Elkhorn LodgeCERTIFICATE OF ZONING COMPLIANCE REPORT
DATE: August 12, 2014 E IDIAN*-
TO: Meadow Lake Village Retirement Resort, LLC I D A H O
FROM: Bill Parsons, Associate City Planner
SUBJECT: Elkhorn Lodge — CZC-14-069 and DES -14-061
OWNER: Meadow Lake Village Retirement Resort, LLC
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Meadow Lake Village Retirement Resort LLC, requests certificate of zoning compliance
(CZC) and design review (DES) approval to construct a new 75,802 square foot building consisting of 60
senior housing units (57,550 square feet) and a senior health and fitness center (18,252 square feet)
located at 625 S. Arbor Lane.
The site consists of 2.28 acres and is zoned L -O. The use and site design was approved through a planned
development (CUP -04-014).
NOTE: In the applicant's narrative, it states the proposed health and fitness center (indoor
recreation facility) will be open to outside membership. The recorded development agreement
approved the indoor recreation facility as an accessory use to the Touchmark Campus and will be
approved as such with the CZC. If the owner wants to operate the indoor recreation facility as a
stand-alone commercial business, the applicant must obtain approval of a conditional use permit to
establish the indoor recreation facility as a primary use on the property.
DECISION
The applicant's request for CZC and DES is approved with the conditions listed in this report.
Note. This is not a building permit. You must complete this process before you commence the use or
any construction. Please contact Building Services at (208) 887-2211 to verify the building permit
and/or inspection requirements.
Site Specific Conditions of Approval
1. Prior to applying for a building permit, the applicant must have approval from the Central
District Health Department.
2. The proposed health and fitness center (indoor recreation facility) is approved as an
accessory use to the Touchmark Campus as allowed under the recorded development
agreement. To operate the indoor recreation facility as a stand-alone commercial business,
the applicant shall obtain approval of a conditional use permit to establish the indoor
recreation facility as a primary use on the property. Please contact the Planning Division to
initiate this process.
3. The applicant shall coordinate with the Nampa and Meridian Irrigation District for the
proposed building encroachment and the site improvements within the existing 60 -foot
irrigation easement located on the north, east and southeast boundary of the development.
4. The applicant shall obtain approval from the Public Works Department to relinquish a
portion of the existing sewer and water easement on the east side of the building to avoid the
proposed structure from encroaching into the existing easement.
Conditions Document 1 Elkhorn Lodge CZC & DES
5. No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
6. The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC I 1 -5C -3B. A surety agreement may be accepted for other improvements in accord with
UDC 11 -5C -3C.
7. The site plan prepared by LRS Architects, dated 07/25/14, labeled A101 is approved as submitted
on 08/12/14 by the City of Meridian Planning Division.
8. The landscape plan prepared by The Land Group Inc., dated 08/06/14, labeled LIN is approved
on 08/12/14 by the City of Meridian Planning Division with the following revisions.
a. Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
b. The central planter island adjacent to the west entrance of the health and fitness center
must remain landscaped as approved with the Targhee Lodge certificate of zoning
compliance (file #CZC-11-039).
c. Add a 2 -inch caliper deciduous tree to the following planter islands (see Exhibit #3
below):
• Each end of the two (2) parallels stalls located near the south side of the building;
• In front of the.porte cochere and the each end of the main entrance into the
lodge;and
• South end of the parking stalls located on the west side of the building.
9. The conceptual building elevations prepared by LRS Architects, dated 07/25/14, labeled A401,
are approved on 08/12/14 by the City of Meridian Planning Division with the following
comments:
a. Add the decorative wood brackets on all of the gables of the pop -outs as previously
proposed; and
b. Replace the wood bracket proposed over the covered entrance into the east side of the
lodge with a decorative column as previously proposed.
10. The approved site plan, landscape plan and building elevations shall not be altered without prior
written approval of the City of Meridian Planning Division.
11. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
12. If any changes must be made to the site plan to accommodate ACHD and/or NMH)
requirements, the applicant shall submit new plans to the City of Meridian Planning
Division for approval prior to issuance of the building permit.
13. The applicant shall complete all required improvements prior to issuance of a Certificate of
Occupancy. It is unlawful to use or occupy any building or structure until the Building Official
has issued a Certificate of Occupancy.
Standard Conditions of Approval
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-313-5, UDC 11-313-13 and UDC 11-3B-14.
Conditions Document 2 Elkhorn Lodge CZC & DES
2. The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (CPA -99-004, AZ -99-021, DA #101048096, CUP -99-039,
CUP -03-005 and CUP -04-014).
3. The issuance of this CZC does not release the applicant from any previous requirements of the
other permits issued for the site.
4. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
5. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
6. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 1I -
3A -3.
CITY COUNCIL REVIEW
The applicant or a party of record may request City Council review of a decision of the Director. All
requests for review shall be filed in writing with the Planning Department on or before 08/27/2014, within
fifteen (15) days after the written decision is issued, and contain the information listed in UDC 11 -5A -6B.
If City Council review of the decision is not requested, the action of the Director represents a final
decision on a land use application. You have the right to request a regulatory taking analysis under Idaho
Code 67-8003.
EXPIRATION
Certificates of Zoning Compliance issued in conjunction with construction or alteration of a structure
shall expire if said construction or alteration has not commenced within one year of the date of issuance
of the Certificate of Zoning Compliance.
The administrative design review shall be exercised with the approval period of the underlying permit
(CZC) or the approval shall expire.
In accord with the above provisions, the subject Certificate of Zoning Compliance and Design
Review is valid until August 12, 2015.
IOU.w
1. Vicinity Map
2. Site Plan (dated: 07/25/14)
3. Landscape Plan (dated: 08/06/14)
4. Building Elevations (dated: 07/25/14)
Conditions Document 3 Elkhorn Lodge CZC & DES
1. Vicinity Map
Vicinity Map
� 1
Legend C ..�.----._-�-
Area of Impact m !
n Parcels - Meridian '^
0 0.175 0.35
Miles
* The information shown on this map is compiled from
various soumes and is subject to constant revision. The Ciry
r of Meridian makes no warranty or guarantee as b the
content. accuracy, timeliness, or compieteness of any of the
data provided, and assumes no legal responsibility far the
information contained on this map.
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Print Date, 7'21:2014 �,./
Conditions Document 4 Elkhorn Lodge CZC & DES
2. Site Plan (dated: 07/25/14)
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�U m _A101
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Conditions Document 5 Elkhorn Lodge CZC & DES
3. Landscape Plan (dated: 08/06/14)
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Conditions Document 6 Elkhorn Lodge CZC & DES
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Conditions Document 6 Elkhorn Lodge CZC & DES
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Conditions Document 6 Elkhorn Lodge CZC & DES
4. Building Elevations (dated: 07/25/14)
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Conditions Document 7 Elkhorn Lodge CZC & DES
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Planning Department
CERTIFICATE OF ZONING COMPLIANCE
Application Checklist
All applications are required ht contain one copy of the following unless otherwise noted:
Applicant
Staff
(11
Description
(4
_
Completed & signed Administrative Review Application
Narrative fully describing the proposed use of the property, including the following:
A Information on any previous approvals or requirements for the requested use
(.a_,a Jicahle conditions of mvai or Dever mentA reOmenC)
r 1.
Recorded warrant deed fur me subject property____
Affidavit of Legal Interest signed & notarized by the property owner (It owner isawrlioraaon
_
submna yof the Alacluc of lnwrporaliun orulh�r �viJusx:c lu sfiuw lhW Uw nsi�nin�I is an aulhurirtil)__
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Written confirmation that it traffic impact study or change of use is not required and/or has
been submitted for review to ACI1D. Please contact Mindy Wallace at 387-6178 or Christy
Little at 387-6144 for more information.
' !
IScaled vicinity map showing the location of the subject pro y
cu I
Civil Site/Dimension Plan - I full size co (folded to 8 %z" x I1" size)
D`
A photometric test report for any light fixture(s) with a maximum output of 1,800 lumens
Or more (see UDC 113A-11)
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Copy of the recorded plat theproperty lies within (8 W' x I V)
Address verification letterirom Development Services (887-2211)
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Site Plan—* 1 copy (bolded to 8 %z" x 11" size).
__ _ _
T_h__e foll_uw_Ing Items must be s_hu_wn o_n_fhe s_it�lan_� ___
X
. Date, scale, north arrow, and project name (scute not less that t^ =5n')
• Dimensions
• Names, addresses, and telephone numbers of the developer and the person and/or
f°err
firm preparing the plan
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• Parking stalls and drive aisles
Detail of bicycle parkingfacili€ies
• Trash enclosure(s) location
_
• Detail of trash enclosure (must hcscrecned on 3 sides)
• Wcation and specifications for underground irrigation (Prem.riod irnganion van Only IW
wave) lfyoa pmvc no water rights exist to subjM1 Properly)
• Sidewalks or pathways(ptnposed and existing)
rrd r,l
• (i e ..... linea)
__ L0ca4nn Oi,proposui bnildiou JOl _m;ludcdrincnaiunstoprcri,�y
• Fencing (prnpoced and existing)
• Calculations table including the following:
i Number (1f parking shells required & provided (specify Imudiwtp & muquaa stalls)
Number of bicycle stalls required & provided
Y Building size (sq. h.)
➢ Lot size (sq. ft.)
Y Setbacks
Ailing
Reduction of the site plan (8 ya x I 1")
Landscape plan - *I copy (folded to 8 1/2"x I I" Size)
Plan masr have a .scale mr smaller than 1 = 50' (l ' = 20' ix preferred) azul be on a srandard
33 E. Broadway Avenue, Suite 102 • Meridian, hlaho 83642
Phone: (208) 8845533 • Facsimile: (208) 88"854 9 Website: www.meridiancity.org
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l_ Reduction of the landscape plan (8 16" x I 1 ")
�, ! Buildingelevations showing construction materials— *1 copy (Folded to 8 V," x l I" size
r I Reduction of the elevations (8 %z" x 1 I")
Electronic version of the site plan, landscape plan, & building elevations in pdf formal
submitted on a disk with the files named with project name & plan type (i.e. site plan,
landscape plan, elevations, cic.). We encourage you to submit at, least one color version.
1 If applying for approval of a public school, provide additional information as required b
N i the Public School Facility supplemental checklist per X67-6519
M j Fee (If this project had prior approval on a site plan, reduced fees may aoniv) It 111
33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 93642
Phone- (248) 884-5533 + Pacsinlite; (248) 988-68,54 • WLb.silu; www,muidiancit'y,org
(Ren 021=01-1)
drawing sheer, tan to exceed 3h" x 48" (24` x 36' is preferred). A p[an which cannot be dmnw, ut i
its entirety on a single sheet must be drawn with appropriate match [ince• on tow orrnore sheets.
_
The following items must be included on the landscape plan:
1_ • Date, scale, north arrow and project name
---
• Dimensions
• Names, addresses, and telephone numbers o1 the developer and the person and/or
firm preparing elle plan i
Stamp/signature of a landscape architect, landscape designer, or qualified i
nurseryman preparing the plan
• Existing natural features such as tannins, creeks, drains, ponds, wellands,
flood tains, hi h roundwaler areas, and rock outcro in s
• Location, size, and species of all existing trees on site with trunks 4 inches or
_
greater in diameter, measured 6 inches above the ground. Indicate whether the
tree will be retained or removed j
• A shrWracn€ of how existing healthy trees proposed to be retained will he
_
protected From damage during construction
• Existing and/or structures, planting areas, light poles, power poles, walls, Fences,
berms, parking and loading areas, vehicular drives, Irash areas, sidewalks,
pathways, lire hydrants, slormwaler detention areas, signs, street furniture, and
man-made elements
iother
L n
Existing and proposed contours for all areas steeper than 20% slope, Berms shall
be shown with one -trot contours
• Siaht Trian les as Imed in 113A 5 of this ordinance
.. 1 • Location and labels for all proposed plants, including trees, shrubs, and ! -,
!€ grntlndcovers umei must not he planted in City warerorsewer easemenui or within live feet of lire
ii hydrants). Scale shown for plant materials shall reflect approximate mature size
• A plant list that shows the plant symbol, quantity, bohalural Dame, common name, {
minimum planting size and container, tree class (1, 11, or 111), and comments (for
spacing, smok ng, and installation as appropriate)
• Calculations of project components to demonstrate compliance with the
requirements of this ordinance, including:
Y Width of street buffers, lineal feet of street frontage, and number of street trees
9 Residential subdivision trees
Acreage and percentage dedicated for common open space
➢ Acreage and percentage dedicated ton qualified open space
Number of trees provided on common lot(s)
( r Mitigation for removal ofexis[ingtrees
n • Planting and installation details as necessary to ensure conformance with all
required standards
�g L-A • Design drawing(s) of all fencing proposed for screening purposes. Include height',
r
l_ Reduction of the landscape plan (8 16" x I 1 ")
�, ! Buildingelevations showing construction materials— *1 copy (Folded to 8 V," x l I" size
r I Reduction of the elevations (8 %z" x 1 I")
Electronic version of the site plan, landscape plan, & building elevations in pdf formal
submitted on a disk with the files named with project name & plan type (i.e. site plan,
landscape plan, elevations, cic.). We encourage you to submit at, least one color version.
1 If applying for approval of a public school, provide additional information as required b
N i the Public School Facility supplemental checklist per X67-6519
M j Fee (If this project had prior approval on a site plan, reduced fees may aoniv) It 111
33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 93642
Phone- (248) 884-5533 + Pacsinlite; (248) 988-68,54 • WLb.silu; www,muidiancit'y,org
(Ren 021=01-1)
E IIDIAMI-
Planning Division
DESIGN REVIEW ■ Application Checklist
Projectname: TBID Elkhorn d& -u)44.4 i1WConcurrent File #:D -( 10(0(
Applicant/agent: Doug Ouderkirk, LRS Architects
All applications are required to contain one copy of the following:
Applicant
N)
Description
Staff
F'
Completed and signed Administrative Review Application
(If also submitting a concurrent application for Conditional Use Permit, design review will
be processed along with that application. Therefore, an Administrative Review application is
not necessary in this case; just check the Design Review box on Commission & Council
Review Application and submit the in ornratimr below.)
t !
Completed Design Manual Compliance Checklists (B. Urban Design Guidelines;
C UrbanlSuburban Design Guidelines; D. Suburban Design Guidelines; E. Residential
Design Guidelines) as applicable.
X
Provide in a narrative letter, how the proposal addresses guidelines contained in the
Meridian Design Manual and UDC 11-3A-19:
1. Architectural Character:
a. Facades.
/
b. Primary entrance(s).
./
c. Roof lines.
d. Pattern variations.
f. Mechanical equipment.
2, Materials.
3. Parking Lots
4. Pedestrian walkways and facilities.
r+e 4t J
A complete set of scaled plans including building elevations, with building materials, colors
and textures specified and site plans.
�u a ded
Reductions of the elevations (8 1/z" x 11")
"1't 1
Fee $173
All requests for design review approval must meet the procedures set forth in UDC 11-5 and the criteria set forth in the
"Meridian Design Manual", as applicable.
APPLICATIONS WILL NOT BE ACCEPTED UNLESS ALL APPLICABLE ITEMS ON THE CHECKLIST ARE SUBMITTED.
33 E. Broadway Avenue, Suite 102 • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
(Ren. 021082013)
c�E IDIAN _
Planning Division
DESIGN REVIEW
Design Manual Compliance
Project name:
r# 1 P
Gam(. Map 2wL
City and support urban and mixed-use areas.
File #: 1p1-ry-0 6 (
Applicant/agent:
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6"I -1�Q{L. - t 1"7 AA-e}{rVWgE5
CommentS2
C. URBAN/SUBURBAN DESIGN GUIDELINES
1.0 Sfte Character
1.1 Coherent Plan
Objective:
To encourage integrated, functional, and attractive transitional developments that strengthen identity within the
City and support urban and mixed-use areas.
Y
N
N/A
Design Guidelines]
CommentS2
Staff
C-1.1.3.1. Developments should establish an
appropriate and compatible transitional development...
C-1.1.3.1.1. Develop a master plan for large-scale,
phased, and multiple -site proposals to demonstrate...
✓
C-1.1.3.1.2. Where appropriate, coordinate with adjacent
uses and residential areas, including single -project...
C-1.1.3.1.3. Avoid piecemeal and fragmented
development that detracts from the establishment...
C-1.1.3.1.4. Reduce and mitigate the impacts from
proposed developments on adjacent sites as...
C-1.1.3.1.5. Mixed-use, large-scale, and multiple -site
developments should integrate public space within...
C-1.1.3.2. Anticipate the addition of future transit
systems to the transportation network and plan for...
C-1.1.3.2.1. Coordinate routes, placement of facilities,
and infrastructure improvements with the appropriate...
C-1.1.3.3 3 Where possible, incorporate and enhance
significant natural features as site amenities and/or...
-
C-1.1.3.4. Appropriately address the critical issues of
site layout that influence development character...
To promote the interconnectivity of the community and reduce the impacts that vehicle access points impose on
roadways and the physical and visual character of developments.
See corresponding item in the Design Manual jor full text.
2 Insert comments or explanations relevant to the projects compliance or non-compliance.
3 Incorporating this guideline may help offset non-compliance ]vith other guidelines.
33 E. Broadway Ave. • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
(021082013)
Y
N
N/A
Design Guidelines
Comments'- -
Staff
1
C-1.2.3.1. Limit direct vehicular access off major
roadways, including highways, principal arterials...
C-1.2.3.1.1. Coordinate and combine access points
with adjacent sites and uses to reduce or eliminate...
C-1.2.3.1.2. Provide site ingress/egress from secondary
roadways for sites adjacent to major roadways.
C-1.2.3.1.3. Where secondary roadways cannot be
provided, coordinate and combine access points to...
C-1.2.3.1.4. Multiple -site and large-scale developments
should limit ingress/egress points and establish...
C-1.2.3.1.5. Use shared access points, secondary
roadways, or internal circulation to access corner sites.
C-1.2.3.2. Provide pedestrian and vehicular
connections that link adjacent uses and circulation...
C-1.2.3.2.1. Where possible, coordinate and align
ingress/egress points, cross access, and internal...
C-1.2.3.2.2. Unrestricted access points and roadways
used for site entry should align across primary...
%
C-1.2.3.2.3.3 Multiple pedestrian routes should
converge on public and open spaces, such as transit...
f
C-1.2.3.3. Establish internal site circulation as an
interconnected network of walkways, pathways...
C-1.2.3.4. Plan for access and connectivity to future
transit facilities, including, but not limited to...
C-1.2.3.4.1. Coordinate with the appropriate agencies
and organizations to ensure the successful...
J
C-1.2.3.4.2.3 Provide adequate pedestrian connections
from public spaces, building entries, and parking...
1.3 Orientation & Layout
Objectives:
To ensure that site organization, including, but not limited to, the placement and orientation of buildings,
structures, and public spaces, as well as the location and layout of service and parking areas, promotes an
integrated built environment that establishes an appropriate development character.
Y
N
N/A
Design Guidelines'
Comments'
Staff
C-1.3.2.1. Locate buildings to establish an appropriate
development character that enhances the...
C-1.3.2.1.1. Bring buildings up close to roadways to
establish a street presence and orient primary...
C-1.3.2.1.2. Limit the distance from buildings to
roadways and the distance between buildings...
C-1.3.2.1.3. Large-scale and multibuilding
developments may place buildings away from...
See corresponding item in the Design Manual for full text.
Insert comments or explanations relevant to the projects compliance or non-compliance.
3 Incorporating this guideline may help offset non-compliance ivith other guidelines.
33 E. Broadway Ave. • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
Y
N
N/A
Design Guidelines'
Comments'
Staff
C-1.3.2.1.4. Use buildings that incorporate articulated
fagades and architectural elements to anchor site...
C-1.3.2.2. Provide clearly defined building entries and
connect them to roadways, pedestrian walkways...
✓
C-1.3.2.2.1. Primary building entries should face
roadways, pedestrian environments, or adjacent...
C-1.3.2.2.2. Large-scale buildings should provide
entrances on at least two different building facades...
C-1.3.2.3. Strategically locate public spaces and site
amenities, such as common open space, transit...
/
C-1.3.2.3.1. Organize buildings around public space
and site amenities to establish destinations that...
/
C-1.3.2.3.2.3 Use building fagades, enhanced
streetscapes, or other appropriate enhancements to...
C-1.3.2.3.3. Orient public spaces and site amenities
toward roadways adjacent to building entries...
C-1.3.2.3.4.3 Spaces designed for courtyards, outdoor
seating, dining areas, or other such spaces should...
C-1.3.2.4. Locate parking toward the interior of the site
and integrate parking areas to establish an attractive...
/
C-1.3.2.4.1. Place parking areas away from site
corners, primarily to the rear and/or side of buildings...
C-1.3.2.4.2. Use a parking strategy to minimize the
land area devoted to vehicular parking; include...
`11ih C' �Pw� x'(J1R(`
heit�
✓
C-1.3.2.4.3. Distribute parking into smaller areas
around, between, and behind structures to shorten the...
/
C-1.3.2.5. Where possible, coordinate the placement.of
public spaces, site amenities, parking areas, and/or...
C-1.3.2.6. Locate site services, building utilities, and
mechanical equipment to enhance the attractiveness...
1. Place and orient service and loading areas,
r"C-O.4ft-he, ptdeW1 lNft4C
mechanical equipment, and utilities away from...
P h"6 ,AW/'N IMA" Wlrlputy
/
C-1.3.2.6.2. Where possible, place service and loading
� pq yr,r bt/ +49cNe pK—
areas behind buildings and provide access from...
/
C-1.3.2.6.3. Coordinate the placement of freestanding
site services and mechanical equipment to eliminate...
C-1.3.2.6.4. Place utility lines underground and away
from planting zones whenever possible.
' See corresponding item in the Design'Manual for full text
2 Insert comments or explanations relevant to the projects compliance or non-connphance.
3 Incorporating this guideline may help offset non-compliance with other guidelines.
33 E. Broadway Ave. • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
To incorporate parking as an integrated element of the built environment and address issues that influence the
physical and visual characteristics of parking areas, such as the appropriate location for parking, size of parking
areas, paving materials, landscaping, and screening.
Y
N
N/A
Design Guidelines'
Comments''
Staff
C-1.4.3.1. Parking areas should establish an
appropriate circulation pattern for pedestrians and...
C-1.4.3.1.1. Coordinate vehicular and pedestrian
circulation patterns to delineate pedestrian walkways...
C-1.4.3.1.2. Provide pedestrian connections from
internal circulation to public spaces and adjacent...
C-1.4.3.2. Design surface parking as an integrated and
attractive element of the built environment that...
-,/
C-1.4.3.2.1. Break up parking areas into smaller,
separated modules and arrange parking to minimize...
C-1.4.3.2.2. Reduce the depth of parking areas and
limit parking between building fagades and...
C-1.4.3.2.3. The design and layout of internal site
parking should avoid long, unbroken parking bays...
C-1.4.3.2.4. Use trees, landscaping, hardscapes, and
architectural elements to provide shade, create...
C-1.4.3.2.5.3 Shade pedestrian walkways and parking,
including stalls and drive aisles, with the appropriate...
J
C-1.4.3.2.6.3 Screen parking with berms, landscaping,
walls, architectural elements, or a combination to...
C-1.4.3.2.7. Distribute and integrate appropriately
scaled lighting to provide safe and adequately...
C-1.4.3.3. Where appropriate, incorporate and arrange
on -street parking to produce traffic calming effects...
/
✓
C-1.4.3.3.1. Coordinate the use of on -street parking,
including the design and location, with the...
C-1.4.3.3.2.3 Internal roadways are encouraged to use
on -street parking that is integrated with streetscapes...
C-1.4.3.3.3.' Where on -street parking is provided or
where vehicles are circulation is directed in front of...
C-1.4.3.4.3 Structured parking facilities are encouraged
and should be designed to coordinate vehicular...
1.5 Public &,Open Space
Objective:
To provide a variety of attractive, usable, and integrated public and open spaces that enhance development
character, encourage pedestrian use, and contribute to community life and the positive experience of daily
activities.
Y N N/A Design Guidelines' Comments' Staff
,/ C-1.5.3.1. Design public and open spaces as
destinations within individual developments and...
See corresponding item in the Design Manual for full text.
' Insert comments or explanations relevant to the projects compliance or non-compliance
3 Incorporating this guideline may help offset non-compliance with other guidelines.
33 E. Broadway Ave. • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
Y
N
/
C-1.5.3.1.1. Provide appropriate types and sizes of
Comments
Staff
✓
r
public and open spaces, including development...
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Y
N
N/A
Design Guidelines]
Comments
Staff
✓
C-1.5.3.1.2. Clearly delineate the edges of public
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spaces. Use building fagades, materials, architectural...
C-1.5.3.1.3.3 Where appropriate, place public and open
spaces adjacent or in close proximity to transit...
C-1.5.3.1.4. Design public spaces to provide visual
interest that enhances development character and...
C-1.5.3.1.5. Where appropriate, use public and open
spaces as transitions between land uses to promote...
C-1.5.3.2. Incorporate pedestrian-orientedamenities&Alltwvl�
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that promote various active and passive uses within...
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C-1.5.3.2.1. Use decorative pavers or other materials
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suitable for hardscapes that endure well and add...
C-1.5.3.2.2. Incorporate plantings, trees, and other plant
materials to add vertical texture and variety to public...
C-1.5.3.2.3. Provide adequate seating that reflects the
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nature of the intended activities. Use fixed seating...
C-1.5.3.2.4.3 Introduce public art as an integral part of
the public realm. As appropriate, incorporate...
C-1.5.3.2.5.1 Include decorative details and elements,
such as banners, flags, signs, and planters, which...
V
C-1.5.3.2.6. Where appropriate, provide pedestrian -
scaled light fixtures that provide adequate lighting...
✓
C-1.5.3.3. Public and open spaces should maintain
Pedestrian and user safety and provide secure...
1.6 Landscaping
Objective:
To encourage the attractive and purposeful use of plants and other landscape materials that enhance development
character, including public and open space, parking, required buffers, and pedestrian environments.
Y
N
N/A
Design Guidelines'
Comments'
Staff
C-1.6.2.1. Use an organizational strategy for landscape
plantings to promote aesthetic compositions that...
C-1.6.2.1.1 a Use formal planting arrangements, such
as regular and linear intervals and geometric patterns...
C-1.6.2.1.2.°Use informal planting arrangements, such
as irregular intervals, random patterns, and...
C-1.6.2.2. Integrate landscaping as appropriate to
establish a consistent appearance and aesthetic...
C-1.6.2.2.1. Use appropriate classes of trees for urban
environments and streetscapes. Consider height and...
See corresponding item in the Design Manual for full text.
hhsert comments or explanations relevant to the projects compliance or non-compliance.
3 Incorporating this guideline may help offset non-emnpliance with other guidelines.
4 Appropriately use Jannal and/or informal planting arrangements to meet the guideline
33 E. Broadway Ave.. • Meridian, Idaho 83642
Phone: (208) 884-5533 9 Facsimile: (208) 888-6854 • Website: www.meridiancity.org
Y
N
N/A
C-1.6.2.2.2.3 Landscaping should encourage the
Comments'-
Staff
N/A
Design Guidelines'
Comments
appropriate and attractive use of xeric, drought...
✓
Y
N
N/A
Design Guidelines]
Comments'-
Staff
N/A
Design Guidelines'
Comments
C-1.6.2.2.3. Incorporate various plants and non -
✓
C-2.1.3.1. Building designs should appropriately
vegetative materials that provide groundcover and...
address building scale, mass, and form, and the use...
C-1.6.2.2.4.3 Use planters and planting arrangements
C-2.1.3.2. Use fundamental design principles,
that feature seasonal plants, flowers, and ornamental...
✓
including, but not limited to, composition, order...
C-1.6.2.3.3 Where appropriate or advantageous to
/
C-2.1.3.3. Design building fagadesthat express
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promote pedestrian activity, integrate streetscape...
architectural character and incorporate the use of...
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C-1.6.2.4. Where possible, development should
C-2.1.3.3.1. Design all appropriate sides of buildings,
coordinate landscaping with adjacent properties to...
2.0 Architectural Character
2.1 Colkesive Design
Ob'ective:
To encourage visually aesthetic building designs that promote quality architectural character and establish built
environments that are compatible with existing, planned, and/or anticipated adjacent land uses.
Y
N
N/A
Design Guidelines'
Comments
Staff
✓
C-2.1.3.1. Building designs should appropriately
address building scale, mass, and form, and the use...
C-2.1.3.2. Use fundamental design principles,
including, but not limited to, composition, order...
/
C-2.1.3.3. Design building fagadesthat express
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architectural character and incorporate the use of...
llcv~ F aAa Y f6pwlw
C-2.1.3.3.1. Design all appropriate sides of buildings,
including fagades that face public roadways, public...
✓
C-2.1.3.4. Building design should enhance public and
opens spaces, articulate aesthetic character, and...
C-2.1.3.4.1. Design buildings to enhance the
attractiveness and appeal of developments, define...
C-2.1.3.4.2. Where appropriate, incorporate human and
pedestrian scale as integral components of the...
C-2.1.3.5. Use building design and architecture to
promote mixed-use and denser developments as...
C-2.1.3.5.1 s Building designs are encouraged to use
vertically integrated structures and/or horizontal...
' See corresponding item in the Design Manual for full text.
Insert comments or explanations relevant to the projects compliance or non-compliance.
3 Incorporating this guideline may help offset non-compliance with other guidelines.
5 Incorporating vertically integrated uses may help offset non-compliance with otter guidelines.
33 E. Broadway Ave. • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
To encourage building designs that appropriately use architectural and human scale to establish compatible
physical and visual relationships with adjacent and surrounding developments and reinforce a cohesive
architectural character.
Y
N
N/A
Design Guidelines
Comments
Staff
Design Guidelines'
Comments'
Staff
C-2.2.2.1. Proposed developments should use
C-2.3.2.1. Articulate building forms, including, but not
limited to, massing, walls, and roofs, with...
01k' Ft• S 9 - ARped RAN
14A`" 4>tA4tC> 3 4Fes+
proportion and scale to design buildings compatible...
J
C-2.2.2.1.1. Infill, greenfield, and redevelopment
C-2.3.2.1.2. Design parking structures as integrated
buildings that are compatible with surrounding uses...
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4.,t<4"'l J?itt 10
proposals should coordinate the placement...
C-2.3.2.1.3. Parking structures should incorporate
modulations, architectural elements, details...
C-2.2.2.1.2. Large-scale and multibuilding
C-2.3.2.2. Incorporate visual and physical distinctions
in the building design that enhance building forms...
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.
developments are encouraged to produce innovative...
✓
C-2.2.2.1.3. Where possible, group or incorporate
smaller uses along fagades that introduce modulation...
C-2.2.2.2. Design and configure buildings to reduce
overwhelming and disproportioned architectural...
/
C-2.2.2.2.1. Development should consider the scale of
surrounding buildings, including relationships to...
J
C-2.2.2.2.2. Use variation in building form and
proximity to other buildings, including, but not...
C-2.2.2.2.3. Where appropriate, establish a hierarchy of
building scales that transition from intense to less...
C-2.2.2.2.4. Building scales along roadways and
adjacent to or near urban areas of the community are...
C-2.2.2.3. Incorporate human scale on appropriate
building facades to support an aesthetic architectural...
J
C-2.2.2.3.1. Use human scale to emphasize fenestration
patterns, architectural elements, proportion...
✓
C-2.2.2.3.2. Human scale is required at the ground or
street level at building entries, along roadways, and...
Building2.3
Objective:
To enhance the visual interest of building designs and promote quality architectural character.
Y
N
N/A
Design Guidelines'
Comments'
Staff
C-2.3.2.1. Articulate building forms, including, but not
limited to, massing, walls, and roofs, with...
01k' Ft• S 9 - ARped RAN
14A`" 4>tA4tC> 3 4Fes+
C-2.3.2.1.1. Building fagades that face roadways,
public spaces, and pedestrian environments should...
C-2.3.2.1.2. Design parking structures as integrated
buildings that are compatible with surrounding uses...
U$oi�h4`n'bi �pY�rr"tt, p
4.,t<4"'l J?itt 10
C-2.3.2.1.3. Parking structures should incorporate
modulations, architectural elements, details...
C-2.3.2.2. Incorporate visual and physical distinctions
in the building design that enhance building forms...
611"44 160 le.Mtpb rAgf +
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.
See corresponding itent in the Design Manual forfull test.
Insert comnents or explanations relevant to the projects compliance or non-compliance.
33 E. Broadway Ave. • Meridian, Idaho .83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
Elements2.4 Architectural
Objective:
To integrate architectural elements and details as components of cohesive building designs that enhance the
C-2.3.2.2.1. Use divisions, fenestration, architectural
scale.
Y
N
N/A
Design Guidelines
elements, details, accent materials, and human scale...
Staff
✓
C-2.4.2.1. Use architectural elements and detailing,
C-2.3.2.2.2. Where building designs incorporate
including, but not limited to, fenestration pattern...
multiple stories, or equivalent building heights...
Y
N
N/A
Design Guidelines
Comments'-
Staff
elements using proportions, divisions, detailing...
C-2.3.2.2.3. Use horizontal and vertical divisions in
✓
C-2.4.2.1.2. Provide architectural elements and
wall planes to organize fenestration as integrated...
detailing that emphasize human scale throughout the...
C-2.3.2.2.4. Design lower stories to visually anchor
C-2.4.2.1.3.' Where appropriate, provide building
buildings to the ground or street and appropriately...
✓
overhangs or other similar features, such as canopies...
C-2.3.2.2.5. Design the uppermost story or fagade wall
✓
C-2.4.2.1.4.3 Integrate strategically located elements as
planes to complete the building design. Use articulation...
✓
C-2.3.2.2.6. Building designs within designated areas of
the Ten Mile Specific Area Plan are encouraged to use...
C-2.3.2.3. Building designs should establish visual
connections that relate internal spaces at ground- or...
C-2.3.2.3.1. Use architectural elements, such as doors and
windows, details, and materials to articulate building...
C-2.3.2.3.2. Fagades at ground level should average 40
percent transparency along roadways and adjacent to...
/
C-2.3.2.4. Building designs should provide proportionally
taller ground -level fagades to accommodate various...
C-2.3.2.5. Building roof types, forms, and elements
should provide variation and interest to building...
C-2.3.2.5.1. Building designs should incorporate
appropriate roof forms with primary and secondary...
C-2.3.2.5.2. Where appropriate, modulate and/or
articulate roof types, both flat and sloped, with roof...
Elements2.4 Architectural
Objective:
To integrate architectural elements and details as components of cohesive building designs that enhance the
visual interest of building fagades, support activity at and/or near ground level, and provide human and pedestrian
scale.
Y
N
N/A
Design Guidelines
Comments' -
Staff
✓
C-2.4.2.1. Use architectural elements and detailing,
including, but not limited to, fenestration pattern...
C-2.4.2.1.1. Design and articulate architectural
elements using proportions, divisions, detailing...
✓
C-2.4.2.1.2. Provide architectural elements and
detailing that emphasize human scale throughout the...
C-2.4.2.1.3.' Where appropriate, provide building
overhangs or other similar features, such as canopies...
✓
C-2.4.2.1.4.3 Integrate strategically located elements as
focal points in building designs. Focal elements...
I See corresponding item in the Design Manual forfull text.
' Insert cmmnents or explanations relevant to the projects compliance or non-compliance.
3 Incorporating this guideline may help offset non-compliance with other guidelines
33 E. Broadway Ave. • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
Y
N
N/A
C-2.4.2.2. Building designs should not create blank wall
bwt v- ww itV"
Staff
Design Guidelines'
Comments'
segments along roadways or adjacent to public space...
w.mhgMkvk VAT%&�t' e*V f1
C-2.5.2.1. Buildings with fagades that face multiple
C-2.4.2.3. Organize and locate building service
provide adequate screening and appropriately...
equipment, including, but not limited to, mechanical...
Y
N
N/A
Design Guidelines'
Comments2
Staff
Design Guidelines'
Comments'
Staff
C-2.4.2.3.1. Use integrated architectural elements to
C-2.5.2.1. Buildings with fagades that face multiple
provide adequate screening and appropriately...
roadways and/or public spaces should use consistent...
C-2.4.2.3.2. Screen service equipment at ground level
Ngo Dr e+ 41, E "*4F 4amt,
Use complementary material combinations
from pedestrian and vehicular view to a minimum...
,i
C-2.4.2.3.3. Screen service and building equipment that
C-2.5.2.2.1. Select combinations that emphasize a
is attached or on top of structures from public view...
finished composition and enhance human scale for...
C-2.4.2.3.4. Use screening techniques, architectural
Concrete masonry that provides texture,
elements, and materials that are consistent with the...
Objective:
To encourage the use of quality materials that promote aesthetic building designs and appropriate contributions to
the development of a timeless community character.
Y
N
N/A
Design Guidelines'
Comments'
Staff
C-2.5.2.1. Buildings with fagades that face multiple
roadways and/or public spaces should use consistent...
JC-2.5.2.2.
Use complementary material combinations
that contribute to a cohesive building design...
C-2.5.2.2.1. Select combinations that emphasize a
finished composition and enhance human scale for...
JC-2.5.2.2.2.
Concrete masonry that provides texture,
interest, and detail may be appropriate for building...
C-2.5.2.2.3. Use well -detailed, proportioned, and
durable materials that will weather and age gracefully...
C-2.5.2.2.4. Create interest and variety in facade design
to establish attractive architectural character and...
J
C-2.5.2.2.5. Provide pattern, texture, and detail in the
building design and distinguish field materials from...
C-2.5.2.3. Where materials transition or terminate,
provide detailing to express the natural appearance...
C-2.5.2.4. Use colors that complement the use of
building materials and support innovative and good...
C-2.5.2.4.1. The use of subtle, neutral, and natural
tones for field materials should complement accent...
C-2.5.2.4.2. The use of intensely bright and fluorescent
colors, as well as the widespread use of saturated...
C-2.5.2.4.3. Materials or colors with high reflectance,
such as metal or reflective glazing, should be...
' See corresponding item in the Design Manual for full test.
Insert comments or explanations relevant to the projects compliance or non-compliance.
33 E. Broadway Ave. • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 688-6854 • Website: www.ineridiancity.org
Objective:
To encourage the use of signs and architectural lighting as integrated elements of building and site designs that
contribute to the atmosphere of quality, aesthetic built environments.
Y
N
N/A
Design GuidelinesI
Comments'
Staff
.1C-2.6.3.1.
N/A
Design Guidelines]
Where appropriate, use lighting on building
Staff
J
C-3.1.3.1. Orient industrial developments, including
exteriors to promote safe pedestrian environments...
✓
buildings, structures, and site elements, such as work...
C-2.6.3.1.1. Coordinate lighting fixture spacing and
C-3.1.3.2. Provide an appropriate architectural design
height along streetscapes and roadways to avoid...
✓
for buildings and structures that are adjacent to...
C-2.6.3.1.2.3 The use of architectural lighting is
✓
C-3.1.3.3. Use the placement and orientation of the
encouraged to be energy-efficient and easily...
building or structure to screen industrial activity...
C-2.6.3.1.3. Lighting fixtures used on building
/
C-3.1.3.4. Maintain the required buffers adjacent to
exteriors should be integrated with building design...
J
C-2.6.3.2. Signs should be integrated with architectural
�, 4V^44
elements and complement building designs and...
✓
C-2.6.3.2.1. Provide signs to identify individual
storefronts, buildings, and uses along roadways...
C-2.6.3.2.2.3 Use corporate and business logos to
J
identify developments and businesses along...
C-2.6.3.2.3. Use appropriately scaled signs that
incorporate logos, minimize or eliminate the use of...
C-2.6.3.2.4. Where buildings are brought up close to
roadways, pedestrian environments, and public...
C-2.6.3.2.5.3 Decorative flags and banners should
r7l
promote the identity of place and enhance the...
3.0 Specific Criteria
33 Industrial
Objective:
To promote the appropriate use of site layout, separation techniques, and architectural design guidelines to
mitigate the adverse impacts that industrial uses impose on adjacent commercial, residential, and other non-
industrial uses.
Y
N
N/A
Design Guidelines]
Comments'
Staff
J
C-3.1.3.1. Orient industrial developments, including
buildings, structures, and site elements, such as work...
C-3.1.3.2. Provide an appropriate architectural design
for buildings and structures that are adjacent to...
✓
C-3.1.3.3. Use the placement and orientation of the
building or structure to screen industrial activity...
/
C-3.1.3.4. Maintain the required buffers adjacent to
non-residential uses as indicated in the UDC...
See corresponding item in the Design Manual forfull test.
'' Insert comments or explanations relevant to the projects compliance or non-compliance.
3 Incorporating this guideline may help offset non-compliance with other guidelines.
33 E. Broadway Ave. • Meridian, Idaho 83642
Phone: (208) 884-5533 9 Facsimile: (208) 888-6854 • Website: www.meridiancity.org
3.2 Residential
Objective:
To accommodate the adaptive reuse of the existing residence to a commercial use, while maintaining
compatibility with the use(s) on adjoining properties.
To ensure that such residential to commercial conversions are compatible with the existing character of the
original residential use, while recognizing the need to modify the structure to meet commercial building code
requirements.
Y
N
N/A
Design Guidelines]
Comments
Staff
C-3.2.3.1. Developments that propose the conversion
of residential to commercial within Old Town should...
C-3.2.3.2. Residential to commercial conversions
should use the guidelines from Section C. Design...
✓
C-3.2.3.3. Additions, restorations, and repairs should
use similar building forms, materials, and details...
C-3.2.3.4. Where there are site constraints that prevent
a conversion from complying with the site character...
See corresponding item in the Design Manual for full test.
Insert comments or explanations relevant to the projects compliance or non-compliance.
33 E. Broadway Ave. • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiancity.org
�E IDIAN;�
Type of Review Requested (check all that apply)
❑ Accessory Use
0 Alternative Compliance
❑✓ Certificate of Zoning Compliance
❑ Certificate of Zoning Compliance Verification
❑ Conditional Use Permit Minor Modification
❑✓ Design Review
❑ Private Street
❑ Property Boundary Adjustment
❑ Time Extension (Director)
❑ Vacation
❑ Other
Applicant Information
Planning Department
ADMINISTRATIVE REVIEW APPLICATION
STAFF USE ONLY:
Filemunber(s):
Project name: (&W .
Date filed: 7—'%-N Date'i
Assigned Planner:
Related files; C Qu� _ Oq_ ojT
FM"
Applicant name: Meadow Lake Village Retirement Resort Phone: 503.646.5186
Applicant address: 5150 SW Griffith Drive, Beaverton, OR Zip: 97005
Applicant's interest in property: ❑✓ Own ❑ Rent ❑ Optioned ❑ Other
Owner name: Meadow Lake Village Retirement Resort LL li
Owner address: 5150 SW Griffith Drive, Beaverton OR
Agent name (e.g., architect, engineer, developer, representative): Michelle Rea
Phone: 503.646.5186.
Zip: 97005
Firm name: LRS Architects Phone: 503.265.1552
Address: 720 NW Davis, Suite 300, Portland, OR Zip: 97209
Primary contact is: []Applicant ❑Owner ❑✓Agent ❑Other
Contact name: Michelle Rea Phone: 503.265.1552
E-mail: mrea(&,,lrsarchitects.com Fax:
Subject Property Information
Location/street address: 590 S. Arbor Lane, Meridian, ID 83642
Assessor's parcel number(s): S/i( & /3 `100
Township, range, section: 3N, RIE, 16 Total acreage: _ 2. 2 �Go-e S
Current land use: Retirement Resort Current zoning district: L-0
33 E. Broadway Avenue, Suite 210 . Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: w w.meridiancity.org
I (Rev. 11/4/08)
Project Description
Project/subdivision name: Meadow Lake Village Retirement Resort
General description of proposed project/request: 48 unit Memory Care facility
Proposed zoning district(s): L -O
Acres of each zone proposed: 13 acres
Type of use proposed (check all that apply):
❑ Residential ❑✓ Commercial ❑ Office ❑Industrial ❑✓ Other Institutional/ Multi
Amenities provided with this development (if applicable): Existing Active Adult Retirement Community
Who will own & maintain the pressurized irrigation system in this development? MLV Retirement Resort
Which irrigation district does this property lie within? Nampa and Meridian Irrigation District
Primary irrigation source: Pressure Irrigation Secondary: 01tu
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): N/A
Residential Project Summary (if applicable)
Number of residential units: Number of building lots:
Number of common and/or other lots:
Proposed number of dwelling units (for multi -family developments only):
1 Bedroom: 2 or more Bedrooms:
Minimum square footage of structure(s) (excl. garage): Proposed building height:
Minimum property size (s.f): Average property size (s.f.):
Gross density (DU/acre-total land): Net density (DU/acre-excluding roads & alleys):
Percentage of open space provided: Acreage of open space:
Percentage of useable open space: (See Chapter 3, Article G, for qualified open space)
Type of open space provided in acres (i.e., landscaping, public, common, etc):
Type of dwelling(s) proposed: ❑ Single-family ❑ Townhomes ❑ Duplexes ❑Multi -family
Non-residential Project Summary (if applicable)
Number of building lots: ` Other lots:
Gross floor area proposed: Ifo0 Existing (if applicable):
Hos /y of operation (days and hours): Building height: Y 1 /
Percentage of site/project devoted to the following:
Landscaping: Building: Paving:
Total number of employees: Maximum number of employees at any one time:
Number and ages of students/children (if applicable): Seating capacity:
Total number of parking spaces provided: 61 Number of compact spaces provided:
Authorization
Print app] cant name:
Applicant sige• Date: `f/r/I
. - oadway Avenue, Suite 210 • Meridian, Idaho 83642
Phone: (208) 884-5533 • Facsimile: (208) 888-6854 • Website: www.meridiaucity.org
2
DESIGN WITH INTEGRITY
April 4, 2014
Bill Parsons, City Planner
City of Meridian Planning
33 E. Broadway Avenue, Suite 102
Meridian, Idaho 83642
PLANNING DESIGN INTERIORS ARCHITECTURE
720 NW Davis 503.221.1121 09
Suite 300 503.221.20776
Portland OR 97209 www.lrsarchitects.conn
Re: Statement of proposed use of property for CZC application
Project Name: TBID - Elkhorn
LRS Project Number: 213270
This application is following the recommendations found in the CUP -04-014 issued on July 27, 2004.
The Assisted Living facility is the final phase of the existing 13 acre active, adult community. This facility will be
located east of the existing Grand Lodge and Meadows Assisted Living Facility and south of the existing Targhee
Lodge Homes.
The three-story Assisted Living facility will contain 60 units. The building will also contain a two-story Health and
Fitness Center featuring a pool and spa, exercise rooms and a physical therapy area. The Health and Fitness
Center will be open to residents of Meadow Lake Village as well as the outside community.
The Assisted Living facility is complying with the setbacks as outlined in CUP -04-014. This facility is adhering to
the minimum setback of 5' from the Property Boundary as it is shown in its approximate location on the Site Plan
A101 dated 04.03.2014.
The residents of the Assisted Living facility live independently and while they may require some help with
everyday tasks, they do not require full-time nursing care. The Assisted Living Facility is essentially senior
apartments and as such, the facility complies with the maximum building peak height outlined in CUP -04-014.
Parking will be provided on grade with 40 spaces at the Assisted Living end and 29 spaces at the Health and
Fitness Center end for a total of 69 spaces. Per the CUP -04-014 the parking provided at the other Assisted Living
facility on campus was provided at a ratio of 1 space to 1.5 units. That ratio would require 40 spaces for the
current project.
Per the City of Meridian current parking standards (11 -3C -6B), parking for off street vehicle parking for
nonresidential uses requires 1 space for every 500 square feet of gross floor area. Under that ratio, the Health
and Fitness Center requires 39 spaces. Therefore 79 total parking spaces are required for the entire building and
the facility is providing 69.
yrs
0ESIGN WITH INTEGRITY
LRS ARCHITECTS
Overall the parking ratio of the community remains consistent as the total parking required for the overall campus
per the CUP -04-014 is 340 spaces and with this final phase there will be 378 spaces provided.
Sincerely,
I RC A,,J R. k Inr
DESIGN WITH INTEGRITY
April 4, 2014
Bill Parsons, City Planner
City of Meridian Planning
33 E. Broadway Avenue, Suite 102
Meridian, Idaho 83642
Re:
Project Name:
LRS Project Number:
Design Review Narrative
TBID - Elkhorn
213270
C. Urban / Suburban Design Guidelines
1.1 COHERENT PLAN
PLANNING DESIGN INTERIORS ARCHITECTURE
720 NW Davis 503.221.11214)))
Suite 300 503.221.2077n
Portland OR 97209 w Arsarchitects.com
A master plan has been developed for this large-scale, phased project and demonstrates the establishment of an
appropriate context and cohesiveness of individual project components. Five buildings have been built with plans
for one more. Elkhorn Assisted Living will be the last remaining phase to be built.
1.2 ACCESS and CONNECTIVITY
The site and building layout have addressed vehicle access, pedestrian connectivity, building orientations, parking
and public spaces with majority of buildings oriented in the north south direction with a circular 'ring' road
enclosing the site with all buildings within the 'ring' road. Pedestrian sidewalks provide connections between all
buildings, present and future. The main complex entry is on the north side of property with public parking and
adjacent green spaces. Outside the ring road, to the north, is the complex's small golf course with associated
water feature and club house.
1.3 ORIENTATION and LAYOUT
Site ingress/egress is from the north off Franklin Blvd. The ring road creates an internal circulation pattern.
Building entries are all clearly defined with connections to pedestrian walkways, roadways and parking areas.
The Assisted Living facility's main entry is on the east side of the community directly off of the ring road.
1.4 PARKING
The design and layout of internal site parking is made up of shorter broken up parking bays. The use of trees,
landscaping and architectural elements (benches, gazebos, water features) provide shade and create pedestrian
interest while adding aesthetic qualities to the parking areas.
The internal roadways use on -street parking that is integrated with parkways and pedestrian walkways.
1.5 PUBLIC and OPEN SPACE
yrs
DESIGN WITH INTEGRITY
LRS ARCHITECTS
As part of the Touchmark community there is a small nine hole golf course with associated club house. These
areas provide places for recreation, social gatherings and other interactive activities.
All of the interconnected pathways between buildings provide for public type amenities that include sitting
benches, covered gazebos and water features.
1.6 LANDSCAPING
The Landscape Architect is using formal and informal planting arrangements to create interest and focal elements
along pathways, around each building and at the main entry into the community. The landscaping will be and is
integrated to establish a consistent appearance and aesthetic character.
The use of drought -tolerant plant species are used through out to reduce maintenance and water consumption.
2.0 Architectural Character:
a. Facades
Each building's architecture expresses the unity of the overall development and cohesiveness among
various individual uses of the buildings. All sides of each building unify a consistent building design
and appearance with the consistent use of materials, elements and colors.
b. Primary public entrance(s)
Each building has an easily identified primary entrance. Each entry also has a covered porch or
enclosed vestibule. The Assisted Living facility will have an attached porte cochere to even further
define the public entrance. And there will be a long covered entryway leading to the entrance of the
Health and Fitness Center.
c. Roof Lines
Appropriate roof forms are used throughout with the use of primary and secondary roof elements that
modulate/articulate both in/out and up/down. Consistent roof overhangs are used with architectural
detailing at these overhangs at consistent intervals. The larger roof masses are supported by large
column masses that are carried to grade. Various roof forms are used between hips, gables and
sheds.
d. Pattern Variations
No large mass blank walls are present. Pattern variation in building forms and building material is
used throughout. Exterior building materials used are stone at the base and either lap, board with
battens or shingle siding above the base. This pattern is consistent throughout the community
buildings.
e. Fenestration
A consistent pattern of exterior windows and doors are used. In the multi -story buildings, each unit
type stacks on top of each other so window patterns are consistent horizontally and vertically.
f. Mechanical Equipment
All mechanical equipment that will be located at grade will be screened utilizing landscape material
and or fencing material or combination of both.
2.5 Color and Materials.
DESIGN WITH INTEGRITY
LRS ARCHITECTS
Consistent use of materials and colors on each fagade are used on all buildings and that contributes to a
cohesive and appealing design. Wood, concrete, stone and metal materials are used in consistent,
repeating patterns from building to building.
3.0 Site Plan and Building Layout
a. Building Location
Buildings are oriented in the north south direction with a circular ring road enclosing the site with all
buildings within the 'ring' road (Grand Lodge Loop).
b. Parking areas
Main public parking is located at the north end of site at Grand Lodge. The Meadows Assisted Living
to the south has a large public parking area located on south side of building. All parking is within the
ring road and/ or along both sides of the ring road (parallel parking) as well as a parking area south of
the ring road at the proposed Assisted Living building.
c. Access
Access is from the north off Franklin Road to S. Touchmark Way
d. Street Layout and internal circulation
Layout is based upon the 'ring' road (Grand Lodge Loop)
The ring road creates an internal circulation pattern with loop roads around the other buildings within
the ring road.
Pedestrian walkways and facilities
Pedestrian connectivity is created by interconnected pathways/sidewalks between all buildings and all
internal parking areas. Pathways have been created to connect the cottage housing to the east.
Sincerely,
LRS Architects, Inc.
ADA COUNTY RECORDER Christopher D. Rich AMOUNT 43.00 12
BOISE IDAHO 05/23/12 02:53 FM
DEPUTY VickyBaileyIII I1111111IIIIIIIIIIIIIIIIIIIIII I III
RECORDED —REQUEST OF
First American Title 112048813
RECORDING REQUESTED BYAND
WHEN RECORDED RETURN TO:
Touclnnark Living Centers, Inc.
5150 S.W. Griffith Drive
Beaverton, Oregon 97005
47-73;L523 (Space Above For Recorder's Use)
/Vc-S- Y94fLl(o
QUITCLAIM DEED
For good and valuable consideration, the receipt of which is hereby acIcnowledged,
MEADOW LAKE VILLAGE RETIREMENT RESORT, LLC, an Oregon limited liability
company ("Grantor"), does hereby release and forever quitclaim unto MEADOW LADE
VILLAGE RETIREMENT RESORT, LLC, an Oregon limited liability company ("Grantee"),
whose address is 5150 S.W. Griffith Drive, Beaverton, Oregon 97005, and its heirs and assigns
forever, all right, title and interest which Grantor now has or may hereafter acquire in the
following described real property situated in Ada County, State of Idaho; to -wit:
SEE ATTACHED EXHIBIT "A".
TO HAVE AND TO HOLD, all and singular the said real property,
together with all appurtenances, tenements, hereditaments, reversions,
remainders, rents, issues, profits, rights-of-way, and water rights in
anywise appertaining to the real property herein described, as well in law
as in equity, unto Grantee, and to its heirs and assigns forever.
This deed is being recorded to effect a boundary line adjustment as depicted on the
property boundary line adjustment survey recorded as Document No. d/ u q'S / 7 0 in
Ada County, Idaho.
[Signature Page Follows]
TMLV QUITCLAIM DEED 1-
PDXDOCS:1967335.2
WITNESS the hand of said Grantor this 9a LAO
of May, 2012.
MEADOW LAKE VILLAGE RETIREMENT
RESORT, LLC, an Oregon Limited Liability Company
By: Touchmark Living Centers, Inc., Manager
By: 1i1n'�l.i A rt� r5
Werner G. Nistler, Jr., Chairman and CEO
State of OREGON
County of
This instrument was acknowledged before me on May, , 2012, by Werner G.
Nistler, Jr., as Chairman and CEO of Touchmark Living Centers, Inc., as manager of Meadow
Lake Village Retirement Resort, LLC.
Notary Public for the State of Ore on
TMLV QUITCLAIM DEED _z_
L SEALROOGERSIC•ORECaON0. A438276Amij
RUARYZ4, 2013
PDXDOCS:1967335.2
Exhibit "A"
Legal Description
Parcel C
A PARCEL OF LAND LYING IN THE N 1/2 OF SECTION 16, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE
MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SECTION 16, TOWNSHIP 3 NORTH, RANGE 1 EAST,
BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, THENCE S89-28'47" E 1759.86 FEET ALONG
THE NORTH LINE OF THE NW 1/4 OF SAID SECTION 16, SAID POINT ALSO BEING THE CENTER LINE OF S.
TOUCHMARK WAY; THENCE LEAVING SAID NORTH LINE AND ALONG SAID CENTER LINE S 00000'00" E
60,00 FEET TO A POINT ON THE SOUTH RIGHT OF WAY OF E. FRANKLIN ROAD; THENCE LEAVING SAID
CENTER LINE S 89028'47" E 71.28 FEET TO A POINTALONG SAID SOUTH RIGHT OF WAY SAID POINT ALSO
BEING THE EASTERLY RIGHT OF WAY OF S. TOUCHMARK WAY;
THENCE LEAVING SAID SOUTH RIGHT OF WAY AND ALONG SAID EASTERLY RIGHT OF WAY THE
FOLLOWING:
THENCE S 45°15'36" W 46.14 FEET TO A POINT;
THENCE S 00900'00" E G8.71 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 311.04 FEET, SAID CURVE HAVING A RADIUS OF 438.50 FEET, A
CENTRALANGLE OF 40" 38'27", TANGENTS OF 162.38 FEETAND A CHORD WHICH BEARS S 20°19'13" W
304.56 FEETTO A POINT OF REVERSE CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 118.33, FEET, SAID CURVE HAVING A RADIUS OF 261.50 FEET, A
CENTRAL ANGLE OF 25°55'39", TANGENTS OF 60.20 FEETAND A CHORD WHICH BEARS S 27°40'38" W
117.33 FEET TO A POINT OF COMPOUND CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 69.51 FEET, SAID CURVE HAVING A RADIUS OF 50.00 FEET, A
CENTRAL ANGLE OF 79°38'49", TANGENTS OF 41.69 FEETAND A CHORD WHICH BEARS S 25°06'36" E
64.04 FEET TO A POINT OF NON -TANGENT;
THENCE S 00000'00" W 29.11 FEET TO A POINT;
THENCE N 74"51'09" W 11.78 FEET TO A POINT;
THENCE S 04°01'30" E 14.26 FEET TO A POINT OF CURVATURE;
TMLV QUITCLAIM DEED -3-
PDXDOCS:1967335.2
THENCE ALONG A CURVE TO THE LEFT 4.20 FEET, SAID CURVE HAVING A RADIUS OF 2.50 FEET, A
CENTRALANGLE OF 96°11'58", TANGENTS OF 2.79 FEETAND A CHORD WHICH BEARS S 54°20'27" E 3.72.
FEETTO A POINT OF REVERSE CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 7.46 FEET, SAID CURVE HAVING A RADIUS OF90.16 FEET, A
CENTRALANGLE OF 040 44'33", TANGENTS OF3.73 FEET AND A CHORD WHICH BEARS N 79055'50" E
7.46 FEET TO A POINT,
THENCE S 00000'00" E25.31 FEET TOA POINT OF NON -TANGENT CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 62,34 FEET, SAID CURVE HAVING A RADIUS OF 37.50 FEET, A
CENTRAL ANGLE OF 95015'01", TANGENTS OF 41.10 FEET AND A CHORD WHICH BEARS S 23059'49" W
55.41 FEET TO A POINT OF COMPOUND CURVATURE;
THENCE ALONG A CURVETO THE LEFT 313.93 FEET, SAID CURVE HAVING A RADIUS OF 271.00 FEET, A
CENTRAL ANGLE OF 66°22'19", TANGENTS OF 177.24 FEET AND A CHORD WHICH BEARS S 56°48'51" E
296.67 FEET TO A POINT;
THENCE N 90000'00" E 141.19 FEET TO A POINT OF CURVATURE,
THENCE ALONG A CURVE TO THE RIGHT 214.29 FEET, SAID CURVE HAVING A RADIUS OF 329.00 FEET, A
CENTRAL ANGLE OF 37" 19'07", TANGENTS OF 111.10 FEET AND A CHORD WHICH BEARS S 71-20'26"E
210.52 FEET TO A POINT,
THENCE S 52040'53!E 28.37 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 82.29 FEET, SAID CURVE HAVING A RADIUS OF 68.00 FEET, A
CENTRAL ANGLE OF 69" 19'58", TANGENTS OF47.03 FEET AND A CHORD WHICH BEARS S 87°20'52" E
77.36 FEET TO A POINT,
THENCE S 52"40153" E 50.96 FEETTO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 61.69 FEET, SAID CURVE HAVING A RADIUS OF 57.50 FEET, A
CENTRAL ANGLE OF 61° 28'32", TANGENTS OF 34.19 FEET AND A CHORD WHICH BEARS S 16°27'17" E
58.78 FEET TO A POINT;
THENCE S 37°19'07" W 5.76 FEET TO A POINT OF CURVATURE;
THENCE S 52040'53" E 188.73 FEET TO A POINT;
THENCE ALONG A CURVE TO THE LEFT 46.34 FEET, SAID CURVE HAVING A RADIUS OF 29.50 FEET, A
CENTRAL ANGLE OF 90° 00'00", TANGENTS OF 29.50 FEET AND A CHORD WHICH BEARS N 82°19'07" E
41.72 FEET TO A POINT;
THENCE N 37°19'07" E 14.79 FEETTO A POINT;
THENCE N 07040'53" W 12.73 FEET TO A POINT,
TMLV QUITCLAIM DEED -4-
PDXDOCS:1967335.2
THENCE N 37°19'07" E 17.42 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 136.81 FEET, SAID CURVE HAVING A RADIUS OF 238.50 FEET, A
CENTRAL ANGLE OF 32°51'59", TANGENTS OF 70.34FEETAND A CHORD WHICH BEARS N 53°45'06" E
134.94 FEETTO A POINT:
THENCE S 62°24'17" E 12.43 FEETTO THE REAL PONT OF BEGINNING OF THIS DESCRIPTION;
THENCE N 0013101" W 145.00 FEET TO A POINT;
THENCE N 77021'24" E 41.5.68 FEETTO A POINT;
THENCE N 89"59'55" E 153.54 FEET TO A POINT;
THENCE S 23°01'01" E 144.02 FEETTO A POINT OF NON -TANGENT CURVE;
THENCE ALONG A CURVE TO THE LEFT 5.31 FEET, SAID CURVE HAVING A RADIUS OF 253.50 FEET, A
CENTRAL ANGLE OF 01°11'57", TANGENTS OF 2.65 FEET AND A CHORD WHICH BEARS S 79°02'24" W
5.30 FEET TO A POINT,
THENCE S 52011'42" W 12.26 FEET TO A POINT;
THENCE ALONG A CURVE TO THE LEFT 171.70 FEET, SAID CURVE HAVING A RADIUS OF 244.50 FEET, A
CENTRAL ANGLE OF 40° 14'08", TANGENTS OF 89.56 FEET AND A CHORD WHICH BEARS 5 78°19'32" W
168.19 FEETTO A POINT OF REVERSE CURVE;
THENCE ALONG A CURVE TO THE RIGHT 62.87 FEET, SAID CURVE HAVING A RADIUS OF 199.50 FEET, A
CENTRALANGLE OF 18° 03'17", TANGENTS OF 31.70 FEET AND A CHORD WHICH BEARS S 68°00'46' W
62.61 FEET TO A POINT;
THENCE N 61000'01" W 8.38 FEET TO A POINT;
THENCE ALONG A CURVE TO THE -RIGHT153.88-FEET, SAID CURVE HAVING A RADIUS OF 663.50 FEET, A
CENTRAL ANGLE OF 13° 17'18", TANGENTS OF 77.29 FEET AND A CHORD WHICH BEARS 5 81°54'32" W
153.54 FEET TO A POINT;
THENCE S 44°19'03" W 12.81 FEET TO A POINT;
THENCE ALONG A CURVE TO THE RIGHT 21.69 FEET, SAID CURVE HAVING A RADIUS OF 672.50 FEET, A
CENTRAL ANGLE OF 01° 50'52", TANGENTS OF 10.85 FEET AND A CHORD WHICH BEARS N 89°4428" W
21.69 FEET TO A POINT;
THENCE ALONG A CURVE TO THE LEFT 76.05 FEET, SAID CURVE HAVING A RADIUS OF 230.50 FEET, A
CENTRAL ANGLE OF 18° 54'17", TANGENTS OF 38.38 FEET AND A CHORD WHICH BEARS S 80°14'39" W
75.71 FEET TO THE REAL POINT OF BEGINNING OFTHIS DESCRIPTION.
TMLV QUITCLAIM DEED -5-
PDXDOCS:1967335.2
SAID PARCEL CONTAINS 1,81 ACRES MORE OR LESS AND IS SUBJECT TO EASEMENTS OF RECORD.
BEARINGS HEREIN USED ARE BASED ON THE NORTH LINE OF SAID NW 1/4 OFSECTION 16, BEARINGS
89028'47" E.
Parcel E
A PARCEL OF LAND LYING IN THE NE & NW 1/4 OF SECTION 16, TOWNSHIP 3 NORTH, RANGE 1 EAST
BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
COMMENCING ATTHE NORTHWEST CORNER OF SAID SECTION 16, THENCE S 89°28'47" E 2706.25 FEET
ALONG THE NORTH LINE OF THE NW 1/4 OF SAID SECTION 16 TO THE NORTH 1/4 CORNER OF SAID
SECTION; THENCE LEAVING SAID NORTH LINE AND ALONG THE WEST LINE OF THE NORTHEAST 1/4
SECTION 16, THENCE S 00°13'01" E 2656.8TFEET TO A POINT ALSO BEING THE CENTER OF SECTION 16,
THENCE ALONG THE SOUTH LINE OF SAID NE 1/45 89023'43" E 261.20 FEET TOA POINT; THENCE
N 20°30'50" E 487.45 FEETTO THE REAL POINT OF BEGINNING OF THIS DESCRIPTION;
THENCE N 49057'35" W 45.62 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 182.80 FEET, SAID CURVE HAVING A RADIUS OF 115.00 FEET, A
CENTRAL ANGLE OF 91°04'26", TANGENTS OF 117.18 FEET AND A CHORD WHICH BEARS N 04°25'22" W
164.15 FEET TO A POINT;
THENCE N 41006'51" E 101.84 FEET TO A POINT;
THENCE N 00016'01" E 191.94 FEET TO A POINT,
THENCE N 35016'01" E 122.44 FEET TO A POINT;
THENCE N 67013'26" E 94.81 FEET TO A POINT;
THENCE S 22°47'38" E 23.94 FEET TO A POINT;
THENCE S 22012'22" W 12.73 FEET TO A POINT,
THENCE.S 2204738" E 91.19 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 146.98 FEET, SAID CURVE HAVING A RADI US OF 268.50 FEET, A
CENTRAL ANGLE OF 31°21'54", TANGENTS OF 75.38 FEET AND A CHORD WHICH BEARS S 07°06'41" E
145.15 FEET TO A POINT;
THENCE S 34037'50" E 12.91 FEET TO A POINT OF CURVATURE;
TMLV QUITCLAIM DEED _6_
PDXDOC6:1967335.2
THENCE ALONG A CURVE TO THE RIGHT 21.70 FEET, SAID CURVE HAVING A RADIUS OF 277.50 FEET, A
CENTRAL ANGLE OF 04°28'50", TANGENTS OF 10.86 FEET AND A CHORD WHICH BEARS S 12°45'20" W
21.70 FEET TO A POINT;
THENCE S 60°02'19" W 12.94 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVETO THE RIGHT 166.74 FEET, SAID CURVE HAVING A RADIUS OF 268.50 FEET, A
CENTRAL ANGLE OF 35034'49", TANGENTS OF 86.15 FEET AND A CHORD WHICH BEARS S 34°44'13" W
164.07 FEET TO A POINT OF REVERSE CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 129.66 FEET, SAID CURVE HAVING A RADIUS OF 523.50 FEET, A
CENTRAL ANGLE OF 14°11'28", TANGENTS OF 65.16 FEET AND A CHORD WHICH BEARS S 45°25'54" W
129.33 FEET TO A POINT;
THENCE S 09°14'04" E 10.35 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 3.65 FEET, SAID CURVE HAVING A RADIUS OF 4.50 FEET, A
CENTRAL ANGLE OF 46025'58", TANGENTS OF 1.93 FEET AND A CHORD WHICH BEARS S 13°58155" W
3.55 FEET TO A POINT OF REVERSE CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 35.77 FEET, SAID CURVE HAVING A RADIUS OF 514.50 FEET, A
CENTRAL ANGLE OF 03°58'59", TANGENTS OF 17.89 FEET AND A CHORD WHICH BEARS S 35°12'25" W
35.76 FEET TO A POINT OF REVERSE CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 36.99 FEET, SAID CURVE HAVING A RADIUS OF 310.50 FEET, A
CENTRAL ANGLE OF 06°49'29", TANGENTS OF 18.51 FEETAND A CHORD WHICH BEARS 5 36°37'40" W
36.96 FEET TO THE REAL POINT OF BEGINNING OF THIS PARCEL DESCRIPTION;
SAID PARCEL E CONTAINS 2.28 ACRES MORE OR LESS AND IS SUBJECT TO EASEMENTS OF RECORD.
BEARINGS HEREIN USED ARE BASED ON THE NORTH LINE OF SAID NW 1/4 OF SECTION 16, BEARING S
89°28'47" E.
Parcel F
A PARCEL OF LAND LYING IN THE NE 1/4, SE 1/4 & NW 1/4 OF SECTION 16, TOWNSHIP 3 NORTH, RANGE
1 EAST, B01SE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION 16, THENCE 5 89°28'47" E 2706.25 FEET
ALONG THE NORTH LINE OF THE NW 1/4 OF SAID SECTION 16 TO THE NORTH 1/4 CORNER OF SAID
SECTION; THENCE LEAVING SAID NORTH LINE AND ALONG THE WEST LINE OFTHE NORTHEAST 1/4
SECTION 16, THENCE S 00°13'01" E 2656.81 FEETTO A POINT ALSO BEING THE CENTER OF SECTION 16,
THENCE ALONG THE SOUTH LINE OF SAID NE 1/4 S 89°23'43" E 261.20 FEETTO THE REAL POINT OF
BEGINNING OF THIS DESCRIPTION;
THENCE N 00°05'24" E 314.37 FEET TO A POINT OF CURVATURE;
TMLV QUITCLAIM DEED -7-
PDXDOCS:1967335.2
THENCE ALONG A CURVE TO THE RIGHT 40.36 FEET, SAID CURVE HAVING A RADIUS OF 348.50 FEET, A
CENTRAL ANGLE OF 06°38'09", TANGENTS OF 20.20 FEET AND A CHORD WHICH BEARS S 82°10'05" W
40.34 FEET TO A POINT;
THENCE N 48°05'10" W 12.57 FEET TO A POINTOF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 146.77 FEET, SAID CURVE HAVING A RADIUS OF 339.50 FEET, A
CENTRAL ANGLE OF 24'46'10", TANGENTS OF 74.55 FEETAND A CHORD WHICH BEARS N 80°39'59" W
145.63 FEET TO A POINT;
THENCE S 66'43'05" W 12.57 FEET TO A POINT OF CURVATURE,
THENCE ALONG A CURVE TO THE RIGHT 118.66 FEET, SAID CURVE HAVING A RADIUS OF 348.50 FEET, A
CENTRAL ANGLE OF 19°30'32", TANGENTS OF 59.91 FEETAND A CHORD WHICH BEARS N 57"03'58" W
118.09 FEET TO A POINT;
THENCE N 00°55'43" W 12.58 FEETTO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 125.83 FEET, SAID CURVE HAVING A RADIUS OF 290.50 FEET, A
CENTRAL ANGLE OF 24°49'05", TANGENTS OF 63.92 FEET AND A CHORD WHICH BEARS N 58"15'20" W
124.85 FEETTO A POINT,
THENCE N 70"39'53" W 48.86 FEETTO A POINT;
THENCE S 64°20'07" W 12.71 FEETTO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT248.93 FEET, SAID CURVE HAVING A RADIUS OF 203.50 FEET, A
CENTRAL ANGLE OF 70°05'12", TANGENTS OF 142.72 FEET AND A CHORD WHICH BEARS N 35"02'36" W
233.70 FEET TO A POINT;
THENCE N 0000'00" W 198.89 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 175.54 FEET, SAID CURVE HAVING A RADIUS OF 223.50 FEET, A
CENTRAL ANGLE OF 45°00'00", TANGENTS OF 92.58 FEETAND A CHORD WHICH BEARS N 22°30'00" E
171.06 FEET TO A POINT;
THENCE N 45°00'00" E 115.93 FEET TO A POINT,
THENCE S 90°00'00" E 12.73 FEETTO A POINT;
THENCE N 45"00'00" E 14.79 FEETTO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 44.36 FEET, SAID CURVE HAVING A RADIUS OF 29.50 FEET, A
CENTRAL ANGLE OF 86°09'30", TANGENTS OF 27.59 FEETAND A CHORD WHICH BEARS N 01°55'15" E
40.30 FEET TO A POINT OF REVERSE CURVATURE;
TMLV QUITCLAIM DEED -8-
PDXDOCS:1967335.2
THENCE ALONG A CURVE TO THE RIGHT 14.83 FEET, SAID CURVE HAVING A RADIUS OF 214.50 FEET, A
CENTRAL ANGLE OF 03"57'42", TANGENTS OF 7.42 FEET AND A CHORD WHICH BEARS N 39010'40" W
14.83 FEET TO A POINT;
THENCE N 82°08'30" W 12.49 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 200.11 FEET, SAID CURVE HAVING A RADIUS OF 223.50 FEET, A
CENTRAL ANGLE OF 51°17'57", TANGENTS OF 107.32 FEET AND A CHORD WHICH BEARS N 09°16'48" W
193.49 FEET TO A POINT;
THENCE N 63034'53" E 12.49 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 14.83 FEET, SAID CURVE HAVING A RADIUS OF 214.50 FEET, A
CENTRAL ANGLE OF 03°57'42", TANGENTS OF 7.42 FEET AND A CHORD WHICH BEARS N 20"37'03" E
14.83 FEETTO A POINT OF REVERSE CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 38.76 FEET, SAID CURVE HAVING A RADIUS OF 29.5 FEET, A
CENTRAL ANGLE OF 75°16'47", TANGENTS OF 22.75 FEET AND A CHORD WHICH BEARS N 15°02'30" W
36.03 FEET TOAPOINT,
THENCE N 52°40'53" W 196.74 FEETTO A POINT;
THENCE N 37019'07" E 23.00 FEETTO A POINT;
THENCE N 52°40'53" W 3.00 FEET TO A POINT OF CURVATURE
THENCE ALONG A CURVE TO THE RIGHT 29.85 FEET, SAID CURVE HAVING A RADIUS OF 9.50 FEET, A
CENTRAL ANGLE OF 180°00'00" AND A CHORD WHICH BEARS N 37°19'07" E 19.00 FEET TO A POINT,
THENCE S 52°40'53" E 3.00 FEET TO A POINT;
THENCE N 37°19'07" E 23.00 FEET TO A POINT,
THENCE S 52°40'53" E 188.73 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 46.34 FEET, SAID CURVE HAVING A RADIUS OF 29.50 FEET, A
CENTRAL ANGLE OF 90°00'00", TANGENTS OF 29.50 FEET AND A CHORD WHICH BEARS N 82°19'07" E
41.72 FEET TO A POINT,
THENCE N 37°19'07" E 14.79 FEET TO A POINT;
THENCE N 07°40'53" W 12.73 FEET TO A POINT;
THENCE N 37°19'07" E 17.42 FEET TO A POINT OF CURVATURE;
TMLV QUITCLAIM DEED -9-
PDXDOCS:1967335.2
THENCE ALONG A CURVE TO THE RIGHT 136.81 FEET, SAID CURVE HAVING A RADIUS OF 238.50 FEET, A
CENTRAL ANGLE OF 32°51'59", TANGENTS OF 70.34 FEET AND A CHORD WHICH BEARS N 53°45'06" E
134.94 FEET TO A POINT OF COMPOUND CURVATURE;
THENCE S 62°24'17" E 12.43 FEET TO A POINT CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 76.05 FEET, SAID CURVE HAVING A RADIUS OF 230.50 FEET, A
CENTRAL ANGLE OF 18°54'17", TANGENTS OF 38.38 FEET AND A CHORD WHICH BEARS N 80°14'39" E
75.71 FEET TO A POINT REVERSE CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 21.69 FEET, SAID CURVE HAVING A RADIUS OF 672.50 FEET, A
CENTRAL ANGLE OF 01°50'52", TANGENTS OF 10.85 FEET AND A CHORD WHICH BEARS S 89°44'28" E
21.69 FEET TO A POINT;
THENCE N 44°19'03" E 12.81 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 153.88 FEET, SAID CURVE HAVING A RADIUS OF 663.50 FEET, A
CENTRAL ANGLE OF 13°17'18", TANGENTS OF 77.29 FEET AND A CHORD WHICH BEARS N 81°54'32" E
153.54 FEET TO A POINT;
THENCE S 61°00'01" E 8.38 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 62.87 FEET, SAID CURVE HAVING A RADIUS OF 199.50 FEET, A
CENTRAL ANGLE OF 18°03'17", TANGENTS OF 31.70 FEET AND A CHORD WHICH BEARS N 68°00'46" E
62.61 FEET TO A POINT OF REVERSE CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 171.70 FEET, SAID CURVE HAVING A RADIUS OF 244.50 FEET, A
CENTRAL ANGLE OF 40°14'08", TANGENTS OF 89.56 FEETAND A CHORD WHICH BEARS N 78°19'32" E
168.19 FEET TO A POINT;
THENCE N 52°11142" E 12.26 FEETTO A POINT OF NON -TANGENT CURVE;
THENCE ALONG A CURVE TO THE RIGHT 5.31 FEET, SAID CURVE HAVING A RADIUS OF 253.50 FEET, A
CENTRAL ANGLE OF 0°11'57", TANGENTS OF 2.65 FEET AND A CHORD WHICH BEARS S 79°02'24" E
5.30 FEET TO A POINT;
THENCE N 23"01'01" E 144.02 FEET TO A POINT;
THENCE N 89°59'55" E 194.90 FEET TO A POINT;
THENCE S 33016'37" E 620.00 FEET TO A POINT;
THENCE S 30°51'03" E 493.00 FEET TO A POINT;
THENCE S 00°06'30" E 493.51 FEET TO A POINT;
THENCE S 13°51'55" W 426.51 FEET TO A POINT ON THE SAID SOUTH LINE OF THE NE 1/4 SECTION 16;
TMLV QUITCLAIM DEED -10-
PDXDOCS:1967335.2
THENCE ALONG THE SAID SOUTH LINEN 89°23'43" W34.37 FEET TO A POINT,
THENCE LEAVING SAID SOUTH LINES 13046'18" W 21.40 FEET TO A POINT,
THENCE N 89'43'13" W 530.52 FEET TO A POINT,
THENCE N 00°19'45" W 23.85 FEET TO A POINT ON SAID SOUTH LINE;
THENCE ALONG SAID SOUTH LINE N 89°23'43" W 411.94 FEETTO THE REAL POINT OF BEGINNING OF
THIS DESCRIPTION; SAID PARCEL F CONTAINS 53.23 ACRES MORE OR LESS AND IS SUBJECT TO
EASEMENTS OF RECORD. SUBTRACTING FROM THE ABOVE DESCRIBED PARCEL F THE FOLLOWING
DESCRIBED PARCEL E;
COMMENCING ATTHE REAL POINT OF BEGINNING OF THE ABOVE DESCRIBED PARCEL F, THENCE N
20°30'50" E 487.45 FEET TO THE REAL POINT OF BEGINNING OF THIS SUBTRACTED PARCEL E
DESCRIPTION;
THENCE N 49°57'35" W 45.62 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 182.80 FEET, SAID CURVE HAVING A RADIUS OF 115.00 FEET, A
CENTRAL ANGLE OF 91°04'26", TANGENTS OF 117.18 FEETAND A CHORD WHICH BEARS N 04°25'22" W
164.15 FEET TO A POINT;
THENCE N 41°06151" E 101.84 FEET TO A POINT;
THENCE N 00°16'01" E 191.94 FEET TO A POINT;
THENCE N 35°16'01" E 122.44 FEET TO A POINT,
THENCE N 67°13'26" E 94.81 FEET TO A POINT;
THENCE S 22047'38" E 23.94 FEET TO A POINT,
THENCE S 22°12122" W 12.73 FEET TO A POINT,
THENCE S 22°47'38" E 91.19 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 146.98 FEET, SAID CURVE HAVING A RADIUS OF 268.50 FEET, A
CENTRAL ANGLE OF 31°21'54", TANGENTS OF 75.38 FEET AND A CHORD WHICH BEARS S 07006'41" E
145.15 FEET TO A POINT;
THENCE S 34°37'50" E 12.91 FEETTO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 21.70 FEET, SAID CURVE HAVING A RADIUS OF 277.50 FEET, A
CENTRAL ANGLE OF 04°28'50", TANGENTS OF 10.86 FEET AND A CHORD WHICH BEARS S 12°45'20" W
21.70 FEET TO A POINT;
TMLV QUITCLAIM DEED -11-
PDXDOCS:1967336.2
THENCE S 60°02'19" W 12.94 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 166.74 FEET, SAID CURVE HAVING A RADIUS OF 268.50 FEET, A
CENTRAL• ANGLE OF 35°34'49", TANGENTS OF 86.15 FEET AND A CHORD WHICH BEARS S 34°44'13" W
164.07 FEET TO A POINT OF REVERSE CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 129.66 FEET, SAID CURVE HAVING A RADIUS OF 523.50 FEET, A
CENTRAL ANGLE OF 14°11'28", TANGENTS OF 65.16 FEET AND A CHORD WHICH BEARS S 45°25'54" W
129.33 FEET TO A POINT;
THENCE S 09°14'04" E 10.35 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 3.65 FEET, SAID CURVE HAVING A RADIUS OF 4.50 FEET, A
CENTRAL ANGLE OF 46°25'58", TANGENTS OF 1.93 FEET AND A CHORD WHICH BEARS S 13°58'55" W
3.55 FEET TO A POINT OF REVERSE CURVATURE;
THENCE ALONG A CURVE TO THE LEFT 35.77 FEET, SAID CURVE HAVING A RADIUS OF 514.50 FEET, A
CENTRAL ANGLE OF 03°58'59", TANGENTS OF 17.89 FEET AND A CHORD WHICH BEARS S 35°12'25" W
35.76 FEET TO A POINT OF REVERSE CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT 36.99 FEET, SAID CURVE HAVING A RADIUS OF 310.50 FEET, A
CENTRAL ANGLE OF 06°49'29", TANGENTS OF 18.51 FEET AND A CHORD WHICH BEARS S 36°37'40" W
36.96 FEET TO THE REAL POINT OF BEGINNING OF THIS SUBTRACTED PARCEL E DESCRIPTION;
SAID PARCEL E CONTAINS 2.28 ACRES MORE OR LESS AND IS SUBJECT TO EASEMENTS OF RECORD.
SAID REMAINING PARCEL F CONTAINS 50.95 ACRES MORE OR LESS AND IS SUBJECT TO EASEMENTS OF
RECORD.
BEARINGS HEREIN USED ARE BASED ON THE NORTH LINE OF SAID NW 1/4 OF SECTION 16, BEARING 5
89°28'47" E.
TMLV QUITCLAIM DEED -12-
PDXDOCS:1967335.2
STATE OF IDAHO
COUNTY OF ADA
AFFIDAVIT OF LEGAL INTEREST
) (address)
(city) tate)
being first duly sworn upon, oath, depose and say:
1. That.1 am the record owner of the property described on the attached, and i grant my
permission to:
`Zac (AAar�c s> 'L, , 726 �Jtk3 %tlsSI.
(name) L @Sr:S�,o 4e (address) ��\cw4 i (]K e�7109
to submit the accompanying application(%) pertaining to that property.
1. 1 agree to Indemnify, defend and hold the City of Meridian and its employees harmless
from any claim or liability resulting from any dispute as to the statements contained
herein or as to the ownership of the property which is the subject of the application.
3 1 hereby grant permission to City of Meridian staff W cruwr the subject property for the
purpose of site inspections related to processing said application(s).
Dated thin ,\3?� day oL_ �f�csr Laar—tc 2Q_ _
i/Itvyrw� !U' J
_(Signator
SUBSCRWFD AND SWORN to before me the day and year first above written
$�`(yNntary public for ldahej`jr��
011A'LSEAL Residing at:
AORIAM M OABtlIGY g
NOTARY PUBLIC - OREGON
tltlMMISSION NOS 487426 My Commission Expires:
VCA121111 APHILOS,2OtS
33 L+ Hroudaay Avenue, Suite 102 • Meridian, Idaho 83642
Phu= (208) 884-5533 • Fm'imlle: (208) 888.6854 • WOOL: www.nluddiaaeity,er6
(Rev. 02AWOM)
Michelle Rea
From:
Mindy Wallace <Mwallace@achdidaho.org>
Sent:
Tuesday, February 04, 201411:59 AM
To:
'Michelle Rea'
Subject:
RE: TBID Elkhorn - traffic impact study
Michelle,
A traffic impact study will not be required for this application. ACHD does consider this to be a change of use since the
site is currently vacant. After receiving your approvals from the City of Meridian please submit plans directly to ACHD
for review and impact fee assessment.
Please let me know if you have any questions.
Mindy
Mindy Wallace
Planner III
Ada County Highway District
(208)387-6178
"We drive quality transportation for all Ada County -- Anytime ... Anywhere!"
From: Michelle Rea[mailto:mreaCablrsarchitects.com]
Sent: Tuesday, February 04, 2014 12:24 PM
To: Mindy Wallace
Subject: TBID Elkhorn - traffic impact study
Hi Mindy,
The building I am working on is new construction on an existing vacant lot at the Meadow Lake Village site in
Meridian. The building is a 3 -story, 60 unit assisted living facility with a 2 -story health and fitness center component.
Michelle
Michelle Rea I °chL _. t I LRS Architects I :'al _ id I Shanghai
503.265.1552 direct - 720 NW Davis Street Suite 300 - Portland, OR 97209 - m .lrsarchitects.com
Please consider the environment before printing this e-mail
!SIG: 52fl 468fl 7888466894233 6!
e,,&,jM uµ4e9�
3� larc�d� \ '--gc.aPf"'.%'Ttoel
(�/�E IDIANI— Meridian City Hall, Suite 102
33 E. Broadway Avenue
° Meridian, Idaho 83642
Community Development 208.887.2211
Department
Address Verification
Date: 2/6/14
The address information below has been researched and verified as correct by the City of Meridian
Community Development Department.
Project Name
Address:
Zip Code
TBID Elkhorn
625 S. Arbor Ln.
83642
Parcel Number: S1116131400
1) The address has been assigned based on available information.
This address should be considered temporary. Final address to be assigned upon completion of
development.
2) This address will be required to connect to municipal services per Meridian City Code 9-1-4.
_X_ Municipal water is available for connection at this location.
_X_ Municipal sanitary sewer is available for connection at this location.
This property does not currently have municipal services available.
3) This is an existing structure that is currently connected to municipal services.
ALL PLANS BEING SUBMITTED TO THE CITY OF MERIDIAN WILL BE REQUIRED TO CLEARLY REFLECT THE CORRECT
ADDRESS AND SUITE NUMBER (IF APPLICABLE) AS REFLECTED ABOVE.
Address Verification .. Rev: 04/23/12
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