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Fairview Lakes – MDA H-2016-0044 1
STAFF REPORT
HEARING DATE: May 24, 2016
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: Una Mas – MDA H-2016-0044
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Grace at Fairview Lakes, requests a modification to the existing development agreement
(MDA) to change the use on the northern portion of the site from apartments to an assisted living and
memory care facility. See Section IX Analysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA as requested by the applicant.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2016-0044 as
presented in the staff report for the hearing date of May 24, 2016, with the following modifications: (Add
any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny H-2016-0044 as presented during
the hearing on May 24, 2016, for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0044 to the hearing date of (insert continued hearing date here) for
the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is generally located on the north side of E. Fairview Avenue, midway between N. Meridian
Road and N. Locust Grove Road, in the south ½ of Section 6, Township 3N., Range 1E.
B. Owners:
Doug Tamura
1124 Santa Maria Drive
Boise, ID 83712
C. Applicant:
Grace at Fairview Lakes
1960 N. Lakes Place
Meridian, ID 83642
Fairview Lakes – MDA H-2016-0044 2
D. Representative:
Same as Applicant/Owner
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a development agreement modification. A public hearing is required
before the City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: May 2 and 16, 2016
C. Radius notices mailed to properties within 300 feet on: April 28, 2016
D. Applicant posted notice on site by: May 14, 2016
VI. LAND USE
A. Existing Land Use(s): This property is mostly developed with a mix of uses consisting of an assisted
living/memory care facility, offices, retail stores, restaurants, flex space, banks, etc.; the reminder of the
site is yet to develop with commercial uses.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Single-family residential properties, zoned R-8
West: Single-family residential properties, zoned R-8
South: E. Fairview Avenue and commercial properties (fuel facility/carwash, vehicle sales), zoned C-G
financial institution, zoned C2 in Ada County.
East: Single-family residential properties, zoned R-8; carwash, zoned C-G
C. History of Previous Actions:
In 2002, this property was annexed and zoned (AZ-02-011) with a development agreement (DA)
(Inst. 102143306).
In 2003, the DA was amended (Inst. 103097614) (MI-03-003) to remove the requirement for traffic
bollards to be placed at the south end of Teare Avenue.
VII. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation: The applicant requests a modification to the
existing development agreement (DA) approved with the annexation and planned development for this
property.
The applicant proposes to modify Section 4, Uses Permitted by this Agreement, of the DA (Instrument
No. 102143306) to reflect the uses and zoning that have subsequently been approved on the site; and
the legal descriptions in Exhibit A to reflect the boundaries of the current zoning districts. Staff also
recommends the second paragraph in Section 4.1 is amended to include updated Comprehensive Plan
information. See proposed changes in Exhibit A.2 shown in strike-out/underline format.
The existing DA states that the northern 9.10 acres of the Fairview Lakes site, which was zoned R-40 at
the time, was approved to develop with a 192-unit apartment complex and that no changes in the uses
specified in the agreement should be approved without modification of the agreement. When the use of
the northern portion of this site was changed from an apartment complex to an assisted living/alzheimer
facility in 2004 (CUP-04-037 & CUP-04-049), and later modified in 2005 (CUP-05-055) to allow a
Fairview Lakes – MDA H-2016-0044 3
congregate care facility in place of the individual studio units, the development agreement should have
been modified accordingly but wasn’t.
Recently, a modification (H-2016-0013) to CUP-04-037 was approved to allow the development of
assisted living units rather than a congregate care facility as previously approved. It was discovered at
that time that the DA had never been amended to allow the residential care facility uses; therefore, a
conditional of approval was included that requires the applicant to apply for a modification to the DA to
update the agreement. The proposed amendment will clean-up the terms of the agreement and the
boundaries of the zoning districts included in the agreement.
VIII. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Change to the Development Agreement
Fairview Lakes – MDA H-2016-0044 4
Exhibit A.1: Vicinity/Zoning Map
C-C
C-C
L-OC-C
C-C
O-T
R-40
C-N
L-O
R-15
R-15
RUT
C-C
R-8
L-O
R1
R-4
R1
C-C
L-O
L-O
RUT
O-T
C2
C-G
R1
R-15
R-15
C2
R-15
R1M
C-G
R-40
R-40
R1
M2
L-O
R-40
L-OR-8L-OC-CL-OC-NC-N
L-O
L-O
R-8
R-4
L-O
R-4
L-O
R-40
C2
I-L
R-2
R1
R1
R-2
RUT
R-15
L-OO-T
O-T
O-T
O-T
R-15
L-O
R-15
L-O
L-O
RUT
R-15
R-40
L-O
O-T
R1
L-O
R-4
R6
O-T
RUT
C-G
R-8
C-G
L-O
R-15
R-8 I-L
RUTR-8
R-8 R-8
RUT
C-C
R-8
R-4
W Cherry Ln
E Chateau Dr
N
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NHickory
W
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NW
8th
St
WWillowbrookDr
N
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A v e
N
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E Blue Heron Ln
NW
9
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Av
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E Carol St
WDelmarDr
NW
2
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N J u s t i n W a y
E Meadowgrass St
N
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WApplegateSt
E Drucker St
E Oakcrest DrW Longford Dr
E N
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N
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N
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W Criterion St
E W o o d b u r y D r
E Clarene St
N
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N
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A v
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W
5
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N
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A v e
N
S n o w
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E Blue Heron St
N
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WNewportSt
WMapleAve
N
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E Cha l l i s St
E Chateau Dr
E Shellbrook Dr
N
T
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NW
10th
Ave
E Carlton AveW State St
NE
2
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3
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NE
4
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N W
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NE
3r
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1 0 t h
A v e
W
C
herryAve
E Druck e r Ln
E Meadow Wood Dr
N
D i x i e
A v e
E Breinholt St
E Tammy St
N
C
a
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WWaterburyDr
NW
5t
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S
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E S h e l lbrook Dr
E Grouse Dr
N
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E Carmel Dr
N
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m
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D
r
NW
11th
Ave
E Willowbrook Dr
E James Court Dr
WMcGlincheyAve
N
L a r c h m o n t
A v e
NW
7th
Ave
E BrownBear St
E
Chateau Dr
E Lochmeadow St
E Clare n e S t
N
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W
a
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N
White
Lily
Ave
WIndianRocksSt
NE
1
0
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Av
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EAshford St
E Locust
V
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Ln
WCarltonAve
E Lochmea d o w
C tN
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W
a
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E Chemise Dr
E Tourmaline St
NW
4
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St
E Gruber Ave
E Badley Ave
E Hunter Dr
E Washington Ave
NW
4
t
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S
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W Cherry Ave
W Washington St
W Maple
Ave
W ElmAve
NE
4
t
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S
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E
B
a
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b
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a
Dr
EMooseSt
E Meadow Wood St
EMooseSt
E WillowBrook Dr
E ApricotCt
N
I b e r i s
A v e
WPackAve
N
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Av
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1
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N
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W CarltonAve
W Woodbury Dr
N
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N
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N Carol St
E BrownBear Ct
E Claren e C t
NW
6thSt
E Wilson Ln
W CreekburySt
E Sothesby St
N
A l v e y
L n
WStoreyAve
W Yost Ave
W
CamelliaAve
EWashington Ave
WLawndaleDr
NW
10th
Ave
W Washington Dr
N
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St
N Sc r i v
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W a y
NW7thSt
NE
3
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S
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W Waterbury Dr
E Win
s
lowSt
E Glenloch St
WTiffanyDr
E Katelyn Dr
W Camellia Ln
E Loop Ln
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NW
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Ave
W
C
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A v e
N Ca
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b
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W
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NW
8th
Ave
N
H i c k o r y
W a y
N
C o u g a r
W a y
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A
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Av
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A v e
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L a r k
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V i e w h i l l
A v e
N
A r r o w
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W a y
WChrisfieldDr
E Apri co t Dr
NW
1
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2
A n d
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S t
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JoyCir
E Grapewood Dr
N
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Pl
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9
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Wo o d C t
N
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P
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WSpicewood Dr
E B a r b a r a
D r
E Barbara Dr
N
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Dr
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V i s t a
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B e a r W a y
NW
3rdSt
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C
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1
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D
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WCreekviewDr
ELynn Dr
WChateauAve
Fairview Lakes – MDA H-2016-0044 5
Exhibit A.2: Proposed Changes to the Development Agreement
Pages 3-4
4. USES PERMITTED BY THIS AGREEMENT:
4.1 The uses allowed pursuant to this Agreement are only those uses allowed under “City’s”
Zoning Ordinance codified at Meridian City Code Section 11-7-2 (F, H, K) which are herein
specified as follows:
Construction and development of the 24.829 acres as follows:
The northernmost 9.10 4.63 acres as R-4015; the 4.13 acres as R-40; the 1.74 acres as C-N,
and the remaining 13.79 acres, adjacent to Fairview Avenue as C-G, with the intent to develop
and construct a 19287-unit apartment complex assisted living facility and a 30 unit memory
care unit for the proposed northern 9.10 4.63 acres. The 4.13 acres zoned R-40 will be used to
build and construct a professional office park. The applicant proposes that the southern
portion be developed as a commercial building site, including a fast-food establishment, two
banks, three commercial buildings, and an office building.
Development shall be consistent with the Meridian Comprehensive Plan Generalized Future
Land Use Map which designates the property as Existing Urban Mixed Use - Community, and
go through the planned development process and as conditional uses.
4.2 No change in the uses specified in this Agreement shall be allowed without modification of this
Agreement.
Fairview Lakes – MDA H-2016-0044 6
Replace the R-40 Legal Description in Exhibit A of the Existing Development Agreement with the
Following Legal Descriptions for the R-15 and R-40 Districts (the Legal Descriptions for the C-N and C-
G districts are not proposed to be modified):
Fairview Lakes – MDA H-2016-0044 7