Land Uses Vacant
Proposed Land Use(s) Multi-family Residential,rent restricted
Lots #and type;bldg./common) One 1)building lot known at this time.
Phasing Plan(#ofphases) Proposed as one phase.
Physical Features(waterways, Lemp Canal runs along north boundary and is piped.
hazards,flood plain,hillside
Neighborhood meeting date;#of October 26,2021 —number of attendees unknown by Staff.
attendees:
History(previous approvals) N/A
Page 1
Page 18
Item#2.
B. Community Metrics
Description Details Page
Ada County Highway
District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action
es/no
Access Access is proposed to W.Ustick Road(arterial)via construction of a new local
(Arterial/Collectors/State street connection at the very southeast corner of the site in alignment with N.
Hwy/Local)(Existing and Blairmore Way on the south side of W.Ustick Road.
Proposed)
Stub Applicant is proposing to extend a new local street from Ustick to the north
Street/Interconnectivity/Cross property boundary(length is approximately 100 feet).No other stub streets or are
Access proposed.
Existing Road Network Ustick Road is an existing 5-lane arterial street—4 lanes of travel plus a center
turn lane.
Existing Arterial Sidewalks/ Ustick Road is constructed with curb,gutter,and 5-foot detached sidewalk.
Buffers
Proposed Road ACHD staff report notes that no road improvements are required as Ustick Road is
Improvements currently built to its ultimate configuration adjacent to the site.
Fire Service
• Distance to Fire 1.8 miles to Fire Station#2; 1.9 miles to Fire Station#3.
Station
• Fire Response Time Project lies within 5-minute response time goal.
Police Service
• Concerns None/no comments
Wastewater
• Impacts/Concerns • Provide to-and-through to 3335 N Cooper Ln in a way that meets city
requirements.
• Ensure no permanent structures(trees,bushes,buildings,carports,trash
receptacle walls,fences,infiltration trenches,light poles,etc.)are built within
the utility easement.
• Ensure no sewer services cross infiltration trenches
Water
• Project Consistent Yes
with Water Master
Plan
• Impacts/Concerns • There are no changes to the water infrastructure shown in this record.A utility
plan will need to be reviewed and approved by PW.
• There is an existing water stub off of W Ustick Rd that will either need to be
used or abandoned.
Page 2
Page 19
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Item#2.
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 12/21/2021 1/16/2022
Radius notification mailed to
properties within 500 feet 12/15/2021 1/14/2022
Site Posting 12/21/2021 1/21/2022
Nextdoor posting 12/16/2021 1/14/2022
V. STAFF ANALYSIS
A. Future Land Use Map Designation(ht(ps://www.meridiancity.org/compplan)
The subject project site includes two future land use designations: Mixed-use Community is
shown on a majority of the site with Medium Density Residential being shown on the west
quarter of the site.
Mixed Use Community(MU-C)—The purpose of this designation is to allocate areas where
community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent
is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip
commercial type buildings.Non-residential buildings in these areas have a tendency to be larger
than in Mixed Use Neighborhood(MU-N) areas,but not as large as in Mixed Use Regional(MU-
R) areas. Goods and services in these areas tend to be of the variety that people will mainly travel
by car to,but also walk or bike to (up to three or four miles). Employment opportunities for those
living in and around the neighborhood are encouraged.
Medium Density Residential(MDR)—This designation allows for dwelling units at gross
densities of three to eight dwelling units per acre. Density bonuses may be considered with the
provision of additional public amenities such as a park, school, or land dedicated for public
services.
The subject site is approximately 3.8 acres in size and abuts W. Ustick Road along its entire
southern boundary. The property is widest at the west boundary and smallest at the east
boundary, approximately 390 feet versus 90 feet, respectively. There are no public streets
abutting the site except for approximately 11 feet of right-of-way at the very northwest corner of
the site for NW 11 th Avenue. The placement of this stub street is not in an ideal location as its
extension now relies on two different parcels to extend it or dedicate additional right-of-way.
Unfortunately, the placement of this stub street will likely dictate a majority or all of the public
road to be on the property to the west, 1250 W. Ustick Road, to connect to a stub street on its
west boundary from Tetherow Crossing Subdivision. In addition, at the northeast corner of the
site a relatively large residential lot exists (3335 N. Cooper Lane) that was annexed and zoned as
part of the adjacent Woodburn West Subdivision to the north but does not take access through
that subdivision. Instead, this property takes access via a private road easement through this
subject site to Ustick. Between this parcel and the Woodburn subdivision and running along the
entire northern boundary is a common lot owned by the Woodburn HOA which contains the
piped Lemp Canal. This common lot does not appear to be fenced off from the subject parcel but
the submitted concept plans do not contemplate this area either. Staff assumes this area will be
fenced off since there are two different property owners; Staff notes that if fencing is proposed in
the future, open vision fencing will be required for crime prevention purposes per the Unified
Development Code(UDC). Therefore, the property is a relatively odd-shaped parcel with its own
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Item#2.
set of challenges derived from previous planning decisions, its dimensions, and its general
location.
As briefly discussed, the majority of adjacent parcels are single-family residential with the
exception of the C-C property to the east that shares approximately 90 feet of property boundary.
This property, Settlers Square, recently received Development Agreement modification to include
multi family townhomes on the north half of their site.More importantly, that Applicant is
required to provide cross-access between their property and this one. In anticipation of this, the
submitted concept plan for this site should also depict an area of cross-access in reciprocation.
The proposed use for the subject site is multi family residential which is a conditional use in the
requested R-15 zoning district and is subject to specific use standards (UDC 11-4-3-27).
However, the Applicant is proposing this project with a couple notable differences to traditional
multi family residential seen elsewhere in the City of Meridian. First, the submitted concept plan
and conceptual elevations show 6 plexes and 8 plexes, no more than two-story in height, that are
accessed from one side of the building and look similar to a townhome instead of a garden style
apartment. Secondly, the Applicant proposes this multi family project to be affordable housing in
the form of deed restricted rents for the entire site. Stafffinds the specific use of affordable
housing, no matter the type, is greatly needed within the City and is essentially its own residential
use. Staff has worked with the City Attorney's office to propose adequate Development Agreement
(DA)provisions to ensure the proposed use of deed restricted housing units is maintained.
As noted above, the subject site contains two future land use designations, Mixed Use Community
(MU-C)and Medium Density Residential(MDR). Staff finds the proposed use to be in alignment
with the anticipated uses in both designations. Furthermore,future land use designations are not
always parcel specific when more than one exists on the same project area. In short, the City has
allowed Applicants to utilize one or both of the designations for their project site. However, in
order for the proposed 52 affordable multi family units to meet the gross density requirements,
the project must be analyzed against the MU-C designation which allows dwellings at a gross
density of 6-15 du/ac. Staff notes that a future Conditional Use Permit(CUP)will be required
and the number of units will be more thoroughly analyzed with that application. The subject MU-
C area is located around a mid-mile corridor and has minimal commercial uses currently
developed. Previous applications in the area have allowed a reduction in commercial areas due
to the viability of commercial being lower in these mid-mile locations than on the arterial
intersections. However, Staff anticipates most of the remaining unannexed land to the east that is
part of this MU-C bubble will be commercial because they directly abut Ustick Road which
drastically increases the visibility of future businesses. In addition, as seen on the future land use
map, the area to the north of subject parcel was specifically carved out of the MU-C area to
allow for more traditional residential uses. This choice, coupled with the existing stub street
locations and large annexed outparcels adjacent to the site, has created a site that cannot viably
meet the fundamental goals and policies outlined in the comprehensive plan for the previously
envisioned mixed use future land use. Minimal opportunities exist for shared spaces with other
MU-C parcels to the east and even cross-access to the C-C parcel to the east is only attainable
through 90 feet of shared property line. Because of these constraints to the site and nearby area,
Staff does not find it feasible for the Applicant to meet all of the mixed-use policies,provide
additional commercial area, and should instead be an affordable multi family housing
development.
Outside of the proposed use, the concept plan should also be analyzed against the Comprehensive
Plan. The submitted concept plan depicts six (6) 6 Alex building and two (2) 8 Alex buildings, all
two-story in height and the 8 plex buildings only proposed along Ustick. The proposed 6 plex
buildings are only two-story in the center of the building with the outer units being shown with an
elevated roofline and apparent bonus room or vaulted ceilings; no more than four(4) units are
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Item#2.
on the first floor of each building. The site is shown with a looping drive aisle due to the odd
shape of the parcel that has parking on both sides and the clubhouse and playground area in the
center of the project. Because of the existing common lot between this parcel and the Woodburn
Subdivision to the north, the two-story buildings are proposed with a relatively large physical
separation. In addition, at least three of the homes closest to the subject site are two-story in
height. The Applicant is also showing open space adjacent to the single-family home to the
northeast taking access via a private drive. Along the west boundary, the Applicant is showing a
1 S foot buffer that would be adjacent to a future road extension (NW 11 th Avenue)for a majority
of this shared property line—the existing single-family home on this adjacent property is located
on the west side of its lot, approximately 100 feet from the shared property line. Therefore, Staff
finds the Applicant has provided appropriate building massing, open space locations and buffer
widths, and appropriate transition of residential use and density to adjacent residential uses.
Because of this analysis, Stafffinds the proposed project and use of affordable multi family
residential to be generally consistent with the Comprehensive Plan. Specific Comprehensive Plan
policies are discussed and analyzed below.
The City may require a development agreement(DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A.In order to ensure the site develops as proposed with this
application and phasing plan, Staff recommends a DA as a provision of annexation with the
provisions included in Section VIII.A1. The DA is required to be signed by the property
owner(s)/developer and returned to the City within 6 months of the Council granting the
annexation for approval.
B. Comprehensive Plan Policies (https:llwww.meridiancioy.or /g compplan):
The applicable Comprehensive Plan policies are cited below with Staff analysis in italics.
"Consider providing incentives to developers that produce affordable housing units as defined by
federal and state agencies."(2.01.01I).Although the City does not provide economic or
dimensional relief to Applicants for affordable housing, Stafffinds it appropriate to analyze this
project outside of the mixed-use future land use vacuum. In addition, because the use of
affordable housing units is in great need within the City of Meridian, Staff has proposed DA
provisions to ensure the proposed use is maintained for many years to come.
"Establish and maintain levels of service for public facilities and services, including water, sewer,
police,transportation, schools, fire, and parks"(3.02.01G).All City services are available for the
subject site. West Ada School District(WASD) has submitted a letter noting that approximately
24 school aged children could be housed in the future development and all schools in the
applicable attendance areas currently have capacity to accommodate additional children.ACHD
has provided a staff report that analyzed the proposed project and has approved the submitted
conceptual plan, use, and transportation element.
"Avoid the concentration of any one housing type or lot size in any geographical area;provide for
diverse housing types throughout the City."(2.01.01 G). As noted above, the proposed use of
affordable multi family housing can be considered a separate residential use and Staff has
chosen to view it in this way. Traditional multi family residential exists to the southeast of the site
on the south side of Ustick and townhome style multi family is proposed on a portion of the C-C
property directly to the east; detached single-family residential exists to the south, west, and
north of the subject site and are all zoned R-8. The multi family component of the use would be a
new use on the north side of Ustick in this area; the affordable housing component of the use
would be a use the City of Meridian has not seen in many years in anyplace in the City. Staff
supports the proposed use.
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Item#2.
"Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity."(2.02.01D).Despite the project being on an odd shaped parcel with
many constraints, the submitted concept plan depicts robust pedestrian facilities throughout the
site and to adjacent parcels. The Applicant is showing multiple connections to the existing
arterial sidewalk as well as a pedestrian connection to the east property line and at the very
northwest corner of the site for future connectivity. Due to the requirements of the project to the
east, it is anticipated the pedestrian facilities will be continued within the commercial component
of that project. In addition, the connection at the northwest corner would connect to the attached
sidewalk along the future extension of NW 1Ph Avenue.Additional pedestrian connectivity may be
required with the future CUP application.
"Encourage a variety of housing types that meet the needs,preferences, and financial capabilities
of Meridian's present and future residents."(2.01.02D).Proposed use of affordable multi family
housing units is encouraged to assist in meeting the needs of present and future residents based
on their financial capabilities.
In addition to general comprehensive plan policies, Staff finds the following mixed-use policies
are also met with the proposed development:
• A mixed use project should include at least three types of land uses. Exceptions may be
granted for smaller sites on a case-by-case basis. This land use is not intended for high
density residential development alone.
• All mixed use projects should be accessible to adjacent neighborhoods by both vehicles and
pedestrians. Pedestrian circulation should be convenient and interconnect different land use
types. Vehicle connectivity should not rely on arterial streets for neighborhood access.
• All mixed use projects should be accessible to adjacent neighborhoods by both vehicles and
pedestrians. Pedestrian circulation should be convenient and interconnect different land use
types. Vehicle connectivity should not rely on arterial streets for neighborhood access.
• All mixed use projects should be accessible to adjacent neighborhoods by both vehicles and
pedestrians. Pedestrian circulation should be convenient and interconnect different land use
types. Vehicle connectivity should not rely on arterial streets for neighborhood access.
Staff finds this development to be generally consistent with the Comprehensive Plan.
C. Existing Structures/Site Improvements:
There is one existing structure on the property that appears to be a large concrete structure. This
structure will be removed upon project development. In addition,there is existing 5-foot wide
detached sidewalk along Ustick Road that will be protected and maintained during construction.
D. Proposed Use Analysis:
The proposed use of Multi-Family Residential is a conditional use in the requested R-15 zoning
district. Staff has included analysis on the proposed use in relation to adjacent properties and the
underlying future land use in the Comprehensive Plan section above.All required specific use
standards for the proposed use will be analyzed with the future CUP applications.
E. Dimensional Standards(UDC 11-2):
The Applicant is proposing to annex the subject property into the City with the R-15 zoning
district.As noted above,the proposed use is multi-family so the use is proposed on one lot and
will therefore meet the minimum lot size requirement of 2,500 square feet. In addition,multi-
family residential specific use standards require at least 10 feet of separation between buildings
and to any property line. According to the submitted concept plan,the Applicant is in compliance
with this dimensional standard.
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Item#2.
The R-15 zoning district has a minimum landscape buffer requirement of 25 feet to any adjacent
arterial street. The submitted concept plan shows this 25-foot landscape buffer to W. Ustick
compliant with the required dimensional standards.
The R-15 zoning district has a maximum height limit of 40 feet. The submitted conceptual
elevations do not depict measurements but all buildings are proposed as two-story in height so
Staff is not concerned with the Applicant meeting this standard. With a future CUP application,
Staff will confirm conformance with the required dimensional standards of the R-15 zone and the
multi-family residential project specific use standards(11-4-3-27).
F. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant has submitted conceptual elevations of the future multi-family 6-plex buildings but
not of the noted 8-plex buildings. Multi-family residential projects require Administrative Design
Review(DES) approval with future applications so Staff will perform a thorough analysis at that
time. The Applicant has the option to submit concurrently for design review with their future
CUP application.
Initial review of the conceptual elevations depicts a 6 plex building with varying roofprofiles and
materials including stone,fiber-cement lap siding, and board&batten in different layouts. The
elevations also depict the tallest portion of the buildings to face in towards the site which appears
to minimize the building massing facing adjacent properties.
G. Access(UDC 11-3A-3, I1-3H-4):
Access is proposed to W. Ustick Road(arterial)via construction of a new local street connection
at the very southeast corner of the site in alignment with N. Blairmore Way on the south side of
W.Ustick Road. The submitted plans show this new road to extend from Ustick and then
terminate at the north property boundary to be a total of approximately 100 feet in length. Access
to the multi-family residential buildings is proposed off of this new local street segment in the
form of a driveway connection on its west side. All parking and access to the proposed units are
off of this drive aisle that loops through the site.
There is an existing home at the northeast corner of the subject property that currently takes
access to Ustick Road via a private lane easement,N. Cooper Lane.According to the Applicant,
the existing location of this private lane and curb cut are not in the correct position per the
recorded easement. In fact,the Applicant has stated the easement is located further east and in
alignment with the proposed local street extension. Therefore,the Applicant does not have to
relocate the easement so long as access is still being provided as proposed. In addition,the
Applicant is proposing to construct a new segment of private driveway for this homeowner to
have access to the new local street. ACHD has offered their support of the proposed access and
driveway connections for the project.
Local street access is not currently available to serve this site. Further,the applicant should
provide cross access to the eastern parcel to allow access to the planned commercial uses and
reciprocate access as was required with the adjacent eastern property. The executed cross access
agreement should be submitted with the future CZC application.
As noted above, there is a small area of existing right-of-way for NW 11 th Avenue abutting the
subject site at the very northwest corner. It is anticipated this public road would be extended
wholly on the property to the west except for the sliver of right-of-way aforementioned(see
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Item#2.
exhibit to the right). The property to the west has an additional W
public street stub to their west boundary from Tetherow LU
Crossing Subdivision currently under development. Therefore, y
the property to the west would be responsible for two public =
street extensions within the MDR designation. Code calls for
cross-access between parcels but because of the proposed
development and site constraints, Staff does not find it necessary
to require a stub to the west boundary for future connectivity.
Further, Stafffinds if a connection were to be required, it would
promote cross-access through parking drive aisles meant to
serve the future residents of this site; this would create more of ,' §
b /
a thoroughfare for residential traffic through this drive aisle =
that is intended for parking and access to the multi family units.
Commission and Council should determine if cross-access to the
west is needed for this property in spite of these factors.
In general, Staff supports the proposed transportation element of
the subject project and site. PAM XA&
H. Parking(UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table H-
3C-6B for residential uses based on the number of bedrooms per unit and should include guest
spaces based on the ratio of one(1) space for every 10 dwelling units. Because this application
does not directly analyze unit count, Staff will confirm compliance with these standards with the
future CUP submittal for the proposed use. In anticipation of this review,the Applicant did
provide conceptual bedroom and parking counts on the conceptual site plan.According to these
numbers, a minimum of 105 parking spaces(at least 52 covered spaces)would be required for the
conceptual 52 units and includes the required five(5)guest spaces. The conceptual site plan
shows a total of 115 parking spaces, of which 52 are proposed to be covered.
Initial review of the concept plan does not give Staff concern over the amount of parking due to
the anticipated number of spaces being above the requirement and Staff sees a few areas on the
site plan to include a few additional spaces.
I. Sidewalks(UDC 11-3A-17):
A 5-foot wide detached sidewalk is existing along W.Ustick Road. The Applicant is also
proposing attached sidewalks and other micro-paths throughout the entire site. The proposed
sidewalks and micro-paths will be analyzed against UDC dimensional requirements with the
future CUP application.
In addition to the proposed sidewalks and micro paths shown on the concept plan, Staff is
recommending an additional pathway along the north boundary to help activate the approved
open space from the Woodburn Subdivision that is the area of the piped Lemp Canal directly
behind six(6) existing homes. Staff believes a gravel pathway suitable for at least walking should
meander through this area of the site, behind a few of the proposed buildings, so this open space
area is not walled off any more than it has been by the Woodburn Subdivision. Despite this area
not being apart of this project or property, this Applicant could work with the Woodburn
Subdivision to better utilize and access this space for a public benefit. Staff is not recommending
the Lemp Canal area be further improved but is recommending better access is provided from
within this project to this area so it could be utilized by both project areas. Staff is recommending
a DA provision in line with this discussion.
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Item#2.
J. Waterways(UDC 11-3A-6):
The Lemp Canal abuts the subject site along the north property boundary and is already piped. As
noted,this area is owned and maintained by the adjacent Woodburn Subdivision HOA but does
not appear to be fenced off from this subject site. Should this Applicant decide to fence this area
off, Staff will analyze any proposed fencing to ensure compliance with UDC standards for
fencing adjacent to irrigation common lots.
K. Pressurized Irrigation(UDC 11-3A-15):
The Applicant is required to provide a pressurized irrigation system for the development in
accord with 11-3A-15.No irrigation plans have been submitted for this use at this time but Staff
anticipates this will be handled with future development applications,most likely with the future
Certificate of Zoning Compliance that is required prior to building permit submittal. Land
Development will review these plans in more detail at a later date when specific irrigation plans
are submitted.
VI. DECISION
A. Staff:
Staff recommends approval of the requested annexation and zoning with the requirement of a
Development Agreement per the Findings in Section IX of this staff report.
B. The Meridian Planning&Zoning Commission heard these items on January 6,2022. At the
public hearing,the Commission moved to recommend approval of the subject Annexation
request.
1. Summary of Commission public hearing
a. In favor: Erin Anderson,The Housing CompM(Applicant)
b. In opposition:None
C. Commenting: Erin Anderson
d. Written testimony: None
e. Staff presenting application: Joseph Dodson,Associate Planner
f. Other Staff commenting on application: None
2. Ke. ids)of public testimony
a. None
3. Ke, ids)of discussion by Commission:
a. How the project will be managed on-site, specifically if it will be managed 24-hours;
b. Is the project meant to be an age-restricted development—No,per the Applicant;
C. The reasoning behind Staff s recommended additional gravel pathway along the north
boundary;
d. Parameters of project that are more and less important due to the proposed land use
being for affordable housing in lieu of market-rate units;
e. How does Staff envision Cooper Lane and NW 11'being extended in the future;
4. Commission change(s)to Staff recommendation:
a. Modify recommended DA Provision A.1 i to include the Applicant work with the
adjacent HOA of the Woodburn Subdivision to try and share the recommended gravel
pathway within their open space lot that contains the piped irrigation facility_.
5. Outstandingissue(s)ssue(s) for City Council:
a. Staff has not received information regardingtpplicant and the Woodburn HOA
working_together to share the recommended gravel pathway. Staff is not overlX
concerned with this as Parks and Recreation have noted the internal sidewalks are
adequate enough for pedestrian circulation and any future shared pathway could be
Page 10
Page 27
Item#2.
handled by the City and the HOA working together should the City determine it is a
needed pathway segment in the future.
C. City Council:
To be heard at future date.
Page 1 1
Page 28
Item#2.
VII. EXHIBITS
A. Annexation and Zoning Legal Description and Exhibit Map
ANNEXATION
EXHIBIT A
LEGAL DESCRIPTION
Being a portion of the SW114 of the SE114 of the SW114 of Section 36, T 4N, R 1W,
Boise Meridian, City of Meridian, Ada County, Idaho, more particularly described
as follows:
Commencing at the southwest corner of said Section 36 which bears N88"42'44"W a
distance of 2,662.13 feet from the south quarter corner of said Section 36; thence on
the south line of said Section 36 S88"42'44"E a distance of 1,331.05 feet to the west
sixteenth corner of said Section 36 also being the Point of Beginning; thence
continuing on said South line of Section 36 S88"42'44"E a distance of 665.55 feet;
thence N00"23'45"E a distance of 141.63 feet; thence N67"09'18"W a distance of
129.84 feet; thence N71"02'O1"W a distance of 75.67 feet; thence N66"36'48"W a
distance of 55.79 feet; thence N51"23'44"W a distance of 66.02 feet; thence
N47"26'23"W a distance of 78.17 feet; thence N38"28'47"W a distance of 31.20 feet;
thence N72"42'37"W a distance of 123.96 feet; thence N71"13'56"W a distance of
117.61 feet; thence N69"15'27"W a distance of 67.37 feet to a point on said sixteenth
line of Section 36; thence on said sixteenth line of Section 36 S00"20'32"W a distance
of 440.85 feet to the Point of Beginning.
Containing 4.54 Acres more or less
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Page 12
Page 29
Item#2.
N
ANNEXATION
EXHIBIT B
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SW CORNER — -S88'-42'44"E=-665 5`1 - - -
SECTION 36 W 1I16 CQR ER S88°42'44"E-2662,13'BJO.B', USTICK ROAD I`
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Parcel Line Table a STANOP S
Line# Length Bearing J i7 iwi
L1 440.85' 80"20'32"W C) ¢ d
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L2 78,1T N47-25'23'iN � O 00
L3 31 20' N36°28'47'W FOUND MONUMENT
B.O.B.BASIS OF BEARING
L4 123.96 N72'42'37"W P.O.B.POINT OF BEGINNING
L5 117.61' N71°13'56"W P.O.C.POINT OF COMMENCEMENT
L6 6737' N69°16'27"W CITY OF MERIDIAN
L7 129.84' N67°09'18'W
LE 75.67' N71'l)2'01'W
AREA TO BE ANNEXED
L9 55.79' N66°66'48"W
L10 66.02' N51°23 44"W
L11 141.63' ND'23'45"E
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Page 13
Page 30
B. Proposed Concept Plan
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Page 14
Item#2.
C. Conceptual Elevations
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Page 15
Page 32
Item#2.
D. Preliminary Open Space Exhibit
520P WENT UNTES 115PMMNGSPMO 000 UP --1 COVERED PAMINO SPACES
VA5EOS 51 OOUFWD WAQww NEON
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PERCFMAGE OF OPEN SPACE 21%
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Page 16
Page 33
Item#2.
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement(DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance,a DA shall be entered into between the City of
Meridian and the property owner(s)at the time of annexation ordinance adoption.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA
shall, at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the approved
concept plans and conceptual elevations included in Section V11 and the
provisions contained herein.
b. Before the multi-family units are placed in service, Owner and/or Developer shall record
a low-income housing tax credit regulatory agreement with the Ada County Recorder's
Office to restrict the rental rates on the units for a minimum of thirty(30)years to ensure
the units are affordable to individuals and families earning, averaged within the entire
project,no more than sixty percent(60%) of the area median income and provide said
agreement prior to issuance of any building permit for the proposed use.Ewe
deemed to be a third pai4y benefieiafy of said regulatory agr-eemen4.
c. With the first phase of development, any existing structures on the property shall be
removed and all existing driveway curb-cuts to Ustick Road shall be closed.
d. Future structures proposed along the Ustick Road frontage shall provide modulation in
building placement as well as architectural elements.
e. With the future Conditional Use Permit application,the submitted site plan shall depict
the location of cross-access along the east property boundary to ensure cross-access with
Parcel SO436347150.
f. The Applicant shall record a cross-access agreement to the property to the east(Parcel
SO436347150)for easier access to and from the future commercial uses along W. Ustick
Road;the recorded agreement shall be submitted with the future Certificate of Zoning
Compliance application.
g. The Applicant shall deed the required right-of-way for N. Cooper Avenue to ACHD prior
to submitting for Certificate of Zoning Compliance approval.
h. Prior to submitting for Certificate of Zoning Compliance approval,the Applicant shall
deed the required future right-of-way to ACHD for the extension of NW 11'Avenue in
the northwest corner of the property.
i. With the future Conditional Use Permit application,the Applicant shall work with the
adjacent homeowners association(Woodburn Subdivision HOA) to add an additional 5-
foot wide pathway shall be depi, along the north boundary of the site with connections
to the Woodburn Subdivision open space lot and to the internal sidewalks of this project.
Said pathway shall be made of materials that can easily accommodate safe pedestrian
activities(i.e. asphalt, gravel, etc.).
Page 17
Page 34
Item#2.
j. Prior to commencement of the multi-family use on the property,the applicant shall obtain
approval of a conditional use permit and meet the specific use standards set forth in UDC
11-4-3-27.
Page 18
Page 35
Item#2.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 There are no changes to Public Works infrastructure shown with this application.A utility
plan must be submitted and reviewed by Public Works Engineering.
1.2 There is an existing water stub off West Ustick Road that must be utilized or abandoned,
per City Design Standards.
1.3 No permanent structures can be built within a City utility easement including but not
limited to trees, shrubs,buildings, carports,trash enclosures, fences, infiltration trenches,
light poles, etc.
1.4 No sewer services shall cross infiltration trenches.
1.5 A geotechnical report will be required to be submitted with the first building permit
application; any recommendations therein should be followed.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. Minimum cover over sewer mains is
three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and
water mains to and through this development. Applicant may be eligible for a
reimbursement agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public
right of way(include all water services and hydrants). The easement widths shall be 20-
feet wide for a single utility, or 30-feet wide for two. Submit an executed easement(on
the form available from Public Works), a legal description prepared by an Idaho Licensed
Professional Land Surveyor,which must include the area of the easement(marked
EXHIBIT A)and an 81/2"x 11"map with bearings and distances(marked EXHIBIT B)
for review. Both exhibits must be sealed, signed and dated by a Professional Land
Surveyor. DO NOT RECORD.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water(MCC 9-1-28.C). The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
available,a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized,the developer will be responsible for the payment of
assessments for the common areas prior to prior to receiving development plan approval.
2.5 Any structures that are allowed to remain shall be subject to evaluation and possible
reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,
intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall
be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply
with Idaho Code 42-1207 and any other applicable law or regulation.
Page 19
Page 36
Item#2.
2.7 Any wells that will not continue to be used must be properly abandoned according to
Idaho Well Construction Standards Rules administered by the Idaho Department of Water
Resources. The Developer's Engineer shall provide a statement addressing whether there
are any existing wells in the development, and if so,how they will continue to be used,or
provide record of their abandonment.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections(208)375-5211.
2.9 All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
2.10 Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process,prior to the
issuance of a plan approval letter.
2.11 It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
2.12 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.13 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.14 Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill,where footing would sit atop fill material.
2.15 The design engineer shall be required to certify that the street centerline elevations are set
a minimum of 3-feet above the highest established peak groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.16 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have
been installed in accordance with the approved design plans. This certification will be
required before a certificate of occupancy is issued for any structures within the project.
2.17 At the completion of the project,the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any
structures within the project.
2.18 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A
copy of the standards can be found at
http://www.meridianci ty.orglpublic_works.aVx?id=272.
2.19 The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20%of the total construction cost for all completed sewer,water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety,which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
Page 20
Page 37
Item#2.
C. NAMPA MERIDIAN IRRIGATION DISTRICT(NMID)
https://weblink.meridianciN.org/WebLink/DocView.gyp x?id=248514&dbid=0&repo=MeridianC
Lty
D. WEST ADA SCHOOL DISTRICT(WASD)
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=248414&dbid=0&repo=MeridianC
Lty
E. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridianciiy.org/WebLink/Doc View.aspx?id=248753&dbid=0&repo=MeridianC
Lty
IX. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
Required Findings: Upon recommendation from the commission,the council shall make a
full investigation and shall,at the public hearing,review the application.In order to grant
an annexation and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
Commission finds the proposed zoning map amendment to annex the property into the City of
Meridian with the R-15 zoning district with the proposed affordable multi family residential
use and site design is consistent with the Comprehensive Plan, if all conditions of approval
are met.
2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
Commission finds the proposed zoning map amendment and the requested development
complies with the regulations outlined in the requested R-15 zoning district and is consistent
with the purpose statement of the requested zone.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Commission finds the proposed zoning map amendment should not be detrimental to the
public health, safety and welfare, especially if all conditions of approval are met.
4. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the city including,but not
limited to, school districts; and
Commission finds the proposed zoning map amendment will not result in an adverse impact
on the delivery of services by any political subdivision providing public services within the
City.
5. The annexation(as applicable)is in the best interest of city.
Commission finds the annexation is in the best interest of the City, if the applicant enters into
a development agreement with the City and agrees to develop the property as an affordable
housing project as proposed.
Page 21
Page 38
E IDIAN.;---
Applicant's Presentation
Page 4
The Housing Company
Wood Rose Apartments
1160 W Ustick Zoning and Annexation
The ousingCompany
Brought to yoU by Idaho Housing and FnarcePssociation
The Housing Company, an Idaho nonprofit corporation
Our Purpose:
The Housing Company is a nonprofit organized in 1990 with the mission to address the
concern of an inadequate supply of affordable, decent rental housing within the state of
Idaho and recently surrounding states. We play an active role in bringing affordable
housing resources to areas of the state not being adequately served. Through local
public/private partnerships we have been able to bring creative housing solutions to
areas struggling with insufficient housing. Our goal is to partner with local government
and other interested parties to solve local housing needs.
We have developed more than 800 units in two dozen affordable rental communities. The
Housing Company provides professional property management services for affordable
apartment communities serving low-income families, seniors, and the disabled.
We own our properties in the long term and take pride in building an asset for the
community that will stand the test of time. We are able to put together complex financing
in order to make these housing communities a reality.
Our nearest developments are Moon Valley Apartments in Star, Nampa Duplexes, and
Hazel Park in Caldwell. We also have Canyon Terrace in Nampa and Sunset Landing in
Caldwell under construction.
rh ousingConWany
Brought to you by Idaho Housing and Fina—AssooiI
CompanyThe Housing
What is Affordable Housing?
There are a number of affordable housing programs. The most common one
utilized today for new construction is IRS program Section 42 — The
Housing Tax Credit. It is not the same as what people think of as
"subsidized housing" or "Section 8". With this program, a private investor
such as a bank or insurance company will become a partner in the project
and provide equity to the project in return for ten years worth of federal tax
credits.
•Residents must be income and program eligible
•Rent that a Section 42 resident pays is based on a fixed rental fee for the
unit size that is lower than the average market rate rent in the area.
•It is difficult to identify which rental properties participate in the
Section 42 program.
•Application requires:
• Income Verification
• Criminal Background Check
• Credit Check
• Student Status verification
• Household Composition verification
' I E I I • .
Two types of Section 42
Path depends on availability of gap funding. - -
Path should be determined by the end of the
state legislative session.
4% Housing Tax Credit �-
"Non-Competitive" but needs State American --
Rescue Plan Act (ARPA) to fund gap. -
Currently under discussion at state legislative
session. r
9% Housing Tax Credit
Highly Competitive- applications are ranked _ F
using scoring system
If the state ARPA funding for workforce
housing does not go through, we will
need to apply for the 9% credit.
Credit9% Tax A• • •
9% Tax Credit Applications will be due
around August 2022. We were not originally
planning on applying, but due to uncertainty
that the state ARPA funding will be available
we need to consider the possibility.
Ranking incentivizes mixed-income
developments with some of the units
"market rent" or not income restricted.
Under this scenario, we would need to have
11.5% (6) of the units not income restricted
to obtain the points needed to be
competitive.
Mixed income housing is seen as a way to
facilitate or preserve economic
integration, create well-maintained and
amenity rich housing options for low-
income individuals and families, and
increase community acceptance of —
affordable housing, particularly in higher- _--� - -
income neighborhoods.
Potential Resident
• Four
Mother, • Three Person Person
Single Person Sons Household Household
Age(s) Sixties Twenti es Forties Th i rti es
Student w/
Customer Part Time Job Warehouse
Job Servi ce as Cashier I a borer Cook
ncome 301000 38,000 451#180 431#000
Bedrooms
Des i red 1 2 3 3
Rent 741 946 11089 1,089
The Springs Apartments McCall, ID
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Request to remove condition for additional path
We are requesting to remove the condition that there be an additional path along the north boundary for the
following reasons:
1. The likelihood of the Woodburn Subdivision HOA agreeing to put it on their property is very low.Who is
going to maintain it? How will it be paid for?This would require both the HOA and the neighboring single
family property to the west provide an easement to build the path.
2. If it is on our property it is too close to our buildings. Below section shows path is where existing trees are
planned,and would be seven feet away from the building with air conditioner next to them.The only other
place for the air conditioners would be the front of the buildings which would be unattractive.The sides of
the buildings would not be feasible because of the length of the condensate line for the middle apartments.
3. If we move our buildings further south to make additional room for the path it will mean that the fence
along Ustick will need to be eliminated because we will not have adequate setback for a fence. So this
decreases privacy for residents of those buildings.
4. We have concerns about the feasibility of maintaining a gravel path so that it looks good. In order to do it
right it would need to be concrete or asphalt which would be very expensive (4000 sf of pavement if five
feet wide).
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Timeline
Mileston
Zoning and Annexation January-February 2022
CUP and Certificate of Zoning March —April 2022
Appropriateness
Funding Applications January—August, depending
on final determination of
sources available for project.
Building Permit Application Summer 2022 — Winter 2022
Close Financing/Construction July-October 2022 or Spring
start of 2023, depending on
funding availability.
7/tem 77
(:>
E IDIAN*-----,
AGENDA ITEM
ITEM TOPIC: Ordinance No. 22-1965: An Ordinance (Pera Place Subdivision — H-2021-0056
And H-2021-0091) for Annexation of a Parcel of Land Situated in the Southwest Quarter of
Section 27, Township 4 North, Range 1 West, Ada County, Idaho, Including Lots 2 and 3, Block 2
of Black Cat Estates Subdivision No. 2 (Instrument#870382, Records of Ada County Idaho), and
Being More Particularly Described in Attachment "A" and Annexing Certain Lands and Territory,
Situated in Ada County, Idaho, and Adjacent and Contiguous to the Corporate Limits of the City
of Meridian as Requested by the City of Meridian; Establishing and Determining the Land Use
Zoning Classification of 10.01 Acres of Land from RUT to R-8 (Medium Density Residential)
Zoning District in the Meridian City Code; Providing that Copies of this Ordinance shall be Filed
with the Ada County Assessor, the Ada County Recorder, and the Idaho State Tax Commission, as
Required by Law; and Providing for a Summary of the Ordinance; and Providing for a Waiver of
the Reading Rules; and Providing an Effective Date
Page 53
ADA COUNTY RECORDER Phil McGrane 2022-011583
BOISE IDAHO Pgs=5 BONNIE OBERBILLIG 02/02/2022 08:56 AM
CITY OF MERIDIAN, IDAHO NO FEE
CITY OF MERIDIAN ORDINANCE NO. 22-1965
BERNT,BORTON, CAVENER,
BY THE CITY COUNCIL: HOAGLUN, PERREAULT, STRADER
AN ORDINANCE (PERA PLACE SUBDIVISION — H-2021-0056 AND 11-2021-0091)
FOR ANNEXATION OF A PARCEL OF LAND SITUATED IN THE SOUTHWEST
QUARTER OF SECTION 27, TOWNSHIP 4 NORTH, RANGE I HEST, ADA COUNTY,
IDAHO,INCLUDING LOTS 2 AND 3,BLOCK 2 OF BLACK CAT ESTATES SUBDIVISION
NO. 2 (INSTRUMENT # 870382, RECORDS OF ADA COUNTY IDAHO, IDAHO, AND
BEING MORE PARTICULARLY DESCRIBED IN ATTACHMENT "A" AND ANNEXING
CERTAIN LANDS AND TERRITORY, SITUATED IN ADA COUNTY, IDAHO, AND
ADJACENT AND CONTIGUOUS TO THE CORPORATE LIMITS OF THE CITY OF
MERIDIAN AS REQUESTED BY THE CITY OF MERIDIAN; ESTABLISHING AND
DETERMINING THE LAND USE ZONING CLASSIFICATION OF 10.01 ACRES OF LAND
FROM RUT TO R-8 (MEDIUM DENSITY RESIDENTIAL) ZONING DISTRICT IN THE
MERIDIAN CITY CODE; PROVIDING THAT COPIES OF THIS ORDINANCE SHALL BE
FILED WITH THE ADA COUNTY ASSESSOR, THE ADA COUNTY RECORDER, AND
THE IDAHO STATE TAX COMMISSION, AS REQUIRED BY LAW; AND PROVIDING
FOR A SUMMARY OF THE ORDINANCE; AND PROVIDING FOR A WAIVER OF THE
READING RULES; AND PROVIDING AN EFFECTIVE DATE.
BE IT ORDAINED BY THE MAYOR AND THE CITY COUNCIL OF THE CITY OF
MERIDIAN, COUNTY OF ADA, STATE OF IDAHO:
SECTION 1. That the following described land as evidenced by attached Legal Description
herein incorporated by reference as Exhibit"A"are within the corporate limits of the City of Meridian,
Idaho, and that the City of Meridian has received a written request for annexation and re-zoning by
the owner of said property, to-wit: Tony Tseng, Applied Media, Inc.
SECTION 2. That the above-described real property is hereby annexed and re-zoned from
RUT to R-8 (Medium Density Residential) Zoning District in the Meridian City Code.
SECTION 3. That the City has authority pursuant to the laws of the State of Idaho, and the
Ordinances of the City of Meridian to annex and zone said property.
SECTION 4. That the City has complied with all the noticing requirements pursuant to the
laws of the State of Idaho, and the Ordinances of the City of Meridian to annex and re-zone said
property.
SECTION 5. That the City Engineer is hereby directed to alter all use and area maps as well
as the official zoning maps, and all official maps depicting the boundaries and the zoning districts of
the City of Meridian in accordance with this ordinance.
SECTION 6. All ordinances, resolutions, orders or parts thereof in conflict herewith are
hereby repealed,rescinded and annulled.
ANNEXATION ORDINANCE-RE-ZONE ORDINANCE-PERA PLACE SUBDIVISION H-2021-0056&H-2021-0091) Page 1 of 3
SECTION 7. This ordinance shall be in full force and effect from and after its passage,
approval and publication, according to law.
SECTION 8. The Clerk of the City of Meridian shall, within ten (10) days following the
effective date of this ordinance, duly file a certified copy of this ordinance and a map prepared in a
draftsman manner, including the lands herein rezoned, with the following officials of the County of
Ada, State of Idaho, to-wit: the Recorder, Auditor, Treasurer and Assessor and shall also file
simultaneously a certified copy of this ordinance and map with the State Tax Commission of the State
of Idaho.
SECTION 9. That pursuant to the affirmative vote of one-half (1/2) plus one (1) of the
Members of the full Council, the rule requiring two (2) separate readings by title and one (1) reading
in full be, and the same is hereby,dispensed with,and accordingly,this Ordinance shall be in full force
and effect upon its passage, approval and publication.
PASSED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO, this
1st day of February , 2022.
APPROVED BY THE MAYOR OF THE CITY OF MERIDIAN, IDAHO, this
1st day of February 2022.
MAYOR ROBERT E. SIMISON
ATTEST:
CHRIS JOHNSON, CITY CLERK
STATE OF IDAHO, )
County of Ada ) ss:
On this 1st day of February ,2022,before me,the undersigned,a Notary Public in and for said State,
personally appeared ROBERT E.SIMISON and CHRIS JOHNSON known to me to be the Mayor and City Clerk,
respectively,of the City of Meridian,Idaho,and who executed the within instrument,and acknowledged to me that the
City of Meridian executed the same.
IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year first
above written.
NOTARY PUBLIC FOR IDAHO
RESIDING AT: Meridian,ID
MY COMMISSION EXPIRES:3-28-2022
Page 2 of 3
ANNEXATION ORDINANCE—RE-ZONE ORDINANCE—PERA PLACE SUBDIVISION H-2021-0056&H-2021-0091)
CERTIFICATION OF SUMMARY:
William L.M. Naiy, City Attorney of the City of Meridian, Idaho, hereby certifies that the summary
below is true and complete and upon its publication will provide adequate notice to the public.
William L. M. Nary, City Attorne
SUMMARY OF CITY OF MERIDIAN ORDINANCE NO. 22-1965
An Ordinance (Pera Place Subdivision H-2021-0056 & H-2021-0091) for annexation of a parcel of
land situated in the southwest quarter of Section 27, Township 4 North, Range 1 West, Ada County,
Idaho, including Lots 2 and 3, Block 2 of Black Cat Estates Subdivision No. 2 (instrument# 870382,
records of Ada County Idaho, and being more particularly described in the map published herewith;
establishing and determining the land use zoning classification of 10.01 acres of land from RUT to
R-8 (Medium Density Residential) Zoning District in the Meridian City Code; providing that copies
of this ordinance shall be filed with the Ada County Assessor,the Ada County Recorder, and the Idaho
State Tax Commission, as required by law; and providing an effective date. A full text of this
ordinance is available for inspection at City Hall, City of Meridian, 33 East Broadway Avenue,
Meridian, Idaho. This ordinance shall be effective as of the date of publication of this summary.
[Publication to include map as set forth in Exhibit B.]
ANNEXATION ORDINANCE—RE-ZONE ORDINANCE—PERA PLACE SUBDIVISION H-2021-0056&H-2021-0091) Page 4 of 3
EXHIBIT A
Annexation Legal Description
IDAHO 9955 W Emerald St
15GSURVEY Boise, ID 83704
Phone: (208) 846-8570
GROUP Fax: (208) 884-5399
Boundary Description for
Pera Place-City of Meridian Annexation
August 5,2021
A parcel of land situated in the southwest quarter of Section 27,Township 4
North,Range 1 West,Boise Meridian,Ada County,Idaho,including Lots 2 and
3,Block 2 of Black Cat Estates Subdivision No.2,(instrument number 870382,
records of Ada County,Idaho);and being more particularly described as follows:
Commencing at the southwest comer of Section 27,Township 4 North,Range 1
West,Boise Meridian,which bears S00°31'09"W,2637.37 feet from the west
quarter-section comer of Section 27;
Thence N00°31'09"E, 1318.65 feet along the west line of Section 27 to the south
sixteenth-section corner of Section 27;
Thence S89°17'46"E,660.80 feet along the north line of the southwest quarter of
the southwest quarter of Section 27(City of Meridian annexation instrument
number 2020-138111,records of Ada County,Idaho)and the south line of the
north half of the southwest quarter of Section 27(City of Meridian annexation
instrument number 108057325,records of Ada County,Idaho)to the POINT OF
BEGINNING:
Thence continuing S89°17'46"E,728.47 feet along the south line of the
north half of the southwest quarter of Section 27,and the current boundary
of the City of Meridian(City of Meridian annexation instrument number
108057325,records of Ada County,Idaho),to the corner of Vicenza
Commons Subdivision(instrument number 2018-085335,records of Ada
County,Idaho)on the north boundary of Lot 4,Block 2 of Black Cat
Estates Subdivision No.2(Record of Survey instrument number
112020950,records of Ada County,Idaho);
Thence N89°25'46"W,67.40 feet along the north boundary of Lot 4 to the
northeast corner of Lot 3,Block 2 of Black Cat Estates Subdivision No.2;
Thence S00°32'04"W,659.59 feet along the boundary of Lots 3&4 and
the southerly extension thereof to the center line of W.Daphne St.;
Thence N89°16'00"W,660.89 feet along the center line of W.Daphne St.
to the southerly extension of the boundary of Lots 1 &2,Block 2 of Black
Cat Estates Subdivision No.2,and the current boundary of the City o
Page 1 of 2 IL
4
Page 1
IDAHO 9955 W Emerald St
SURVEY Boise, ID 83704
15G
GROUP Phone: (208) 846-8570
Fax: (208) 884.5399
Meridian(City of Meridian annexation instrument number 2020-1 3 8 1 1,
records of Ada County,Idaho);
Thence N00°31'08"E,659.41 feet along the boundary of Lots 1 &2,the
southerly extension thereof,and the current boundary of the City of
Meridian to the POINT OF BEGINNING.
The above-described parcel contains 10.01 acres,more or less.
D
9
Page 2 of 2 OF
S.
Pera Place Subdivision—H-2021-0056 and H-2021-0091— Exhibit A to Annexation Ordinance
EXHIBIT B
1/4 nr
S.28 5.27 l V SCALE 1`120'
0 30 60 120 240
N
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POINT OF BEGINNING UNPLATTED
NW COR. LOT 2
S1/16 660.80' �S89'17'46"E 728.47'
S8917'46"E
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07 N O 4600 W. DAPHNE ST. 4546 W. DAPHNE ST.
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BLOCK 2 I O
BLACK CAT ESTATES "'
SUDDIVISIaN NO 2
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2. uo Suave 2'--252 on :K-3-ANNEXATION,On 8 5 2031 4:32:43 N4
® JOB No.
IDAHO
EXHIBIT DRAWING FOR 2I-252
JSG SURVEY BO iDAH eL°>�T. PERA PLACE — CITY OF MERIDIAN ANNEXATION SHEET NO.
(208)MITM70 1 OF 1
GROUP, LLC SITUATED IN THE SOUTHWEST QUARTER OF SECTION 27, T.4H., R1W, SM, DWG. DATE
ADA COUNTY,IDAHO 8/5/2021
Pera Place Sub—Exhibit B to Annexation Ordinance
7/tem 77
(:>
E IDIAN*-----,
AGENDA ITEM
ITEM TOPIC: Ordinance No. 22-1966: An Ordinance (Pera Place Subdivision - H-2021-0056
& H-2021-0091 Rezone) for Rezone of a Parcel of Land Situated in the North Half of the
Southwest Quarter of Section 27, Township 4 North, Range 1 West, Boise Meridian, Ada County,
Idaho; Establishing and Determining the Land Use Zoning Classification of 6.99 Acres of Land
from R-4 (Medium Low Density Residential) Zoning District to R-8 (Medium Density Residential)
Zoning District in the Meridian City Code; Providing that Copies of this Ordinance shall be Filed
with the Ada County Assessor, the Ada County Recorder, and the Idaho State Tax Commission, as
Required by Law; and Providing for a Summary of the Ordinance; and Providing for a Waiver of
the Reading Rules; and Providing an Effective Date
Page 61
ADA COUNTY RECORDER Phil McGrane 2022-011582
BOISE IDAHO Pgs=5 NIKOLA OLSON 02/02/2022 08:56 AM
CITY OF MERIDIAN, IDAHO NO FEE
CITY OF MERIDIAN ORDINANCE NO. 22-1966
BERNT, BORTON, CAVENER,
BY THE CITY COUNCIL: HOAGLUN, PERREAULT, STRADER
AN ORDINANCE (PERA PLACE SUBDIVISION - H-2021-0056 & H-2021-0091 REZONE)
FOR REZONE OF A PARCEL OF LAND SITUATED IN THE NORTH HALF OF THE
SOUTHWEST QUARTER OF SECTION 27, TOWNSHIP 4 NORTH, RANGE 1 WEST,
BOISE MERIDIAN,ADA COUNTY,IDAHO; ESTABLISHING AND DETERMINING THE
LAND USE ZONING CLASSIFICATION OF 6.99 ACRES OF LAND FROM R-4 (MEDIUM
LOW DENSITY RESIDENTIAL) ZONING DISTRICT TO R-8 (MEDIUM DENSITY
RESIDENTIAL) ZONING DISTRICT IN THE MERIDIAN CITY CODE; PROVIDING
THAT COPIES OF THIS ORDINANCE SHALL BE FILED WITH THE ADA COUNTY
ASSESSOR, THE ADA COUNTY RECORDER, AND THE IDAHO STATE TAX
COMMISSION,AS REQUIRED BY LAW; AND PROVIDING FOR A SUMMARY OF THE
ORDINANCE; AND PROVIDING FOR A WAIVER OF THE READING RULES; AND
PROVIDING AN EFFECTIVE DATE.
BE IT ORDAINED BY THE MAYOR AND THE CITY COUNCIL OF THE CITY OF
MERIDIAN, COUNTY OF ADA, STATE OF IDAHO:
SECTION L That the following described land as evidenced by attached Legal Description
herein incorporated by reference as Exhibit "A" is within the corporate limits of the City of Meridian,
Idaho, and that the City of Meridian has received a written request for re-zoning by the owner of said
property, to-wit: Tony T.seng, Applied Media, Inc.
SECTION 2. That the above-described real property is hereby re-zoned from R-4(Medium Low
Density Residential) Zoning District to R-8 (Medium Density Residential) Zoning District in the
Meridian City Code.
SECTION 3. That the City has authority pursuant to the laws of the State of Idaho, and the
Ordinances of the City of Meridian zone said property.
SECTION 4. That the City has complied with all the noticing requirements pursuant to the laws
of the State of Idaho, and the Ordinances of the City of Meridian to re-zone said property.
SECTION 5. That the City Engineer is hereby directed to alter all use and area maps as well as
the official zoning maps, and all official maps depicting the boundaries and the zoning districts of the
City of Meridian in accordance with this ordinance.
SECTION 6, All ordinances,resolutions, orders or parts thereof in conflict herewith are hereby
repealed, rescinded and annulled.
RE-ZONE ORDINANCE—PERA PLACE SUBDIVISION H-2021-0056&H-2021-0091 PAGE 1 OF 3
SECTION 7. This ordinance shall be in full force and effect from and after its passage, approval
and publication, according to law.
SECTION 8. The Clerk of the City of Meridian shall, within ten (10) days following the
effective date of this ordinance, duly file a certified copy of this ordinance and a map prepared in a
draftsman manner, including the lands herein rezoned,with the following officials of the County of Ada,
State of Idaho, to-wit: the Recorder, Auditor, Treasurer and Assessor and shall also file simultaneously
a certified copy of this ordinance and map with the State Tax Commission of the State of Idaho.
SECTION 9. That pursuant to the affirmative vote of one-half(1/2)plus one(1)of the Members
of the full Council,the rule requiring two(2) separate readings by title and one(1)reading in full be, and
the same is hereby, dispensed with, and accordingly,this Ordinance shall be in full force and effect upon
its passage, approval and publication.
PASSED BY THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO, this 1st
day of February 2022.
APPROVED BY THE MAYOR OF THE CITY OF MERIDIAN, IDAHO, this 1st day of
February , 2022.
MAYOR ROBERT E. SIMISON
ATTEST:
CHRIS JOHNSON, CITY CLERK
STATE OF IDAHO, )
) ss:
County of Ada )
On this 1st day of February 2022, before me, the undersigned, a Notary Public in and for said State,
personally appeared ROBERT E. SIMISON and CHRIS JOHNSON known to me to be the Mayor and City Clerk,
respectively,of the City of Meridian,Idaho, and who executed the within instrument,and acknowledged to me that the City
of Meridian executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above
written.
Notary Public for Idaho
Residing At: Meridian,ID
My Commission Expires: 3-28-2022
RE-ZONE ORDINANCE—PERA PLACE SUBDIVISION H-2021-0056&H-2021-0091 PAGE 2 OF 3
j
i
3
CERTIFICATION OF SUMMARY:
i
William L.M. Nary, City Attorney of the City of Meridian, Idaho, hereby certifies that the summary
below is true and complete and upon its publication will provide adequate notice to the public.
Lw)
William L. M. Nary, City Attorney j
SUMMARY OF CITY OF MERIDIAN ORDINANCE NO. 22-1966
An Ordinance (Pera Place Subdivision H-2021-0056 & H-2021-0091) for the rezone of a parcel of land
as defined in the map published herewith; establishing and determining the land use zoning classification
from R-4 (Medium Low Density Residential) Zoning District to R-8 (Medium Density Residential)
Zoning District in the Meridian City Code; providing that copies of this ordinance shall be filed with the
Ada County Assessor, the Ada County Recorder, and the Idaho State Tax Commission, as required by
law; and providing an effective date. A full text of this ordinance is available for inspection at City Hall,
City of Meridian, 33 East Broadway Avenue, Meridian, Idaho. This ordinance shall be effective as of
the date of publication of this summary.
[Publication to include map as set forth in Exhibit A.]
RE-ZONE ORDINANCE-PERA PLACE SUBDIVISION H-2021-0056&H-2021-0091 PAGE 3 OF
Page 64 ',
EXHIBIT A
® I DAH O 9955 W Emerald St
SURVEY Boise, ID 83704
15G GROUP Phone: (208) 846-8570
Fax: (208) 884-5399
Boundary Description for
Pera Place-City of Meridian Rezone R4 to R8
Project No.21-252 December 6,2021
A parcel of land situated in the north half of the southwest quarter of Section 27,
Township 4 North,Range 1 West,Boise Meridian,City of Meridian,Ada County,
Idaho,and being more particularly described as follows:
Commencing at the southwest corner of Section 27,Township 4 North,Range I
West,Boise Meridian,which bears SOO°31'09"W,2637.37 feet from the west
quarter-section corner of Section 27;
Thence NOO°31'09"E, 1505.03 feet along the west line of Section 27 to the
southwest corner of Parcel B (Record of Survey 7768,records of Ada County,
Idaho),the POINT OF BEGINNING:
Thence continuing N00°31'09"E,255.13 feet along the west line of
Section 27 and Parcel B to the corner with Vicenza Subdivision No.2
(Book 110 of Plats at Pages 15670 thru 15673,records of Ada County,
Idaho);
Thence S89°38'12"E,291.82 feet along the boundary of Parcel B,Vicenza
Subdivision No.2,and Vicenza Subdivision No.4(Book 117 of Plats at
Pages 17790 thru 17793,records of Ada County,Idaho);
Thence S 19'35'11"E, 111.85 feet along the boundary of Parcel B and
Vicenza Subdivision No.4 to the corner with Vicenza Commons
Subdivision No. 2(Book 117 of Plats at Pages 17794 thru 17797,records
of Ada County,Idaho);
Thence S34°24'46"E,79,39 feet along the boundary of Parcel B and
Vicenza Commons Subdivision No.2;
Thence S50°46'23"E,89.27 feet along the boundary of Parcel B and
Vicenza Commons Subdivision No.2;
Thence S88°1148"E,896.60 feet along the boundary of Parcel B and
Vicenza Commons Subdivision No.2 to the corner with Vicenza
Commons Subdivision(Book 114 of Plats at Pages 17014 thru 17016
records of Ada County,Idaho);
Page 1 of 2 WWI
G.,91 OF t0F
Pera Place Subdivision—H-2021-0056 and H-2021-0091—Exhibit A to Rezone Ordinance
® IDAHO 9955 W Emerald 5t
SURVEY Boise, ID 83704
GROUP Phone: (208)846-8570
Fax: (208)884-5399
Thence S 12°47'30"E,206.28 feet along the boundary of Parcel B and
Vicenza Commons Subdivision to the south line of the north half of the
southwest quarter of Section 27;
Thence N89°17'46"W,729.47 feet along the south line of the north half of
the southwest quarter and the boundary of Parcel B to the corner with the
5120 N,Black Cat Rd.Parcel(Record of Survey 12801,records of Ada
County,Idaho);
Thence N89°17'41"W,319.20 feet along the boundary of Parcel B and the
5120 N.Black Cat Rd.Parcel to the corner with Parcel A(Record of
Survey 7768,records of Ada County,Idaho);
Thence N00°26'34"E, 155.40 feet along the boundary of Parcel B and
Parcel A;
Thence N44°20'33"W,42.57 feet along the boundary of Parcel B and
Parcel A;
Thence N89°07'48"W,311.37 feet along the boundary of Parcel B and
Parcel A to the POINT OF BEGINNING.
The above-described parcel contains 6.99 acres,more or less.
4L 33
✓�y ��OF IOC
Page 2 of 2L
Pera Place Subdivision—H-2021-0056 and H-2021-0091— Exhibit A to Rezone Ordinance Page 66
Item#4.
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Page 67