HomeMy WebLinkAboutPZ - Narrative Kimley>>> Horn
March 6, 2026
Community Development
City of Meridian
33 E. Broadway Ave., Ste. 102
Meridian, Idaho 83642
RE: Align Sphere Ventures DA Modification, CUP, Preliminary Plat&ROW Vacation Requests
On behalf of AlignSphere Ventures, we are submitting the following Development Agreement (DA)
Modification, Conditional Use Permit (CUP), Preliminary Plat, and Right-of-Way (ROW)Vacation requests
for review and approval.
Protect Overview
The subject property is located at the northeast corner of E. Overland Rd and S. Eagle Rd. The parcels are
addressed 3330 & 3376 E. Overland Road and include a portion of S. Rackham Way ROW to be vacated
and realigned. The subject parcel numbers include S1116336421, S1116336403, & S1116336453 and
consists of 4.655 acres overall. The site is currently vacant, with an existing Commuteride Parking Lot
adjacent to the north along Rackham Way. Five Mile Creek abuts the site along the north/east perimeter of
the site and includes an associated flood plain/floodway. A floodplain permit will be submitted to the City of
Meridian with an elevation certificate at the time of foundation inspections and one after construction is
completed.The subject property is designated on the Future Land Use Map as MU-RG (Mixed Use
Regional) with a small portion designated Civic for the ACHD Commuteride Parking Lot. The purpose of
the MU-RG designation is to provide a mix of employment, retail, residential dwellings, and public uses
near major arterial intersections like Overland and Eagle roads. The properties are currently within the City
of Meridian and zoned C-G (General Retail &Service Commercial District)which is intended to include the
largest scale and broadest mix of retail, office, service, and light industrial uses within close proximity and/or
access to interstate or arterial intersections.
The properties currently have an existing Development Agreement in place from 2009 (Case Number: AZ
08-001) and are requested to be modified as proposed below. A Conditional Use Permit is also requested
to permit a micro-hospital, consistent with the definition of a hospital in the UDC, which is a conditionally
allowed use within the C-G zone. A Preliminary Plat is included to adjust the parcels and right-of-way
boundaries to address the required realignment of Rackham Way to move it further from the Overland and
Eagle intersection as requested by Ada County Highway District (ACHD). Information regarding the ROW
vacation is included as reference below, however the ROW Vacation permit will be submitted to ACHD and
be subject to separate hearings with their Board of Commissioners.
Development Agreement Modification
The existing DA from 2009 identified as Instrument No. 109134179 previously anticipated retail and
restaurant uses on the subject property. The following modifications are proposed for consistency with the
Conditional Use Permit proposal included.
• Section 5.1.3.: "No footprint for a single building shall exceed 20,000 25,000 square feet".
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• Section 5.1.19 —Applicant requests that the requirement to provide a proportionate share fee of
$34k for vehicular creek crossing over Five Mile Creek be removed, as the bridge has already been
installed
• Exhibit B— Update Conceptual Site Plan to current proposal
• Exhibit C— Proportionate Share Bridge Fee Calcs —omit references to the bridge as a part of the
requested change in Section 5.1.19
• Conceptual Building Elevations - Update to current proposal
Conditional Use Permit- Micro-Hospital
Our client intends to construct a micro-hospital with services including a full emergency department with 10
exam rooms including one trauma room and one isolation room; a full imaging department with x-ray, CT
scan and MRI; There are 8 overnight patient beds for anyone requiring an overnight or longer stay. The
project will include 8 total number of employees and anticipate a daily high of 30-50 patrons, with the more
typical average around 20-30 patrons per day. The hospital will be one-story in height with landscaping
surrounding all perimeter property lines. The main entrance for patients with pickup/drop off area is on the
west side of the building. A separate ambulance pickup/drop off area is provided on the south side of the
building. It's important to note at Nutex's existing facilities, less than 1% of all patients arrive or leave via
ambulance. The majority of ambulance trips to the facility will be when a patient is leaving via ambulance
to be transferred to another larger emergency care facility like St Alphonsus or St. Lukes.The Nutex hospital
is a concierge patient choice type facility, often preferred over general hospitals for less urgent specific
patrons needs. The hospital will be approximately 24,000 gross square feet with 57 parking spaces and 3
ADA parking stalls. Code compliant bike parking will also be provided.
The proposed micro-hospital will be consistent with the required findings of approval for a conditional use
permit. The site is large enough to accommodate the proposal and will meet all dimensional and
development regulations of the C-G district, as confirmed through the review process. The proposal is
harmonious with the Meridian Comprehensive Plan and requirements of the UDC as the purpose of the
MU-RG designation is to provide a mix of employment, retail, and public uses like a medical service facility
near major arterial intersections like Overland and Eagle roads. The design, construction, operation and
maintenance will be compatible with other uses in the general neighborhood and with the existing/intended
character of the general vicinity and will not adversely change the essential character of the same area as
it will be compliant with the required conditions of approval established through this review. Hospitals are
an anticipated use within the zone and are consistent with the office park uses in the immediate area. The
hospital will operate 24/7 to serve area residents requiring care, increasing the overall safety of the area.
Further,the micro-hospital with the associated conditions of approval will not adversely affect other property
in the vicinity as it's located over 830'from the closest residential use. Adequate lighting will be included to
maintain security and designed to ensure light pollution does not leave the site.
The proposed micro-hospital will be served adequately by essential public facilities and services including
highways, streets, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer.
UDC standards for hospitals providing emergency care require direct access to an arterial street. However,
the consolidation of access points on the main arterial roadways (Eagle and Overland roads)onto Rackham
Way will create a much safer and controlled environment for anticipated patrons, with less than 1% of trips
anticipated to arrive/leave utilizing emergency ambulance services. The micro-hospital will not create
excessive additional costs for public facilities and services and will not be detrimental to the economic
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welfare of the community as will be confirmed through the agency review process in this application. No
activities or processes, materials, equipment and conditions of operation will be detrimental to any persons,
property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or
odors. Construction of the micro hospital will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance as none are known on the existing vacant
site.
Lot 1, Block 1 and Lot 2, Block 2 Permitted Uses
In addition to the micro-hospital, two additional lots are proposed within the preliminary plat. Lot 1, Block 1
is a remnant parcel created by the new Rackham Way alignment. It is intended to be open space and/or
used for storm drain facilities. The use for Lot 2, Block 2 is unknown at this time, however with C-G zoning
designation, the use will likely be geared towards a retail or restaurant development. Any future
development of the parcel will be guided by the existing C-G zoning designation and the existing
development agreement. A condition of approval within this set of applications will prohibit conceptual uses
of this pad from including explosive manufacturing/storage, flammable substance storage, foundry, freight
and truck terminal, manufacture or processing of hazardous chemicals, power plant, food product storage
and processing plant as these are not permitted adjacent to the proposed hospital use to the west.
Preliminary Plat, ROW Realignment & Pedestrian Improvements
A Preliminary Plat is included to adjust the parcels and right-of way boundaries to address the required
realignment of Rackham Way to move it further from the Overland and Eagle intersection.A separate permit
for the Rackham Way right-of-way vacation and exchange is required to be submitted to ACHD to be
reviewed within its own public hearing process before the ACHD Board of Commissioners. If approved,
conditions of this proposal will include construction of the realigned Rackham Way through the site.
Additionally, ACHD's Capital Improvement Plan includes widening Overland Road adjacent the site to
seven lanes between 2041-2045, as such the applicant will provide the required additional right-of-way
requested to total 74' along the southern boundary line. Landscape buffers meeting the code required 35'
are provided along both Overland and Eagle Roads and 10' landscape buffers are provided along the
proposed Rackham Way. All buffers will be maintained and landscaped according to current standards.
Consistent with the conditions of the DA, all access to the proposed lots will be taken from the realigned
Rackham Way, as direct access to Overland and Eagle roadways is prohibited. Rackham Way will be
limited to right-in/right-out on Overland Road with the closest U-turn currently available coming from the
north, south or west at the intersection of Overland Road and Silverstone Way. In addition, public roads
connect from Copper Point Drive, Goldstone Drive, and Silverstone Drive creating additional vehicular
access options for navigation services.
There are existing attached sidewalks along Overland and Eagle roadways which were constructed
according to the standards of the previous DA. Preliminary conversations with ACHD have indicated that a
10' detached multi-use path is required along the Overland and Eagle roadways which have been included
with this proposal. A connection from the existing sidewalk on Overland Road to the east of the site will be
made. The proposal also includes a connection of the multi-use path up to the ACHD Commuteride parking
lot where it would otherwise dead end before the 1-84 interchange. The realigned Rackham Way will include
5' attached sidewalk on both sides which will help guide pedestrians further away from the Eagle and
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Overland intersection. The proposal includes internally connected sidewalks providing safe pedestrian
access from surface parking to the building entrances.
Additional cross access to the east will be granted, ensuring future flexibility for the access location to be
decided upon the time of the property to the east's development. Initial conversations with ITD and ACHD
have confirmed a TIS is not required at this time.
Concluding Remarks
AlignSphere Ventures is excited to bring these neighborhood serving uses to the City of Meridian and
beautify this prominent long time vacant parcel. Following approval of the beforementioned permits a
Certificate of Zoning Compliance and Design Review permits will be submitted prior to vertical construction
to ensure more detailed UDC compliance. A Final Plat will also be submitted to ensure all required
conditions of approval are satisfied prior to officially dividing the parcels for individual sale.
Agency requirements will be fully met and submitted for your review and comment as the project continues.
Initial meetings indicate that agencies are in alignment and agreement for the proposed project; however,
as additional needs arise, they will be mitigated and incorporated in the project design. The engineering,
architectural, and construction practices will be implemented with the professional standard of care.
We greatly appreciate your time and review of our application submittal. In accordance with the submittal
checklists, we are submitting electronically with all required information. Please contact me at (208) 593-
4035 or kelli.spath(a-)kimley-horn.com should you have any questions.
Kelli Spath, PE