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HomeMy WebLinkAboutSt. Alphonsus Ambulatory Care Center CUP-00-056BEFORE THE MERIDIAN CITY COUNCIL C/C 02-20-01 IN THE MATTER OF THE REQUEST FOR CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT FOR PROPOSED AMBULATORY CARE CENTER, ZONED L-O AND LOCATED AT THE SOUTHEAST CORNER OF TEN MILE ROAD AND CHERRY LANE, MERIDIAN, IDAHO SAINT ALPHONSUS REGIONAL MEDICAL CENTER, APPLICANT. Case No. CUP-O0-056 FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT The above entitled conditional use permit application having come before the City Council on February 20, 2001, at the hour of 6:30 p.m., at Meridian City Hall, 33 East Idaho Street, Meridian, Idaho, and Shaft Stiles, Planning and Zoning Administrator, appeared and testified, and appearing and testifying on behalf of the Applicant was were Mike Ondracek, Darrell Fugate, Doug Racine and Wes Smith, and appearing in favor of the application was Dennis Durant, and those appearing in opposition, with comments and/or concerns were: Dwayne Lingel, Penny Hanson, Brian Irdndell, and Robert Morrision, and the City Council having duly considered the evidence FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY C_~RE CENTER ZONED L-O / (CUP-O0-056) - 1 and the record in this matter and the Recommendations to City Council issued by the Planning and Zoning Commission who conducted a public hearing and the Council having heard and taken oral and written testimony, and having duly considered the matter, the City Council hereby makes the following Findings of Fact, Conclusions of Law and Decision and Order to-wit: FINDINGS OF FACT 1. A notice of a public hearing on the conditional use permit was published for two (2) consecutive weeks prior to the said public hearing scheduled for February 20, 2001, before the City Council, the first publication appearing and written notice having been mailed to property owners or purchasers of record within three hundred feet (300') of the external boundaries of the property under consideration more than fifteen (15) days prior to said hearing and with the notice of public hearing having been posted upon the property under consideration more than one week before said hearing and the copies of all notices were made available to newspaper, radio and television stations as public service announcements; and the matter having been duly considered by the City Council at the February 20, 2001, public hearing; and the applicant, affected property owners, and government subdivisions providing services within the planning jurisdiction of the City of Meridian, having been given full opportunity to express comments and submit evidence. 2. There has been compliance with all notice and hearing requirements set forth in Idaho Code §67-6509, 6512, and Meridian City Code §§ 11-15-5 and 11-17-5 as FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-00-056) -2 evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof of Posting filed with the staff report. 3. This proposed development request is in an R-4 zone, by reason of the provisions of the Meridian City Code § 11-17-4, a public hearing was required before the City Council on this application. 4. The property is located at the southeast comer of Ten Mile Road and Cherry Lane, Meridian, Idaho. 5. The owner of record of the subject property is Saint Alphonsus Regional Medical Center of Boise, Idaho. 6. Applicant is the owner of record. 7. The subject property is currently zoned R-4. There is currently an application before the City Council for a rezone to DO. The zoning district of L-O is defined within the City of Meridian Zoning and Development Ordinance, Section 11-7-2. 8. The proposed application requests a conditional use permit for a planned unit development for an ambulatory care center. The L-O zoning designation within the City of Meridian Zoning and Development Ordinance requires a conditional use permit be obtained for most uses including those requested by the Applicant. (Meridian City Zoning and Development Ordinance, Section 1 I-8-1). 9. The Meridian City Council recognizes that the proposed application is in compliance with the Meridian Comprehensive Plan. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-00-056) -3 10. The use proposed within the subject application will in fact, constitute a conditional use as determined by City Ordinance. 11. The Meridian City Coundl takes judicial notice of its Zoning, Subdivision and Development Ordinances codified at Titles 11 and 12, Meridian City Code and all current zoning maps thereof and the Comprehensive Plan of the City of Meridian, and Maps and the Ordinance establishing the Impact Area Boundary. 12. Giving due consideration to the comment received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction public facilities and services required by the proposed development will not impose expense upon the public if the following conditions of development are imposed and the following is also found to be required to mitigate the effects of the proposed use and development upon services delivered by political subdivisions providing services to the subject real property within the planning jurisdiction of the City of Meridian: Adopt the Recommendations of Planning and Zoning and Engineering staff as follows: 12.1 Sanitary sewer service to this site is proposed to come from existing mains located in Ten Mile Road and water service from the existing mains on the north side of Cherry Lane and in Ten Mile Road. Main sizing and routing shall be coordinated through the Public Works Dept. as part of the construction plan process. Applicant will be responsible to construct the sewer and water mains to and through this proposed development. Applicant shall provide the Public worlcs department with information on anticipated fire flow and domestic water requirements for the proposed site. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-O0-056) -4 12.2 12.3 12.4 12.5 12.6 In accordance with City Ordinance 11-13-4.B.2., underground year-round pressurized irrigation must be provided to all landscape areas on ske. Applicant shall submit hook-up and design details based on the proposed landscaping. Applicant shall be required to utilize any existing surface or well water for the primary source. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the landscaped areas. In accordance with ACHD's special recommendation to the City of Meridian, Staff recommends that St. Alphonsus provide an Alternative Transportation Program for employees and provide an annual report to ACHD on employee participation. The Applicant is proposing to adjust the existing parcel lines in order to create three (3) different parcels - Parcel 1 (2.77 acres), Parcel 2 (5 acres) and the bank parcel (1.1 acres). The Applicant's intent is to maintain the property configuration in two parcels. Applicant intents to create the bank parcel by reconfiguring the lot lines instead of a lot line adjustment application or a record of survey. The Site Plan (Sheet SD-lA) shows a 30-foot entry drive along the south property boundary from Ten Mile Road into the site interior. Fifteen (15) parring stalls are proposed along this boundary, all of which would take direct access off the driveway, but the Applicant shall reduce the number of parking stalls along the south boundary line adjacent to the Ten Mile Road access to eliminate conflict between cars entering the site and cars baddng out of these spaces. Applicant has eliminated (3) spaces to allow for a 100-foot long internal stack space per the traffic engineer. The trash endosures shall be placed near the bank parcel to the east to allow for waste track access. 12.7 12.8 The compactor at the south end of the service dock should be screened with a block wall or other effective sound barrier to prevent noise pollution to the south. The landscape ordinance prohibits evergreen trees within street buffers. There are several evergreens proposed along Cherry Lane. These trees shall be removed and replaced with deciduous trees. Applicant shall FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-O0-056) -5 submit a revised landscape. The evergreens proposed along the east and southern boundaries are allowed and approved as submitted. 12.9 The Applicant shall add a 6-foot high, vertical wood slat fence along the southerly property line abutting the residential properties. 12.10 The Applicant is not proposing a specific tenant at this tixne for the bank pad shown at the west end of the site. The bard< pad with drive-thru is shown as a concept only- no proposed building elevations were submitted. The Applicant is requesting the City to approve the location and use of the proposed bank as a part of this CUP/PUD application. At a furore date, they will provide detailed building elevations and floorplans under the staff-level building pem~it approval process. The following conditions are placed on the proposed bank pad and are included as conditions of the rezone Development Agreement: The bank parcel, as configured, has been shown for conceptual approval within the context of the proposed rezone. If there are significant modifications, as determined by staff, at the time a specific bank and site configuration are determined, snch modifications shall require application for a modification of the current CUP/PUD application. As a modification, the bank parcel shall be reviewed on its own merit and either approved or denied without jeopardizing or compromising the approval of the current CUP/PUD application for Saint Alphonsus Medical Office Building. Significant modifications will include, but not be limited to, expansion of the total building square footage, addition of any drive-thru aisles, change in building height (e.g. anything above single story), etc. Additionally, in the event a bank project does not materialize, then applicant shall be allowed to develop any other principally allowed DO use on that parcel, subject to staff's review and approval. If the nature of such a development were determined by staff to exceed the conceptual intent of the current CUP/PUD, then that change would also require a modification as noted above. To clarify, any such modification shall be reviewed on its own merit. To darify, the bank parcel is conceptual at this point. 3my future development or action on this parcel is intended to be independent FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PEKMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-O0-056) -6 of the current application and approvals, specifically the ambulatory care/medical office building portion. The bank parcel, in no way, shall jeopardize the ability to proceed with the balance of the development. The construction materials for the proposed bank must include metal roofing and either brick or brid< veneer. The material color palette presented are conceptual at this time. Applicant has freedom to modify colors in the future, subject to staff's review. All required parking stalls must be located w/thin the boundaries of the future bank parcel. As proposed, the row of nine (9) stalls along the east boundary of the bank parcel have no access to the bank. A pedestrian crossing through the landscape planter must be constructed to connect this row of parldng with the bank if these stalls are required as part of the future bank. Applicant has updated the Master Site Development Plan providing an access point through the landscape benn along the east property line of the bank parcel to allow more direct access from these (9) parking stalls to the bank. 12.11 12.12 12.13 12.14 The 25-foot perimeter landscaping buffer on Ten Mile Road and the 35- foot buffer on Cherry Lane abutting the proposed bank pad must be planted as a part of the medical center phase and either be completed or bonded for completion prior to Certificate of Occupancy on the medical center buildings. The proposed boulevard monument sign in the main entry landscape median must be constructed outside the clear vision triangle and should be setback a minimum of five (5) feet from the property line. As a PUD, a minimum of 10% of the gross land area must be either open space or landscaped area. The Site Plan shows a total of 111,397 s.fi of landscaped area on the site, which exceeds the City's minimum area requirement. Off-street parldng shall be provided in accordance w/th Section 11-13 of the City of Meridian Zoning and Development Ordinance and/or as detailed in site-specific requirements. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-O0-056) -7 12.15 Paving and striping shall be in accordance with the standards set forth in Sections 11-13-4.D. and 11-13-4.E. of the City of Meridian Zoning and Development Ordinance and in accordance with Americans with Disabilities Act (ADA) requirements. 12.16 A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parldng areas. All site drainage shall be contained and disposed of on-site. 12.17 Outside lighting shall be designed and placed so as to not direct illumination on any nearby residential areas and in accordance with City Ordinance Section 11-13-4.C. 12.18 Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 12.19 Ail irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 12.20 Provide a minimum of one (1) two-inch (2") caliper tree per 1,500 sq. ft. of asphalt area on the site in accordance with City Ordinance Section 11- I3-4.B.3.c. 12.21 All trash and/or garbage collection areas shall be enclosed on at least three (3) sides in accordance with City Ordinance Section 11-12-1 .C. Coordinate trash enclosure locations and construction requirements with Sanitary Service Company (SSC) and provide a letter of approval from SSC to the Planning & Zoning Department prior to applying for building permits. 12.22 Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAiNT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-O0-056) -8 12.23 All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. 12.24 All construction shall conform to the requirements of the Americans with Disabilities Act. 12.25 The "Hours of Business Operation" shall be defined as "Hours during which the facility is actually open for business and patients are on the premises being seen or treated." Additionally, to clarify facility nmintenance, before or after hours staff preparation or other similar activities occurring when the facility is not open for business are not subject to "Hours of Business Operation" restrictions. Adopt the Recommendations of the Central District Health Department as follows: 12.27 · ' t The Apphcant s central sewage and central water plans mus be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 12.28 Run-off is not to create a mosquito breeding problem. 12.29 Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 12.30 The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. Adopt the Recommendations of the ACHD as imposed upon the rezone application, (RZ-00-010), as follows: 12.31 Construct a 30 to 35-foot wide right-in/right-out driveway on Ten Mile Road located approximately 220-feet south of the signalized intersection at Cherry Lane as proposed. Construct a six-inch raised median in the center ofTen Mile Road, from a point 10-feet south of the stop bar at the intersection to a point approximately 40-feet south of the southern edge of driveway. The median shall be constructed to NOT restrict the existing driveways on Ten Mile Road. Coordinate the design and location of the FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-00-056) -9 median with District staff. Submit a design of the median to the District's Traffic Service's Supervisor for review and a letter of approval. 12.32 Construct a 30 to 35-foot wide right-in/right-out driveway on Cherry Lane located approximately 230-feet east of the signalized intersection at Ten Mile Road as proposed. Construct an on-site median to restrict the driveway to fight-in/right-out operations. Submit a design of the median to the District's Traffic Service's Supervisor for review and a letter of approval. Sign the driveway for right mm movements. The applicant may construct this driveway a maximum width of 40-feet to accommodate the on-site median. 12.33 Construct a 46-foot wide driveway on Cherry Lane located to align or offset a minimum of 150-feet from any existing or proposed driveways. Submit a site plan that indicates existing driveway locations on the north side of Cherry Lane to verify that the proposed driveway meets District policy. The eastern most driveway on Cherry Lane shall be shifted approximately 60 feet to the east to accommodate this policy. The revised Master Site Development Plan reflects this change. An island is required within the driveway and should be constructed a minimum of 4- feet wide and located outside of the public right-of-way. 12.34 Construct a 30 to 35-foot wide driveway on Cherry Lane located to align or offset a minimum of 150-feet from any existing or proposed driveways. Submit a site plan that indicates existing driveway locations on the north side of Cherry Lane to verify that the proposed driveway meets District policy. 12.35 Pave all of the driveways their full width and at least 30-feet into the site beyond the edge of pavement with 15-foot curb radii. 12.36 Replace any unused curb cuts on Ten Mile Road or Cherry Lane with standard curb, gutter and concrete sidewalk to match existing improvements. 12.37 Replace any damaged curb, gutter and/or sidewalk on Cherry Lane or Ten Mile Road with new curb, gutter and/or concrete sidewalk to match existing improvements. Segments to be replaced shall be determined by ACHD Construction Services staff. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-O0-056) - 10 12.38 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. 12.39 Other than the access points specifically approved with this application, direct lot or parcel access to Ten Mile Road or Cherry Lane is prohibited. Adopt the additional action of the Council from their February 20, 2001, meeting by incorporating the Applicant's letter of 02/12/01 as follows: 12.40 Pertaining to the site lighting, the application shall comply with the ordinance requirements, and specifically, the site lighting shall be designed so that light does not directly reflect or spill over into adjacent residential districts, that the site lighting arrangement shall be approved by the City Engineer and that applicant comply with the listed site lighting standards. A Conceptual Site Lighting Plan has been submitted to show the proposed site lighting arrangements, light levels and fixture types, and is on file with the City Clerk's office. 13. The proposed uses within the subject application will be harmonious with and in accordance with the Meridian Comprehensive Plan and the City of Meridian Zoning and Development Ordinance because: 13.1 The subject property is designated on the "Generalized Land Use Map" as "Existing Urban". 14. The uses proposed within the subject application subject to the conditions herein ordered will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance or intended character of the general vidnity and that such uses will not change the intended essential character of the same area. 15. The uses proposed within the subject application will not be hazardous or disturbing to existing or future neighboring uses. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-O0-056) -11 16. The uses proposed within the subject application will be served adequately by central public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, and sewer. 17. The uses proposed within the subject application will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. 18. The development will not result in the destruction, loss or damage of natural or scenic feature of major importance relating to the property. CONCLUSIONS OF LAW 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975" hereinafter referred to for convenience as the "Act" codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council may exercise all the powers required and authorized under the "Act" except the power to adopt ordinances by the establishment of a Planning and Zoning Commission by ordinance pursuant to Idaho Code Section 67-6504 whicb the City Council of the City of Meridian has established by the passage of the "City of Meridian Zoning and Development Ordinance" at Titles XI and XII, Chapter I, Meridian City Code. FINDINGS OF FACT AND CONCLUSIONS OF [dkW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-O0-056) - 12 3. As part of a zoning ordinance the City Council can, subject to hearing and notice provision required, provide for the process of special and/or conditional use permits which a proposed use is otherwise prohibited by the terms of the ordinance but allowed with conditions under the specific provisions of the ordinance which the City of Meridian has done in the adoption of its zoning ordinances. 4. The City Council has the duty and responsibility to review the facts and circumstances of each application for special use pemfit to determine prior to granting the same that the evidential showing supports the finding that the following standards are met and that the proposed development: (Meridian City Code § 11-17-3) a. Will, in fact, constitute a conditional use as determined by City policy; b. Will be harmonious with and in accordance with the Comprehensive Plan and this Ordinance; c. Will be designed, constructed, operated and maintained to be hannonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; d. uses; e. Will not be hazardous or disturbing to existing or future neighboring Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; f. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-00-056) - 13 g. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; h. Will not result in the destruction, loss or damage of a natural or scenic featttre of major importance. 5. Prior to granting a conditional use permit in asa Limited Office District (L-O), a public heating shall be conducted with notice to be published and provided to property owners or purchasers of record within three hundred feet (300') of the external boundaries of the land under consideration for the conditional use permit ali in accordance with the provisions of Meridian City Code § 11-17-5 City of Meridian Zoning and Development Ordinance, which provides as follows: "Prior to approving a Conditional Use Permit, the applicant and the Commission and Council shall follow notice and heating procedures provided in Chapter 15 of this Tide. Provided, however, that conditional use applications for land in Old Town and in industrial and commercial districts shall only be required to have one public heating which shall be held before the Planning and Zoning Commission; and after the recommendation of the Commission is made, the application shall go before the City Council without a public hearing and the Council may approve, deny, or modify the recommendation of the Commission." 6. Following the public hearing and within 45 days after the conclusion of the public hearing the Commission shall, transmit its recommendations to the Meridian City Council with supportive reasons. The Commission shall recommend that the application be approved, approved with conditions or denied. The Commission shall ensure that any approval or approval with conditions of an application shall be in accordance with Meridian Comprehensive Plan, City of FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-O0-056) - 14 Meridian Zoning and Development Ordinance, and Idaho State law. (Meridian City Code § 11-17-6) 7. When the City Council approves a conditional use permit it may impose conditions of that approval that reasonably: A. Minimize adverse impact on other development; B. Control the sequence and timing of development; C. Control the duration of development; D. Assure that the development is maintained property; E. Designate the exact location and nature of the development; F. Require the provision for on-site public facilities or services; and G. Require more restrictive standards than those generally required, in this Ordinance. 8. The City of Meridian has, by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 21, 1993, Ord. 629, January 4, 1994 and Maps. DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT SUBJECT TO CONDITIONS NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING FINDINGS OF FACT AND CONCLUSIONS OF LAW, the City Council does hereby ORDER and this does Order that: I. That the above named applicant is granted a conditional use pern~it for FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-00-056) - 15 a planned trait development for an ambulatory care center, subject to the following conditions of use and development: Adopt the Recommendations of Planning and Zoning and Engineering staff as follows: 1.1 Sanitary sewer service to this site is proposed to come from existing mains located in Ten Mile Road and water service from the existing mains on the north side of Cherry Lane and in Ten Mile Road. Main sizing and routing shall be coordinated through the Public Works Dept. as part of the construction plan process. Applicant will be responsible to construct the sewer and water mains to and through this proposed development. Applicant shall provide the Public worlcs department with information on anticipated fire flow and domestic water requirements for the proposed site. 1.2 In accordance with City Ordinance 11-13-4.B.2., underground year-round pressurized irrigation must be provided to all landscape areas on site. Applicant shall submit hook-up and design details based on the proposed landscaping. Applicant shall be required to utilize any existing surface or well water for the primary source. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the landscaped areas. 1.3 In accordance with ACHD's special recommendation to the City of Meridian, Staff recommends that St. Alphonsus provide an Alternative Transportation Program for employees and provide an annual report to ACHD on employee participation. 1.4 The Applicant is proposing to adjust the existing parcel lines in order to create three (3) different parcels - Parcel 1 (2.77 acres), Parcel 2 (5 acres) and the bank parcel (1.1 acres). The Applicant's intent is to maintain the property configuration in two parcels. Applicant intents to create the bank parcel by reconfiguring the lot lines instead of a lot line adjustment application or a record of survey. 1.5 The Site Plan (Sheet SD-lA) shows a 30-foot entry drive along the south property boundary from Ten Mile Road into the site interior. Fifteen (15) parking stalls are proposed along this boundary, all of which would take FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-O0-056) - i6 direct access off the driveway, but the Applicant shall reduce the number of parking stalls along the south boundary line adjacent to the Ten Mile Road access to eliminate conflict between cars entering the site and cars bacMng out of these spaces. Applicant has eliminated (3) spaces to allow for a 100-foot long internal stack space per the traffic engineer. 1.6 The trash enclosures shall be placed near the bank parcel to the east to allow for waste truck access. 1.7 The compactor at the south end of the service dock should be screened with a block wall or other effective sound barrier to prevent noise pollution to the south. 1.8 The landscape ordinance prohibits evergreen trees within street buffers. There are several evergreens proposed along Cherry Lane. These trees shall be removed and replaced with deciduous trees. Applicant shall submit a revised landscape. The evergreens proposed along the east and southern boundaries are allowed and approved as submitted. 1.9 The Applicant shall add a 6-foot high, vertical wood slat fence along the southerly property line abutting the residential properties. 1.10 The Applicant is not proposing a specific tenant at this time for the bank pad shown at the west end of the site. The bank pad with drive-thru is shown as a concept only - no proposed building elevations were submitted. The Applicant is requesting the City to approve the location and use of the proposed bank as a part of this CUP/PUD application. At a future date, they will provide detailed building elevations and floorplans under the staff-level building permit approval process. The following conditions are placed on the proposed bank pad and are included as conditions of the rezone Development Agreement: The bank parcel, as configured, has been shown for conceptual approval within the context of the proposed rezone. If there are significant modifications, as determined by staff, at the time a specific banlc and site configuration are determined, such modifications shall require application for a modification of the current CUP/PUD application. As a modification, the bank parcel shall be reviewed on its own merit and either approved or denied without jeopardizing or compromising the approval of the current FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-O0-056) -I7 CUP/PUD application for Saint Alphonsus Medical Office Building. Significant modifications will indude, but not be limited to, expansion of the total building square footage, addition of any drive-thru aisles, change in building height (e.g. anything above single story), etc. Additionally, in the event a bank project does not materialize, then applicant shall be allowed to develop any other principally allowed L-O use on that parcel, subject to staff's review and approval. If the nature of such a development were determined by staff to exceed the conceptual intent of the current CUP/PUD, then that change would also require a modification as noted above. To clarify, any such modification shall be reviewed on its own merit. To clarify, the bani< parcel is conceptual at this point. Any future development or action on this parcel is intended to be independent of the current application and approvals, specifically the ambulatory care/medical office building portion. The bank parcel, in no way, shall jeopardize the ability to proceed with the balance of the development. The construction materials for the proposed bank must include metal roofing and either brick or brid< veneer. The material color palette presented are conceptual at this time. Applicant has freedom to modify colors in the future, subject to staff's review. All required parking stalls must be located within the boundaries of the future bank parcel. As proposed, the row of nine (9) stalls along the east boundary of the bank parcel have no access to the bank. A pedestrian crossing through the landscape planter must be constructed to connect this row of parking with the bank if these stalls are required as part of the future bank. Applicant has updated the Master Site Development Plan providing an access point through the landscape berm along the east property line of the bani< parcel to allow more direct access from these (9) parldng stalls to the bank. IA1 The 25-foot perimeter landscaping buffer on Ten Mile Road and the 35- foot buffer on Cherry Lane abutting the proposed bank pad must be planted as a part of the medical center phase and either be completed or FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-00-056) - 18 1.12 1.13 1.14 1.15 1.16 1.17 1.18 1.19 bonded for completion prior to Certificate of Occupancy on the medical center buildings. The proposed boulevard monument sign in the main entry landscape median must be constructed outside the dear vision triangle and should be setback a minimum of five (5) feet from the property line. As a PUD, a minimum of 10% of the gross land area must be either open space or landscaped area. The Site Plan shows a total of 111,397 s.f. of landscaped area on the site, which exceeds the City's minimum area requirement. Off-street parking shall be provided in accordance with Section 11-13 of the City of Meridian Zoning and Development Ordinance and/or as detailed in site-specific requirements. Paving and striping shall be in accordance with the standards set forth in Sections 11-13-4.D. and 11-13-4.E. of the City of Meridian Zoning and Development Ordinance and in accordance with Americans with Disabilities Act (ADA) requirements. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. All site drainage shall be contained and disposed of on-site. Outside lighting shall be designed and placed so as to not direct illumination on any nearby residential areas and in accordance with City Ordinance Section 11-13-4.C. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adiacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-O0-056) - 19 with written confirmation of said approval submitted to the Public Worlcs Department. 1.20 Provide a minimum of one (1) two-inch (2") caliper tree per 1,500 sq. ft. of asphalt area on the site in accordance with City Ordinance Section 11- 13-4.B.3.c. 1.21 All trash and/or garbage collection areas shall be enclosed on at least three (3) sides in accordance with City Ordinance Section 11-12 - I.C. Coordinate trash enclosure locations and construction requirements with Sanitary Service Company (SSC) and provide a letter of approval from SSC to the Planning & Zoning Department prior to applying for building permits. 1.22 Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K. 1.23 All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. 1.24 All construction shall conform to the requirements of the Americans with Disabilities Act. 1.25 The "Hours of Business Operation" shall be defined as "Hours during which the facility is actually open for business and patients are on the premises being seen or treated." Additionally, to darify facility maintenance, before or after hours staff preparation or other similar activities occurring when the facility is not open for business are not subject to "Hours of Business Operation" restrictions. Adopt the Recommendations of the Central District Health Department as follows: 1.27 The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 1.28 Run-off is not to create a mosquito breeding problem. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-O0-056) - 20 .29 Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 1.30 The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. Adopt the Recommendations of the ACHD as imposed upon the rezone application, (RZ-00-010), as follows: 1.31 Construct a 30 to 35-foot wide right-in/right-out driveway on Ten Mile Road located approximately 220-feet south of the signalized intersection at Cherry Lane as proposed. Construct a six-inch raised median in the center ofTen Mile Road, from a point 10-feet south of the stop bar at the intersection to a point approximately 40-feet south of the southern edge of driveway. The median shall be constructed to NOT restrict the existing driveways on Ten Mile Road. Coordinate the design and location of the median with District staff. Submit a design of the median to the District's Traffic Service's Supervisor for review and a letter of approval. 1.32 Construct a 30 to 35-foot wide right-in/right-out driveway on Cherry Lane located approximately 230-feet east of the signalized intersection at Ten Mile Road as proposed. Construct an on-site median to restrict the driveway to right-in/right-out operations. Submit a design of the median to the District's Traffic Service's Supervisor for review and a letter of approval. Sign the driveway for right turn movements. The applicant may construct this driveway a maximum width of 40-feet to accommodate the on-site median. 1.33 Construct a 46-foot wide driveway on Cherry Lane located to align or offset a minimum of 150-feet from any existing or proposed driveways. Submit a site plan that indicates existing driveway locations on the north side of CherW Lane to verify that the proposed driveway meets District policy. The eastern most driveway on Cherry Lane shall be shifted approximately 60 feet to the east to accommodate this policy. The revised Master Site Development Plan reflects this change. An island is required within the driveway and should be constructed a minimum of 4- feet wide and located outside of the public tight-of-way. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-O0-056) - 21 1.34 Construct a 30 to 35-foot wide driveway on Cherry Lane located to align or offset a minimum of 150-feet from any existing or proposed driveways. Submit a site plan that indicates existing driveway locations on the north side of Cherty Lane to verify that the proposed driveway meets District policy. 1.35 Pave all of the driveways their full width and at least 30-feet into the site beyond the edge of pavement with 15-foot curb radii. 1.36 Replace any unused curb cuts on Ten Mile Road or Cherry Lane with standard curb, gutter and concrete sidewalk to match existing improvements. 1.37 Replace any damaged curb, gutter and/or sidewalk on Cherry Lane or Ten Mile Road with new curb, gutter and/or concrete sidewalk to match existing improvements. Segments to be replaced shall be determined by ACHD Construction Services staff. 1.38 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. 1.39 Other than the access points specifically approved with this application, direct lot or parcel access to Ten Mile Road or Cherry Lane is prohibited. Adopt the additional action of the Council from their February 20, 2001, meeting by incorporating the Applicant's letter of 02/12/01 as follows: 1.40 Pertaining to the site lighting, the application shall comply with the ordinance requirements, and specifically, the site lighting shall be designed so that light does not directly reflect or spill over into adjacent residential districts, that the site lighting arrangement shall be approved by the City Engineer and that applicant comply with the listed site lighting standards. A Conceptual Site Lighting Plan has been submitted to show the proposed site lighting arrangements, light levels and f~ture types, and is on tile with the City Clerk's office. 2. The conditions shall be reviewable by the Council pursuant to Meridian City Code § 11-17-9. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-00-056) - 22 3. The above conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application for a conditional use permit. 4. That the City Attorney draft an Order Granting Conditional Use Permit in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Cleric upon the applicant, the Planning and Zoning Department, the Public Works Department and any affected party requesting notice. NOTICE OF FINAL ACTION Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has an interest in real property which may be adversely affected by the issuance or denial of the conditional use permit may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. By action of the City Council at its regular meeting held on the day of /~~ ,2001. ROLL CALL: COUNCILMAN RON ANDERSON VOTED COUNCILMAN KEITH BIRD VOTED b; FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-O0-056) - 23 COUNCILWOMAN TAMMY deWEERD COUNCILWOMAN CHERIE McCANDLESS VOTED__~ VOTED_~ MAYOR ROBERT D. CORRIE (TIE BREAKER) DATED: .w~--~ ~7// VOTED MOTION: APPROVED:~-~' DISAPPROVED: Copy served upon Applicant, Planning and Zoning Department, Public Works Department and the City Attorney. City Clerk Dated: m sg/Z:\Wo tk~vl~Mer idian~Aeridian 15360M~StAls RZ010CUP056\CUPFindings056 FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND ORDER GRANTING CONDITIONAL USE PERMIT BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER ZONED L-O / (CUP-00-056) - 24 BEFORE THE MERIDIAN CITY COUNCIL C/C 02-20-01 IN THE MATTER OF THE APPLICATION OF ) SAINT ALPHONSUS REGIONAL MEDICAL ) CENTER FOR A CONDITIONAL USE PERMIT ) FOR A PLANNED UNIT DEVELOPMENT FOR ) PROPOSED AMBULATORY CARE CENTER, ) ZONED L-O AND LOCATED AT THE ) SOUTHEAST CORNER OF TEN MILE ROAD ) AND CHERRY LANE, MERIDIAN, IDAHO ) ) CASE NO. CUP-00-056 ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT This matter coming before the City Council on the 20°~ day of February, 2001, under the provisions of Meridian City Code § 11-17-4 for final action on conditional use permit application and the Council having received and approving the Recommendation of the Planning and Zoning Commission the Council takes the following action: 1. That the Applicant of the property is granted a conditional use permit for a planned unit development for an ambulatory care center, the proposed application request of a conditional use permit for the construction, development, maintenance and use for an ambulatory care center, as described in the MASTER SITE DEVELOPMENT PLAN - OPTION A, PROPOSED DEVELOPMENT FOR: AMBULATORY SERVICES CENTER, SAINT ALPHONSUS REGIONAL MEDICAL CENTER, CHERRY LANE AND TEN MILE, MERIDIAN, IDAHO, DRAWN: ADR, DATE: 11/27/00, JOB NO. 2K139.01, SHEET SD-lA, BRS ARCHITECTS, SAINT ALPHONSUS REGIONAL MEDICAL CENTER, Developer, ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 1 OF 10 BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER / CUP-00-056 for the development of the aforementioned planned unit development for a planned unit development consisting of an ambulatory care center and which property description is on file in the City Clerk's office. 2. That the above named applicant is granted a conditional use permit for a planned unit development for an ambulatory care center, located at the southeast comer of Ten Mile Road and Cherry Lane, Meridian, Idaho, subject to the following conditions of use and development: Adopt the Recommendations of Planning and Zoning and Engineering staff as follows: 2.1 Sanitary sewer service to this site is proposed to come from existing mains located in Ten Mile Road and water service from the existing mains on the north side of Cherry Lane and in Ten Mile Road. Main sizing and routing shall be coordinated through the Public Works Dept. as part of the construction plan process. Applicant will be responsible to construct the sewer and water mains to and through this proposed 'development. Applicant shall provide the Public works department with information on anticipated fire flow and domestic water requirements for the proposed site. 2.2 In accordance with City Ordinance 11-13-4.B.2., underground year- round pressurized irrigation must be provided to all landscape areas on site. Applicant shall submit hook-up and design details based on the proposed landscaping. Applicant shall be required to utilize any existing surface or well water for the primary source. If City water is proposed as a secondary source, developer shall be responsible to pay water assessments for the landscaped areas. 2.3 In accordance with ACHD's special recommendation to the City of Meridian, Staff recommends that St. Alphonsus provide an Alternative Transportation Program for employees and provide an annual report to ACHD on employee participation. 2.4 The Applicant is proposing to adjust the existing parcel lines in order to create three (3) different parcels - Parcel I (2.77 acres), Parcel 2 (5 ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 2 OF 10 BY SAiNT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER / CUP-00-056 acres) and the bank parcel (1.1 acres). The Applicant's intent is to maintain the property configuration in two parcels. Applicant intents to create the bank parcel by reconfiguring the lot lines instead of a lot line adjustment application or a record of survey. 2.5 The Site Plan (Sheet SD-lA) shows a 30-foot entry drive along the south property boundary from Ten Mile Road into the site interior. Fifteen (15) parldng stalls are proposed along this boundary, all of which would take direct access off the driveway, but the Applicant shall reduce the number of parking stalls along the south boundary line adjacent to the Ten Mile Road access to eliminate conflict between cars entering the site and cars backing out of these spaces. Applicant has eliminated (3) spaces to allow for a 100-foot long internal stack space per the traffic engineer. 2.6 The trash enclosures shall be placed near the bank parcel to the east to allow for waste truck access. 2.7 The compactor at the south end of the service dock should be screened with a block wall or other effective sound barrier to prevent noise pollution to the south. 2.8 The landscape ordinance prohibits evergreen trees within street buffers. There are several evergreens proposed along Cherry Lane. These trees shall be removed and replaced with deciduous trees. Applicant shall submit a revised landscape. The evergreens proposed along the east and southern boundaries are allowed and approved as submitted. 2.9 The Applicant shall add a 6-foot high, vertical wood slat fence along the southerly property line abutting the residential properties. 2.10 The Applicant is not proposing a specific tenant at this time for the bank pad shown at the west end of the site. The bank pad with drive- thru is shown as a concept only - no proposed building elevations were submitted. The Applicant is requesting the City to approve the location and use of the proposed bank as a part of this CUP/PUD application. At a future date, they will provide detailed building elevations and ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 3 OF 10 BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER / CUP-00-056 floorplans under the staff-level building permit approval process. The following conditions are placed on the proposed bank pad and are included as conditions of the rezone Development Agreement: The bank parcel, as configured, has been shown for conceptual approval within the context of the proposed rezone. If there are significant modifications, as determined by staff, at the time a specific bank and site configuration are determined, such modifications shall require application for a modification of the current CUP/PUD application. As a modification, the bank parcel shall be reviewed on its own merit and either approved or denied without jeopardizing or compromising the approval of the current CUP/PUD application for Saint Alphonsus Medical Office Building. Significant modifications will include, but not be limited to, expansion of the total building square footage, addition of any drive-thru aisles, change in building height (e.g. anything above single story), etc. Additionally, in the event a bank project does not materialize, then applicant shall be allowed to develop any other principally allowed L-O use on that parcel, subject to staff's review and approval. If the nature of such a development were determined by staff to exceed the conceptual intent of the current CUP/PUD, then that change would also require a modification as noted above. To clarify, any such modification shall be reviewed on its own merit. To clarify, the bank parcel is conceptual at this point. Any future development or action on this parcel is intended to be independent of the current application and approvals, specifically the ambulatory care/medical office building portion. The bank parcel, in no way, shall jeopardize the ability to proceed with the balance of the development. The construction materials for the proposed bank must include metal roofing and either brick or brick veneer. The material color palette presented are conceptual at this time. Applicant has freedom to modify colors in the future, subject to staffs review. ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 4 OF 10 BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER / CUP-00-056 2.11 2.12 2.13 2.14 2.15 2.16 All required parking stalls must be located within the boundaries of the future bank parcel. As proposed, the row of nine (9) stalls along the east boundary of the bank parcel have no access to the bank. A pedestrian crossing through the landscape planter must be constructed to connect this row of parldng with the bank if these stalls are required as part of the future bank. Applicant has updated the Master Site Development Plan providing an access point through the landscape berm along the east property line of the bank parcel to allow more direct access from these (9) parking stalls to the bank. The 25-foot perimeter landscaping buffer on Ten Mile Road and the 35- foot buffer on Cherry Lane abutting the proposed bank pad nmst be planted as a part of the medical center phase and either be completed or bonded for completion prior to Certificate of Occupancy on the medical center buildings. The proposed boulevard monument sign in the main entry landscape median must be constructed outside the clear vision triangle and should be setback a minimum of five (5) feet from the property line. As a PUD, a minimum of 10% of the gross land area must be either open space or landscaped area. The Site Plan shows a totai of 111,397 s.f. of landscaped area on the site, which exceeds the City's minimum area requirement. Off-street parking shall be provided in accordance with Section 11-13 of the City of Meridian Zoning and Development Ordinance and/or as detailed in site-specific requirements. Paving and striping shall be in accordance with the standards set forth in Sections 11-13-4.D. and I 1-13-4.E. of the City of Meridian Zoning and Development Ordinance and in accordance with Americans with Disabilities Act (ADA) requirements. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 5 OF 10 BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER / CLrp-00-056 (Ord. 557, 10-1-91) for all off-street parldng areas. All site drainage shall be contained and disposed of on-site. 2.17 Outside lighting shall be designed and placed so as to not direct illumination on any nearby residential areas and in accordance with City Ordinance Section 11-13-4.C. 2.18 Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 2.19 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 2.20 Provide a minimum of one (1) two-inch (2") caliper tree per 1,500 sq. ft. of asphalt area on the site in accordance with City Ordinance Section 11-13-4.B.3.c. 2.21 All trash and/or garbage collection areas shall be enclosed on at least three (3) sides in accordance with City Ordinance Section 11-12-1.C. Coordinate trash enclosure locations and construction reqtdrements with Sanitary Service Company (SSC) and provide a letter of approval from SSC to the Planning & Zoning Department prior to applying for building permits. 2.22 Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K. 2.23 All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 6 OF 10 BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER / CUP-00-056 2.24 All construction shall conform to the requirements of the Americans with Disabilities Act. 2.25 The "Hours of Business Operation" shall be defined as "Hours during which the facility is actually open for business and patients are on the premises being seen or treated." Additionally, to clarify facility maintenance, before or after hours staff preparation or other similar activities occurring when the facility is not open for business are not subject to "Hours of Business Operation" restrictions. Adopt the Recommendations of the Central District Health Department as follows: 2.27 The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 2.28 Run-off is not to create a mosquito breeding problem. 2.29 Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 2.30 The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. Adopt the Recommendations of the ACHD as imposed upon the rezone application, (RZ-00-010), as follows: 2.31 Construct a 30 to 35-foot wide right-in/right-out driveway on Ten Mile Road located approximately 220-feet south of the signalized intersection at Cherry Lane as proposed. Construct a six-inch raised median in the center of Ten Mile Road, from a point 10-feet south of the stop bar at the intersection to a point approximately 40-feet south of the southern edge of driveway. The median shall be constructed to NOT restrict the existing driveways on Ten Mile Road. Coordinate the design and ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 7 OF 10 BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER / CUP-00-056 location of the median with District staff. Submit a design of the median to the District's Traffic Service's Supervisor for review and a letter of approval. 2.32 Construct a 30 to 35-foot wide right-in/right-out driveway on Cherry Lane located approximately 230-feet east of the signalized intersection at Ten Mile Road as proposed. Construct an on-site median to restrict the driveway to right-in/right-out operations. Submit a design of the median to the District's Traffic Service's Supervisor for review and a letter of approval. Sign the driveway for right turn movements. The applicant may construct this driveway a maximum width of 40-feet to accommodate the on-site median. 2.33 Construct a 46-foot wide driveway on Cherry Lane located to align or offset a minimum of 150-feet from any existing or proposed driveways. Submit a site plan that indicates existing driveway locations on the north side of Cherry Lane to verify that the proposed driveway meets District policy. The eastern most driveway on Cherry Lane shall be shifted approximately 60 feet to the east to accommodate this policy. The revised Master Site Development Plan reflects this change. An island is required within the driveway and should be constructed a minimum of 4-feet wide and located outside of the public right-of-way. 2.34 Construct a 30 to 35-foot wide driveway on Cherry Lane located to align or offset a minimum of 150-feet from any existing or proposed driveways. Submit a site plan that indicates existing driveway locations on the north side of Cherry Lane to verify that the proposed driveway meets District policy. 2.35 Pave all of the driveways their full width and at least 30-feet into the site beyond the edge of pavement with 15-foot curb radii. 2.36 Replace any unused curb cuts on Ten Mile Road or Cherry Lane with standard curb, gutter and concrete sidewalk to match existing improvements. ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 8 OF 10 BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER / CUP-00-056 2.37 Replace any damaged curb, gutter and/or sidewalk on Cherry Lane or Ten Mile Road with new curb, gutter and/or concrete sidewalk to match existing improvements. Segments to be replaced shall be determined by ACHD Construction Services staff. 2.38 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. 2.39 Other than the access points specifically approved with this application, direct lot or parcel access to Ten Mile Road or Cherry Lane is prohibited. Adopt the additional action of the Council from their February 20, 2001, meeting by incorporating the Applicant's letter of 02/12/01 as follows: 2.40 Pertaining to the site lighting, the application shall comply with the ordinance requirements, and specifically, the site lighting shall be designed so that light does not directly reflect or spill over into adjacent residential districts, that the site lighting arrangement shall be approved by the City Engineer and that applicant comply with the listed site lighting standards. A Conceptual Site Lighting Plan has been submitted to show the proposed site lighting arrangements, light levels and fixture types, and is on file with the City Cleric's office. 3. The above conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application for a conditional use permit. 4. Notice to Permit Holder, this conditional use permit is not transferable without complying with the provisions of Meridian City Code § 11-17-8, a copy of which is attached to this permit. ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 9 OF 10 BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER / CUP-00-056 day of By action of the City Council at its regular meeting held on the , .///~ ~ ,2001. R~-~et~ D. C~rrie, Mayor City of Meridian City Clerk Dated: Copy served upon Applicant, the Planning and Zoning Department, Public Works Department and City Attorney. msg/Z:\Work~i~VleridianLMeridian 15360M\StAls RZ010CUP056\CUPOrder56 ORDER OF CONDITIONAL APPROVAL OF CONDITIONAL USE PERMIT - PAGE 10 OF 10 BY SAINT ALPHONSUS REGIONAL MEDICAL CENTER FOR AN AMBULATORY CARE CENTER / CUP-00-056