CC - Staff ReportPrimary Health Clinic – MDA H-2015-0045 1
STAFF REPORT
HEARING DATE: January 19, 2016
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: Primary Health Clinic – MDA H-2015-0045
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Matthew Witt, Rocky Mountain Companies, requests an amendment to the existing
development agreement (MDA) to update the conceptual development plan for the western portion of the
site for the development of a 6,310 square foot medical office for Primary Health. See Section IX Analysis
for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA as requested by the applicant.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2015-0045 as
presented in the staff report for the hearing date of January 19, 2016, with the following modifications:
(Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny H-2015-0045 as presented during
the hearing on January 19, 2016, for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2015-0045 to the hearing date of (insert continued hearing date here) for
the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located at 1624 and 1648 N. W. 1st Street, in the northeast ¼ of Section 12,
Township 3N., Range 1W.
B. Owner:
Travis Stroud
1980 S. Meridian Road, Ste. 140
Meridian, ID 83642
C. Applicant:
Matthew Witt, Rocky Mountain Companies
350 N. 9th Street, Ste. 200
Boise, ID 83702
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D. Representative:
Same as Applicant
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a development agreement modification. A public hearing is required
before the City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: December 28, 2015 and January 11, 2016
C. Radius notices mailed to properties within 300 feet on: December 17, 2015
D. Applicant posted notice on site by: January 8, 2016
VI. LAND USE
A. Existing Land Use(s): This property is currently in the development process; the Human Bean drive-
through.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: W. Cherry Lane and vacant/undeveloped property, zoned RUT in Ada County
South: Single-family residential properties, zoned R-4
East: N. Meridian Road, a drinking establishment (Whitewater Saloon) and other commercial
businesses, zoned C-C
West: N.W. 1st street, vacant/undeveloped land, zoned O-T, and single-family residential properties,
zoned R-4
C. History of Previous Actions: In 2015, this property received the following approvals:
Rezone of 2.08 acres of land from the R-4 to the O-T zoning district with a development agreement,
recorded as Instrument #2015-097483 and #2015-082090; and
Conditional use permit for a drive-through establishment in the O-T zoning district for a coffee
kiosk (Human Bean).
Property boundary adjustment (PBA-15-018) for a parcel consolidation; Record of Survey No.
10268.
VII. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant requests a modification to the previously approved conceptual development plan included
in the development agreement (DA) (Instrument #2015-097483 and #2015-082090) for this site. No
changes are proposed to the text of the agreement.
The previously approved plan included in Exhibit A.2 depicts three future parcels developing with a
walk-up/drive-thru coffee kiosk on the eastern portion of the site and two future pad sites for a small
restaurant and retail/restaurant uses on the western portion of the site. One access via N.W. 1st Street at
the west boundary was approved near the north end of the site. A 12+/- foot wide buffer to adjoining
residential uses is depicted along the south boundary.
Primary Health Clinic – MDA H-2015-0045 3
The proposed plan in Exhibit A.3 still depicts three parcels but only includes one pad site instead of two
on the western portion of the site for a 6,310 square foot medical office for Primary Health and
associated parking; no changes are proposed to the eastern portion of the site depicted as Parcel A.
The buffer to residential uses at the south boundary of the site has been reduced from 12+ feet to 7+ feet
on Parcel C. Because there is no longer a building planned along the south boundary to serve as a buffer
to the commercial uses, staff recommends a provision is added to the DA that requires a minimum
10-foot wide buffer planted with a mix of evergreen and deciduous trees that allow trees to touch
at maturity be provided along the south boundary of Parcel C in accord with the standards listed
in UDC 11-3B-9C.1 with development of Parcel B (Primary Health).
The access via N.W. 1st Street has shifted to the south end of the property for safer pedestrian access
between the parking area and the Primary Health building. As the new location creates more of a direct
route between N.W. 1st and N. Meridian Road, Staff is concerned this may promote more cut-through
traffic, however, believes it to be safer for Primary Health clientele. Staff recommends traffic calming
(i.e. speed bumps) devices are installed in the southern drive aisle at the east side of the parking
area where Parcels A and C adjoin to slow down traffic. See site plan in Exhibit A.3.
All future development of the site must comply with the dimensional standards of the O-T zoning
district. The building pad proposed on Parcel B encroaches onto Parcel A. After the DA is
amended, the applicant should be required to apply for and execute a property boundary
adjustment to adjust the parcel boundaries prior to submittal of a Certificate of Zoning
Compliance application for Parcel B.
The proposed healthcare use is a principal permitted use in the O-T zoning district per UDC Table 11-
2D-2. The proposed site plan depicts adequate parking for the proposed use. Therefore, Staff
recommends approval of the proposed modification per the conceptual development plan included in
Exhibit A.3 with staff’s recommended changes to the provisions of the agreement noted in Exhibit A.4.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Approved Conceptual Development Plan
3. Proposed Conceptual Development Plan
4. Staff Recommended Changes to the Development Agreement Provisions
Primary Health Clinic – MDA H-2015-0045 4
Exhibit A.1: Vicinity/Zoning Map
Primary Health Clinic – MDA H-2015-0045 5
Exhibit A.2: Approved Conceptual Development Plan
Primary Health Clinic – MDA H-2015-0045 6
3. Proposed Conceptual Development Plan
Speed bumps
Primary Health Clinic – MDA H-2015-0045 7
4. Staff Recommended Changes to the Development Agreement Provisions
CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owner/Developer shall develop the Property in accordance with the following special
conditions:
a. Development of the site shall substantially comply with the site plan, landscape plan and
building elevations included in Exhibit A, the design standards listed in UDC 11-3A-19,
the guidelines contained in the City of Meridian Design Manual, the Destination:
Downtown vision plan, Comprehensive Plan and the conditions in this report.
b. Future restaurant/retail buildings constructed on the site shall be of similar design and
construction materials as the coffee kiosk and conceptual elevations shown in Exhibit A.5;
they shall also incorporate some kind of architectural feature(s) similar to the kiosk that has
an appearance of a two story structure for at least a portion of the building, or be
functionally two stories.
c. The applicant shall provide a garden wall at the northeast corner of this site at the
intersection of W. Cherry Lane and N. Meridian Road. An area shall also be reserved at
this corner for public art and/or an entry sign to the downtown area if a partnership can be
reached with the Meridian Downtown Development Corporation (MDC) and the Meridian
Art’s Commission (MAC) for the provision of these items. A detail of the garden wall shall
be submitted with the Certificate of Zoning Compliance application
d. Direct lot access to Cherry Lane is prohibited; only one right -in/right-out driveway via
Meridian Road and one full access driveway via N.W. 1st Street are allowed.
e. Outdoor speakers are prohibited on this site.
f. A cross-access easement shall be granted to the property to the south at 1611 N. Meridian
Road (Parcel #R9453000076) for access to the driveway on the site via N. Meridian Road
in accord with UDC 11-3A-3A. A provision shall be added to the agreement that allows the
owner/developer of the adjacent parcel to remove a section of the fence as necessary for
access. A copy of the recorded easement shall be submitted to the Planning Division with
the first Certificate of Zoning Compliance application. The applicant shall work with the
adjacent property owner to the south in determining the location of the easement as well as
inquiring if the owner would prefer to have the entire area landscaped or a driveway stub
constructed with only a portion of the area landscaped at this time. If the owner prefers the
stub is not constructed at this time, the easement should allow for the future construction of
a driveway on the subject property.
g. A minimum 10-foot wide buffer planted with a mix of evergreen and deciduous trees that allow
trees to touch at maturity shall be provided along the south boundary of Parcel C in accord with the
standards listed in UDC 11-3B-9C.1 with development of Parcel B (Primary Health).
h. Traffic calming devices (i.e. speed bumps) shall be installed in the southern drive aisle at the east
side of the parking area where Parcels A and C adjoin to slow down traffic.
i. The applicant shall apply for and execute a property boundary adjustment to adjust the existing
parcel boundaries prior to submittal of a Certificate of Zoning Compliance application for Parcel B.