PZ - Staff Report Recommendation to Commission 2-4 E IDIAN --
STAFF REPORT .►a H o
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 2/4/2021 �
Legend
DATE: ff
Projeci Lccfl-fiar
TO: Planning&Zoning Commission -
FROM: Sonya Allen,Associate Planner
f
208-884-5533
SUBJECT: H-2020-0126 Ep
Northpoint Recovery Center-CUP
.40
LOCATION: East of N. Webb Ave.between E. State
Ave. &E. Pine Ave.,in the NW 1/4 of
Section 8,Township 3N.,Range lE.
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I. PROJECT DESCRIPTION
Conditional use permit for a 30,000+/-square foot residential care facility on 3.86 acres of land in a
C-G zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 3.86 acres
Future Land Use Designation Mixed Use—Community(MU-C)
Existing Land Use Vacant/undeveloped land
Proposed Land Use(s) Residential care facility
Current Zoning General Retail and Service Commercial District(C-G)
Proposed Zoning NA
Lots(#and type;bldg/common) NA
Amenities NA
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date;#of 12/8/20;2 people from the public attended the meeting
attendees:
Page 1
History(previous approvals) ROS#6734(2004);portion of Lot 3 and Lots 4-5,Block 3,
Gemtone Center No.2(1997);Pinebridge(AZ-07-006;
RZ-07-010;PP-07-008—DA#108022893);H-2017-0058
(Pine 43—AZ,RZ,PP,MDA—DA#2018-000751);ROS
#11291 (Parcel 4)(2018);A-2020-0182(PBA,"parcel B"
tentative) approved)
A. Project Area Maps
Future Land Use Map Aerial Map
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III. APPLICANT INFORMATION
A. Applicant:
Jennifer Mohr, Cole Architects— 1008 W. Main St.,Boise,ID 83702
B. Owner:
Robert Quinn,TQ Flagstone, LLC—811 N.W. 13'St.,Fruitland, ID 83619
C. Representative:
Same as Applicant
IV. STAFF ANALYSIS
A Conditional Use Permit(CUP)is proposed for a new 30,000+/-square foot single-story residential
care facility on 3.86 acres of land in a C-G zoning district, as required by UDC Table 11-2B-2. The
facility will be an in-patient/out-patient addiction treatment provider with 48 beds with administrative
and treatment uses.
The proposed use is consistent with the Comprehensive Plan Future Land Use Map designation of
Mixed Use—Community(MU-C)in that it will contribute to the mix of uses in this area and the
variety of healthcare options available in the City. It will provide for the physical and mental health
care needs of the community in relation to addiction recovery and is in close proximity to housing,
arterial streets and businesses. The use should be compatible with residential uses to the north as well
as the industrial use to the east and future commercial uses to the west and south. A segment of the
City's multi-use pathway system is proposed along the eastern boundary of the site between State and
Pine Avenue as a public amenity,which will connect different land use types.
Only the eastern 315'+/-portion of the property is proposed to develop with this application; the
western 70'+/-wide strip of land is proposed to develop at a later time. Two(2)building pads and
associated parking are depicted on the site plan for future development. That portion of the site is not
approved with this application and will require future submittal of an application for review and
approval by the Planning Division. Measures shall be taken so that the undeveloped portion of the
site isn't unsightly or a fire hazard.
Existing Development Agreement(Inst. 2018-000751): The existing Development Agreement
(DA) approved for Pine 43 in 2018 contains conditions that govern future development of this site.
The conceptual development plan approved for this site included in the DA depicts 4 buildings and
associated parking on this site. Staff has reviewed the DA and finds the proposed site plan and use in
substantial compliance as required. Staff has included recommended conditions of approval in
Section VII in accord with the DA as noted below.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC II-
4-3-29: Nursing or Residential Care Facilities, as follows:
A. General standards:
1. If the use results in more than ten(10)persons occupying a dwelling at any one time,the
applicant or owner shall concurrently apply for a change of occupancy as required by the
building code in accord with title 10 of this Code.
2. The owner and/or operator of the facility shall secure and maintain a license from the State
of Idaho Department of Health and Welfare, facility standards division.
B. Additional standards for uses providing care to children and juveniles under the age of eighteen
(18)years:
Page 3
1. All outdoor play areas shall be completely enclosed by a minimum six-foot non-scalable
fence to secure against exit/entry by small children and to screen abutting properties. The
fencing material shall meet the swimming pool fence requirements of the building code in
accord with title 10 of this Code.
2. Outdoor play equipment over six(6)feet high shall not be located in a front yard or within
any required yard.
3. Outdoor play areas in residential districts or uses adjacent to an existing residence shall not
be used after dusk.
C. Additional standards for uses providing care to patients who suffer from Alzheimer's disease,
dementia or other similar disability that may cause disorientation. A barrier with a minimum
height of six(6) feet, along the perimeter of any portion of the site that is accessible to these
patients shall be provided. The fencing material shall meet the swimming pool fence
requirements of the building code in accord with title 10 of this Code.
Site Plan: A site plan was submitted, included in Section VI.A,that depicts the footprint of the
proposed structure with parking on the north side of the building adjacent to E. State Ave. The
western 70'+/-of the subject property is not proposed to develop with this project.
A property boundary adjustment application has been tentatively approved for the boundary of this
site depicted on the site plan(A-2020-0182,Parcel`B"). Additional items associated with the
tentative approval must be submitted in order to finalize the PBA prior to submittal of a
Certificate of Zoning Compliance and Design Review application for this site.
Access: Access is proposed via E. State Ave. with an emergency only access via E. Pine Ave. A
temporary turnaround is proposed on the west side of the site that has been approved by the Fire Dept.
Because a driveway is ultimately proposed between the subject property and the property to the
west as depicted on the plans,Staff recommends a recorded cross-access easement is submitted
granting cross-access/ingress-egress to the property to the west(Parcel#51108244538)with the
Certificate of Zoning Compliance application.If the Applicant is unsure where the cross-access
will ultimately be provided, the access may alternatively be granted in the future with the subsequent
development application for the western portion of the site.
Parking: Off-street vehicle parking is required at 0.5 space per bed for residential care facilities as set
forth in UDC Table 11-3C-6 and should comply with the dimensional standards listed in UDC Table
11-3C-5. Bicycle parking is required at one space for every 25 proposed vehicle parking spaces or
portion thereof as set forth in UDC 11-3C-6G and should comply with the location and design
standards listed in UDC 11-3C-5C.
Based on 48 beds, a minimum of 24 vehicle spaces are required;43 spaces are proposed in excess of
UDC standards resulting in 19 extra spaces. Based on 43 vehicle parking spaces,a minimum of one
(1)bicycle parking space is required; four(4) spaces are proposed in excess of UDC standards,
resulting in three (3)extra spaces.
Landscaping: A 10-foot wide street buffer is required along E. State Ave., a local street, and a 25-
foot wide street buffer is required along E. Pine Ave., an arterial street, landscaped in accord with the
standards listed in UDC 11-3B-7C. Parking lot landscaping is required as set forth in UDC 11-3B-8C.
A landscape plan was submitted, included in Section VII.B,that depicts a 30'+/-street buffer along E.
State Ave. and a 40'+/- street buffer along E. Pine Ave. Landscaping exists within the street buffer
along E. Pine Ave.;tree locations are depicted on the plan but no vegetative groundcover is depicted.
Vegetative groundcover should be depicted on the plan in the street buffers and parkways that
complies with UDC 11-3B-5N and the width of street buffers,lineal feet of buffers and the
required vs.provided number of trees should be included in the Project Calculations table for
Page 4
the street buffers along E.Pine Ave. and E. State Ave.that demonstrate compliance with UDC
standards. The western 70'+/-portion of this property is not proposed to develop with this
project; because it's part of this property,Staff recommends the street buffers along Pine and
State along the full width of the property are constructed with this project.
Perimeter landscaping is required along the east boundary of the site in accord with the standards
listed in UDC 11-3B-8C. Landscaping is required in planter islands at the ends of rows of parking in
accord with the standards listed in UDC 11-3B-8C.2.Mitigation is required for all existing trees 4"
caliper or greater that are removed from the site in accord with the standards listed in UDC 11-3B-
IOC.5. An existing 16"caliper black locust tree is depicted on the landscape plan; the Applicant
should contact Matt Perkins, City Arborist,to determine if mitigation is required. The landscape
plan submitted with the Certificate of Zoning Compliance application should comply with these
standards.
Sidewalk: An existing detached sidewalk(and curb and gutter) exists along the frontage of this site
adjacent to E. State Ave. and E. Pine Ave. in accord with the standards listed in UDC 11-3A-17.
Pathway: The Pathways Master Plan depicts a segment of the City's regional pathway system along
the eastern boundary of this site between E. State Ave. and E. Pine Ave. The Applicant proposes a
10' wide pathway from the north end of the emergency access driveway to the perimeter sidewalk
along Pine Ave.;the emergency access driveway is proposed to serve a dual purpose as a pedestrian
pathway. Landscaping is required along the pathway in accord with the standards listed in UDC H-
3B-12C. As a public amenity in the MU-C designated area, Staff recommends a bench is
provided adjacent to the pathway along the east boundary of the site in close proximity to a
shade tree for a rest area.
A 14-foot wide public pedestrian easement for the multi-use pathway along the eastern
boundary of the site should be submitted with the Certificate of Zoning Compliance application
that meets the requirements of the Park's Department(coordinate with Kim Warren).
The DA requires pedestrian connections to be provided between buildings in the form of
pathways distinguished from vehicular driving surfaces through the use of pavers,colored or
scored concrete,or bricks. The site/landscape plan should be revised to comply with this
requirement(i.e.provide pedestrian connections to the future structures to the west). The
pathway connection from the perimeter sidewalk along E. State Ave.to the main building
entrance should also be distinguished from the vehicular driving surface as noted and required
by UDC 11-3A-19B.4.
The sidewalk in front of the building should be extended to the east to the emergency access
driveway/pedestrian pathway.
Elevations: Conceptual building elevations were submitted as shown in Section VI.0 that incorporate
materials consisting of horizontal fiber cement siding and stone with vertical wood siding and
exposed wood beam accents and standing seam metal roofing. The design of the proposed structure is
proportional to and should blend in with the architectural style of the residential development to the
north as desired in MU-C designated areas.
The square footage of the structure at 30,000 s.£ complies with the provision in the DA that limits the
building size to a 30,000 s.f.building footprint(provision#5.1.7). The DA requires windows,
awnings or arcades totaling at least 30% of the length of the favade to be provided for facades
that are viewable from other structures (provision#5.1.4f); final design shall comply with this
requirement and the design standards listed in the Architectural Standards Manual.
A Certificate of Zoning Compliance and Design Review application is required to be submitted
for the proposed use prior to submittal of a building permit application to ensure consistency
Page 5
with UDC standards and design standards and conditions noted in Section VII.
V. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions included
in Section VII per the Findings in Section VIII.
Page 6
VI. EXHIBITS
A. Proposed Site Plan(dated: 12/22/2020)
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B. Proposed Landscape Plan(dated: 12/22/2020)
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VII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. Future development of this site shall comply with the existing Development Agreement(Inst.
#2018-000751,H-2017-0058).
2. The tentatively approved property boundary adjustment application(A-2020-0182) shall
receive final approval prior to submittal of the Certificate of Zoning Compliance and Design
Review applications for this development.
3. Continued compliance with the specific use standards listed in UDC 11-4-3-29: Nursing or
Residential Care Facilities is required.
4. The site plan and landscape plan submitted with the Certificate of Zoning Compliance
application shall be revised as follows:
a. Depict pedestrian connections to the future structures to the west as required by the
Development Agreement(provision#5.1.4b). Pathways shall be distinguished from
vehicular driving surfaces through the use of pavers, colored or scored concrete, or
bricks.
b. The pedestrian walkway connecting between the perimeter sidewalk along E. State Ave.
and the main building entrance shall be distinguished from the vehicular driving surface
through the use of pavers,colored or scored concrete,or bricks as set forth in UDC 11-3A-
19B.4.
c. Extend the sidewalk in front of the building to the east to the emergency access
driveway/pedestrian pathway.
d. Depict landscaping in the street buffers and parkways along E. State Ave.and E.Pine Ave.
along the full width of the property,including the portion not proposed to develop with this
proj ect, in accord with the standards listed in UDC 11-3B-7C and 11-3B-5N respectively.
e. Include the width of the street buffers, lineal feet of buffers and the required vs. provided
number of trees in the buffers in the Project Calculations that demonstrate compliance with
the standards in UDC 11-3B-7C.
f. Depict perimeter landscaping along the east boundary of the site in accord with the
standards listed in UDC 11-3B-8C.1.
g. Coordinate with Matt Perkins,City Arborist,to determine mitigation requirements for this
site. Depict mitigation information on the plan if required by the City Arborist in accord
with the standards listed in UDC 11-3B-IOC.5.
h. Depict a tree in the planter island at the west end of the row of parking on the east side of
the entry driveway in accord with UDC 11-3B-8C.2d.
i. Depict landscaping along the emergency access road/pathway along the east boundary of
the site in accord with the standards listed in UDC 11-3B-12C.
j. Depict a bench adjacent to the pathway along the east boundary of the site in close
proximity to a shade tree.
5. All of the site work required above and depicted on the landscape and site plans shall be
completed with development of the residential care facility.
6. Submit a 14-foot wide public pedestrian easement for the multi-use pathway along the eastern
boundary of the site with the Certificate of Zoning Compliance application that meets the
Page 10
requirements of the Park's Department(coordinate with Kim Warren).
7. The maximum building size is limited to a 30,000 square foot building footprint as set forth in
the Development Agreement(Inst. #2018-000751,H-2017-0058).
8. Windows,awnings or arcades totaling at least 30%of the length of the fagade shall be provided
for facades that are viewable from other structures as set forth in the Development Agreement
(Inst. #2018-000751,H-2017-0058).
9. A recorded cross-access/ingress-egress easement should be submitted granting cross-
access/ingress-egress to the property to the west(Parcel#S 110824453 8)with the Certificate of
Zoning Compliance application. If the Applicant is unsure where the cross-access will
ultimately be provided, the access may alternatively be granted in the future with the
subsequent development application for the western portion of the site.
10. Maintenance of the undeveloped portion of the site shall regularly occur so that the area isn't
unsightly or a fire hazard until such time as it's developed.
11. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved for the proposed use prior to submittal of a building permit application. The design
of the site and structure shall comply with the standards listed in UDC 11-3A-19 and the design
standards listed in the Architectural Standards Manual.
12. The conditional use permit is valid for a maximum period of two (2) years unless otherwise
approved by the City. During this time,the Applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval, and acquire building permits and commence construction of permanent footings or
structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be requested
as set forth in UDC 11-5B-6F.
B. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=219869&dbid=0&repo=MeridianC
Lty
C. PARK'S DEPARTMENT
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=222011&dbid=0&repo=MeridianC
Lty
D. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancity.org/WebLink/Doc View.asp x?id=220033&dbid=0&repo=MeridianC
Lty
VIII. FINDINGS
Conditional Use(UDC 11-5B-6)
Findings: The commission shall base its determination on the conditional use permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional and
development regulations in the district in which the use is located.
Staff finds the site is large enough to accommodate the proposed development and meet all
dimensional and development regulations of the C-G zoning district.
Page 11
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord
with the requirements of this title.
Stafffinds the proposed residential care facility will be harmonious with the Comprehensive Plan
and is consistent with applicable UDC standards with the conditions noted in Section VII of this
report.
3. That the design, construction, operation and maintenance will be compatible with other uses in
the general neighborhood and with the existing or intended character of the general vicinity and
that such use will not adversely change the essential character of the same area.
Stafffinds the design, construction, operation and maintenance of the proposed use will be
compatible with other uses in the general neighborhood, with the existing and intended character
of the vicinity and will not adversely change the essential character of the area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Staff ,finds the proposed use should not adversely affect other properties in the vicinity if it
complies with the conditions in Section VII of this report.
5. That the proposed use will be served adequately by essential public facilities and services such as
highways, streets, schools,parks,police and fire protection, drainage structures,refuse disposal,
water, and sewer.
Staff ,finds the proposed use will be served by essential public facilities and services as required.
6. That the proposed use will not create excessive additional costs for public facilities and services
and will not be detrimental to the economic welfare of the community.
Staff ,finds the proposed use will not create additional costs for public facilities and services and
will not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes,materials, equipment and
conditions of operation that will be detrimental to any persons,property or the general welfare by
reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Stafffinds the proposed use will not be detrimental to any persons,property or the general
welfare by the reasons noted above.
8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or
historic feature considered to be of major importance. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
Stafffinds the proposed use will not result in the destruction, loss or damage of any such features.
9. Additional findings for the alteration or extension of a nonconforming use:
a. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
b. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
Page 12