West Valley Emergency H-2022-0065 Findings CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI DIAN:-,
AND DECISION& ORDER
In the Matter of the Request for a Modification to the Existing Development Agreement for
Prescott Ridge (Hospital Portion) (Inst. #2021-132724) to Update the Phasing Plan and
Modify the Provision Requiring Noise Abatement to be Provided along W. Chinden
Blvd./State Highway 20-26 to Allow for Alternative Compliance; and Conditional Use
Permit for a Hospital (i.e. emergency center) in the C-G Zoning District,by Fulmer Lucas
Engineering,LLC.
Case No(s). H-2022-0065
For the City Council Hearing Date of: December 13, 2022 (Findings on December 20, 2022)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of December 13, 2022, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of December 13,2022, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of December 13,
2022, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of December 13, 2022,incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019,Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR - 1 -
Community Development Department,the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of[date], incorporated by reference. The conditions are concluded to be reasonable
and the applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that:
1. The applicant's request for [application type] is hereby[approved/denied] per the conditions of
approval in the Staff Report for the hearing date of[date], attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat,or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-613-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 11-
6B-7C).
Notice of Conditional Use Permit Duration
Please take notice that the conditional use permit,when granted, shall be 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. For
conditional use permits that also require platting,the final plat must be signed by the City
Engineer within this two(2)year period.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-513-6.G.1,the Director may authorize a single extension of the time to commence the
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR -2-
use not to exceed one (1)two(2)year period.Additional time extensions up to two(2)years as
determined and approved by the City Council may be granted.With all extensions,the Director
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title 11(UDC 11-5B-6F).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s)and returned to the city within six(6)months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho
Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted, including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
G. Attached: Staff Report for the hearing date of[date]
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR -3-
By action of the City Council at its regular meeting held on the 20th day of December
[year].
COUNCIL PRESIDENT BRAD HOAGLUN VOTED
COUNCIL VICE PRESIDENT JOE BORTON VOTED
COUNCIL MEMBER JESSICA PERREAULT VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER TREG BERNT VOTED
COUNCIL MEMBER LIZ STRADER VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison 12-20-2022
Attest:
Chris Johnson 12-20-2022
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 12-20-2022
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR -4-
EXHIBIT A
STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT D A H O
HEARING December 13,2022
DATE:
TO: Mayor&City Council
FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: H-2022-0065—West Valley Emergency
Center—MDA, CUP,ALT
LOCATION: Southwest corner of N. Levi Ln./N.
Rustic Oak Way, in the NW 1/4 of Section
28,Township 4N.,Range IW. (Parcel
#R6991222250)
I. PROJECT DESCRIPTION
Modification to the existing Development Agreement for Prescott Ridge (Hospital Portion) (Inst. #2021-
132724)to update the phasing plan and modify the provision requiring noise abatement to be provided along
W. Chinden Blvd./State Highway 20-26 to allow for alternative compliance; and conditional use permit for a
hospital(i.e. emergency center)in the C-G zoning district.
Alternative compliance is requested to UDC 11-3H-4D,which requires noise abatement to be provided for
residential and other noise sensitive uses,including hospitals, adjoining state highways.
Alternative compliance is also requested to UDC 11-313-7C,which requires trees to be planted within the
required 35-foot wide street buffer along W. Chinden Blvd., an entryway corridor.
II. SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage 16.46
Future Land Use Designation Mixed Use—Regional(MU-R)&Medium Density Residential(MDR)
Existing Land Use 1 Vacant/undeveloped land
Proposed Land Use(s) Hospital with an emergency center
Current Zoning r General Retail&Service Commercial(C-G)
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date;#of 7/11/2022
attendees:
Pagel
History(previous approvals) H-2020-0047(DA Inst.#2021-132724);PBA-2022-0024
B. Community Metrics
Description Details
Ada County Highway
District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action
(yes/no)
Traffic Impact Study No
es/no
Access Access is proposed from Rustic Oak Way via W.Chinden Blvd.at the east boundary of
(Arterial/Collectors/State the site.An emergency access is proposed from N. Serenity Ln.via W.Chinden Blvd. at
Hwy/Local)(Existing the northwest corner of the site.
and Proposed)
Trip Generation 279 additional vehicle trips per day& 17 additional vehicle trips per hour in the PM peak
hour(estimate)
Wastewater
• Distance to Sewer Sewer will come from the Prescott Ridge Development to the South.
Services
• Sewer Shed
• Estimated Project See Application
Sewer ERU's
• WRRF Declining
Balance
• Project Consistent Yes
with WW Master
Plan/Facility Plan
• Impacts/Concerns
Water
• Distance to Water
Services
• Pressure Zone
• Estimated Project See application
Water ERU's
• Water Quality
Page 2
Description Details
• Project Consistent Yes
with Water Master
Plan
• Impacts/Concerns
C. Project Maps
Future Land Use Map Aerial Map
Zoning Map Planned Development Map
Page 3
III. APPLICANT INFORMATION
A. Applicant:
Hugh Lucas,Fulmer Lucas Engineering,LLC—2002 Richard Jones Rd., Ste. B200,Nashville,TN
37215
B. Owner:
West Valley Medical Center,Inc.—c/o HCA Healthcare,Inc.—One Park Plaza,Nashville,TN 37203
C. Agent/Representative:
Same as Applicant
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 11/16/2022 11/27/2022
Radius notification mailed to
properties within 300 feet 11/10/2022 11/28/2022
Public hearing notice sign posted
11/18/2022 12/2/2022
on site
Nextdoor posting 11/10/2022 12/2/2022
V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAN):
Land Use:
This property is designated Mixed Use—Regional(MU-R)on the Future Land Use Map(FLUM).
The purpose of the MU-R designation is to provide a mix of employment,retail,and residential
dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses
together, including residential, and to avoid predominantly single use developments such as a regional
retail center with only restaurants and other commercial uses. Developments should be anchored by uses
that have a regional draw with the appropriate supporting uses. The developments are encouraged to be
designed consistent with the conceptual MU-R plan depicted in Figure 3D(pg. 3-17).
The Appliant proposes to develop a hospital with an emergency room and medical offices on this site.
This use was conceptually approved with the annexation for Prescott Ridge subdivision. This site is
located near a major arterial intersection,W. Chinden Blvd. and N. McDermott Rd. and the future SH-
16/Chinden Blvd. interchange.
Transportation:
ACHD's Master Street Map(MSM)depicts a residential collector street along the eastern boundary of
this.A collector street(Rustic Oak Way) is planned with development along the east boundary
consistent with the MSM.
COMPREHENSIVE PLAN POLICIES(https:llwww.meridianciU.or /�comPplan):
Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be
applicable to this application and apply to the proposed use of this property(staff analysis in italics):
• "Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services."(3.03.03F)
Page 4
City water and sewer services are available and can be extended by the developer with development
in accord with UDC 11-3A-21.
• `Ensure that quality fire protection,rescue and emergency medical services are provided within
Meridian."(4.11.03)
The proposed hospital with an emergency room and medical offices will provide much needed
medical services in north Meridian.
• "Require all new development to create a site design compatible with surrounding uses through
buffering, screening,transitional densities, and other best site design practices."(3.07.01A)
The proposed development incorporates an 8-foot tall solid CMU wall and a 30 foot wide densely
landscaped buffer along the west property boundary adjacent to existing residential uses to assist in
screening and buffering the proposed use.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed emergency room associated with the hospital is located approximately 460 feet away
from the residential neighborhood to the west, which should minimize conflicts between land uses.
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of
Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A)
The proposed development will connect to City water and sewer systems;services are required to be
provided to and though this development in accord with current City plans.
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks are required to be provided
with development as proposed.
• "Slow the outward progression of the City's limits by discouraging fringe area development;
encourage development of vacant or underutilized parcels currently within City limits."(4.05.03B)
Development of the subject vacant land, currently in the City limits, is encouraged over parcels on
the fringe of the City. The development of this property will result in better provision of City services.
VI. STAFF ANALYSIS
A. DEVELOPMENT AGREEMENT MODIFICATION(MDA)
A modification to the existing Development Agreement(DA)(Prescott Ridge—Hospital Portion H-
2022-0047, Inst. #2021-132724)) is proposed to to update the phasing plan and modify the provision
requiring noise abatement to be provided along W. Chinden Blvd./State Highway 20-26 to allow for
alternative compliance.
The existing phasing plan is for the overall Prescott Ridge development,which is being developed
separately from the proposed development. A phasing plan for the subject property is proposed to
replace the existing plan. The emergency room and perimeter buffers along the north,west and south
boundaries of the site are proposed to develop with the first phase;the medical office building with retail
and restaurant uses is proposed to develop with the second phase; and the hospital is proposed to develop
with the third and final phase of development. The collector street(Rustic Oak Way) and associated
street buffer will be constructed by the developer of Prescott Ridge Subdivision with their first phase of
development. See phasing plans in Sections VIII.A &B. Staff is supportive of the proposed change to the
Page 5
phasing plan that includes more detailed phasing for the subject property and separation from the
residential portion of the development under separate development.
DA provision#5.1.3 states,"Noise abatement shall be provided in the form of a berm or a berm and wall
combination parallel to W. Chinden Blvd./SH 2O-26 constructed in accord with the standards listed in
UDC 11-3H-4D."The Applicant proposes a modification to the provision as follows, "Noise abatement
shall be provided in the form of a berm or a berm and wall combination parallel to W. Chinden Blvd./SH
20-26 constructed in accord with the standards listed in UDC 11-3H-4D or by an alternative compliance
proposal as defined in UDC 11-3H-4D.4."Staff is amenable to the proposed change as UDC 11-3H-
4D.4 states, "The Director may approve alternative compliance as set forth in Chapter 5,
"Administration", of this title where the Applicant has a substitute noise abatement proposal in accord
with ITD standards and prepared by a qualified sound engineer."
B. CONDITIONAL USE PERMIT(CUP)
A CUP is proposed for an 11,241 square foot emergency medical facility on 2.4-acres of land,ultimately
planned to be part of a hospital campus, on a total of 16.46-acres of land in the C-G zoning district as
required by UDC Table 11-2B-2. The emergency facility is proposed in Phase 1 and the hospital is
proposed in Phase 3,per the phasing plan in Section VIII.B.An application for a modification to the
CUP will be required to be submitted for approval of the hospital.
Dimensional standards: Compliance with the dimensional standards listed in UDC Table 11-2B-3 is
required.
Specific Use Standards(UDC 11-4-3):
The proposed use is subject to the specific use standards listed in UDC 11-4-3-22,as follows: Staffs
comments in italics.
A. If the hospital provides emergency care,the location shall have direct access on an arterial street.
The City Council previously deemed the access for the emergency room via Rustic Oak, a
collector street, meets the intent of this standard as noted in the DA (provision#5.1.10).
B. Accessory retail uses including,but not limited to,retail shops, food or beverage service, and
personal service shops,may be allowed if designed to serve patrons of the hospital and their
visitors only.
C. No hospital shall be located within one thousand(1,000)feet of the following uses: Explosive
manufacturing or storage, flammable substance storage, foundry, freight and truck terminal,
manufacture or processing of hazardous chemicals,power plant, food product storage and
processing plant.
Access: Access is proposed from two (2)access driveways via Rustic Oak Way, a future collector street
along the east boundary of the site; an emergency only access driveway is proposed from the west via
Serenity Ln., a private street. Direct access via Chinden Blvd./SH 2O-26 is prohibited.
An access easement is needed for the proposed emergency access via Serenity Ln.If an easement
isn't attainable, a minimum 20-foot wide emergency access driveway constructed to Fire Dept.
standards shall be provided to the south to N.Backcountry Pl.between Lots 5 and 7,Block 12 in
Prescott Ridge Subdivision No.3; and a barrier prohibiting access shall be erected at the west end
of the frontage road.The frontage road may be extended in the future if/when the property to the west
redevelops. Emergency access is not required with the emergency center;however, it will be required
with the hospital if the overall area of the building exceeds 124,000 square feet or 3+stories in height. If
an easement is obtained prior to submittal of the Certificate of Zoning Compliance for the
emergency center,a copy of the recorded easement should be submitted to the Planning Division;
otherwise,access should be depicted on the site plan from the south with the expansion of the
Page 6
hospital.Note: The Peregrine Heights subdivision plat note#6 states all lots except Lots 18 and 19 have
an interest in Lot 10, the private street lot for Serenity Ln.; note#7 states direct access to W. Chinden
Blvd. is limited to Lots 18 and 19—therefore, the subject property has no interest or right to access
Serenity Ln. unless an access easement is obtained.
Sidewalks: A detached sidewalk is required along W. Chinden Blvd.per UDC 11-3A-17. Because the
Pathways Master Plan depicts a 10-foot wide pathway along Chinden, Staff recommends a 10-foot wide
detached pathway is provided within the street buffer in lieu of a sidewalk.
Pathways: Ten-foot(10')wide pathways are proposed within the street buffer along Chinden and within
the land use buffers to residential uses along the west and south boundaries of the site in accord with the
Pathways Master Plan. These pathways are required to be placed in a 14-foot wide public
pedestrian easement.An easement for such should be submitted to the Planning Division for
Council approval and recordation prior to issuance of Certificate of Occupancy for the proposed
use.
Landscaping: A 35-foot wide street buffer is required to be provided on this site along W. Chinden
Blvd./SH 2O-26, an entryway corridor, landscaped per the standards listed in UDC 11-3B-7C. The street
buffer is measured from the back of curb;where the transportation authority is anticipating future
widening of the street,the width of the buffer is measured from the ultimate curb location. There is a
large expanse of land within the right-of-way along Chinden that can be counted toward the street buffer
requirement if landscaped per the standards in UDC 11-3B-7C.3; landscaping may be allowed through a
license agreement with ITD. Because this is an entryway corridor, enhanced landscaping should be
installed in accord with the standards listed in UDC 11-3B-7C.3.A revised landscape plan should be
submitted with the Certificate of Zoning Compliance application that reflects compliance with
standards listed in UDC 11-3B-7C,including enhanced landscaping along the entryway corridor
(i.e.Chinden Blvd).
Alternative Compliance is requested to the landscape standards in UDC 11-3B-7C.3,which require a
minimum density of one(1)tree per 35 linear feet along with shrubs, lawn or other vegetative
groundcover,to be installed within the street buffer along W. Chinden Blvd. On the western portion of
the site,the buffer area is constrained where the emergency access road is proposed to the north of
Peregrine Heights Subdivision. In this area,the trees are proposed on the south side of the driveway.
Because driveways are an allowed impervious surface in street buffers and the required number of trees
are proposed on the south side of the driveway, Staff sees no purpose for the request as the proposed
landscaping appears to meet UDC standards; thus, Staff recommends denial of the request.
A 25-foot wide buffer is required to adjacent residential uses to the west and south, landscaped per the
standards listed in UDC 11-3B-9C as proposed. A 30-foot wide buffer is proposed with an 8-foot tall
wall, landscaped with a mix of evergreen and deciduous trees, shrubs and lawn,which should result in a
barrier that allows trees to touch at the time of maturity.
Irrigation: All landscape areas shall be served with an automatic underground irrigation system that
complies with the performance specifications listed in UDC 11-3B-6B(this includes the native dryland
seeded areas within the right-of-way along Chinden Blvd.).
Noise Abatement: Because a noise sensitive use(i.e. a hospital) is proposed adjacent to W. Chinden
Blvd./State Highway(SH)20-26,noise abatement in the form of a berm or a berm and wall combination
is required to be provided within the street buffer along the state highway in accord with the standards
listed in UDC 11-3H-4D. The top of the berm or berm/wall is required to be a minimum of 10-feet
higher than the elevation at the centerline of the highway. The Applicant requests alternative compliance
to this standard to not provide noise abatment along the entire frontage of the site adjacent to the state
highway.Per UDC 11-3114D.4, the Director may approve alternative compliance as set forth in UDC
Page 7
11-5 where the Applicant has a substitute noise abatement proposal in accord with ITD standards and
prepared by a qualified sound engineer.
The Applicant states that strict conformance to these standards is not possible due to physical constraints
present on the property. The emergency vehicle access from Serenity Lane via W. Chinden Blvd./SH 20-
26 from the west is required to be a minimum of 20-feet wide—at its narrowest point it's only 20.9-feet
wide,which is not sufficient to accommodate construction of the emergency access and a berm or
berm/wall combination,as required. There is room for landscaping within ITD's right-of-way(ROW)
along Chinden Blvd./SH 2O-26 with a license agreement; however, ITD does not allow walls within their
ROW. Additionally,the first 20-feet of the property south of the northern property boundary is
encumbered with a 20-foot wide ITD easement(Inst. #2015-010191)which further constrains the
property. The Applicant states this is an irrigation easement for a waste ditch that served this site;
if no longer needed,the Applicant should pursue abandonment of this easement.To mitigate the
noise impacts to the building/use,the structure is proposed to be set back over 400-feet south of the
northern right-of-way line along the state highway. The Applicant states this setback provides significant
reduction in noise levels(even when accounting for future traffic growth)and brings the noise levels to
within national hospital design standards which require no noise abatement and meets the UDC
requirements' intended purpose.
A Site Noise Study and Barrier Wall Evaluation was performed by a licensed acoustical engineer and
submitted with this application. Their findings state that the current and predicted future noise levels at
the site meet the 2018 FGI Minimal category at both the proposed hospital facade and outdoor use area.
The Minimal category indicates that mitigation is not needed at outdoor patient seating areas and that the
facade could be constructed using typical means and materials with mechanical ventilation.
Staff is amenable to the Applicant's proposal to located the building 400+feet to the south of the state
highway to lessen the noise impacts as proposed;however,Staff recommends a minimum 3-foot tall
berm with no less than 4:1 slope is provided within the street buffer for aesthetic reasons (i.e. to
screen the parking area)since the site is located along an entryway corridor into the City, consistent
with UDC 11-3B-7C.3f.
Parking: Off-street vehicle parking is required per the standards listed in UDC 11-3C-6B.1. Based on
the 11,241 square foot facility, a minimum of 22 parking spaces are required. A total of 47 spaces are
poposed, in excess of UDC standards.
Bicycle parking is required per the standards listed in UDC 11-3C-6G. Based on 47 vehicle parking
spaces, a minimum of two(2)bicycle spaces are required. A total of three(3) spaces are proposed,in
excess of UDC standards.Bicycle parking facilities should comply with the location and design
standards listed in UDC 11-3C-5C.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations
were submitted for the proposed structure as shown in Section VIII.E. Building materials consist of
EIFS,thin stone veneer and corrugated roof screen wall panels.Final design is required to comply with
the design standards in the Architectural Standards Manual.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed modification to the existing Development Agreement and
Conditional Use Permit per the provisions included in Section IX in accord with the Findings in Section
X. The Director has conditionally approved the request for Alternative Compliance to the noise
abatement standards listed in UDC 11-31-1-413; and denied the request for Alternative Compliance to the
landscape standards listed in UDC 11-3B-7C for the reasons noted above in Section VI,per the Findings
in Section X.
Page 8
B. The Meridian Planning&Zoning Commission heard these items on December 1,2022.At the
public hearing,the Commission moved to recommend approval of the subject CUP request.
1. Summary of Commission public hearing_
a. In favor: Betsy Hunsicker
b. In opposition:None
c. Commenting: Cory Coltrin
d. Written testimony: Val Stack&Paul Hoyer
e. Staff presentinggpplication: Bill Parsons
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony
a. An access easement hasn't been granted via Serenity Ln., a private street, for the
proposed emergency access at the northwest corner of the site; therefore,emergency
access should be provided from the south from the cul-de-sac in Prescott Ridge
Subdivision.
b. If a frontage road isn't provided to Serenity Ln.,there would be adequate room to
construct a sound attenuation berm and wall and the Applicant could comply with UDC
standards for noise abatement for the hospital.
3. Key issue(s)of discussion by Commission.
a. None
4. Commission change(s)to Staff recommendation:
a. None
5. outstandin issue(s)ssue(s) for City Council:
a. Condition#8 in Section IX.A incorrectly states a 4-foot tall berm is required. It should
be a 3-foot tall berm consistent with condition#3b—Staff requests Council make this
correction.
C. The Meridian Citv Council heard these items on December 13,2022.At the public hearing,the
Council moved to approve the subject MDA and CUP requests.
1. Summary of the City Council public hearing:
a. In favor: Betsy Hunsicker,Ross Lucas
b. In opposition: None
c. Commenting: Doug Haneborg
d. Written testimony.None
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. Residential neighbors' objections to emergency access via Serenity Ln.
3. Key issue(s)of discussion by City Council:
a. None
4. City Council change(s)to Commission recommendation.
a. None
Page 9
VIII. EXHIBITS
A. Existing Phasing Plan for Overall Development(Prescott Ridge)
PHASE BUILDABLE
�r cr !r LOTS
i
r 65
44
T1 3 41
y 4 43
5 41
6 37
PHASE 1 7 39
8 46
S 14 O a Z
f TA
BUIABLE 370
LOTS a
f
I
R• lip
$$p$p.L
xo: 4 >:'A_.• 1- lid
pyaSF
m�``: r e EN OI IV E El INO
PHASE 3 2`�' 1 OF 1
f HASE 1
o sm ••�
Pi
Page 10
B. Proposed Phasing Plan for Hospital/Medical Center Site
W.MINDEN BLVD.
` ................. .... h............��............ ............... ,pry.� — - �
9 g
,;g t1T 111111�1111 11 BIIIII W11T'
"a 4 �
T_4: PFi48E2M0&AETARl b
sFi
TREE
Jl1W1fU�l1LIlL�111,....:I11U11.J1LUi .IIIIIraw1iW11L..ff N� a
c
......7" PHASE 1 PR 9VSERAN❑FFER ANM N/RICM OIR G
PERIMETES
J �
— SFAr x`PHASE3H25PITAL fir..+.....+q.p � LL IAOY[IEM
e xEc„r au+wu — sc� _C �pry%42NG TO BE CONSTRUCTED BY
oTNca�A�vAaTrc
.�mr 111J L Tmi HIL. n1N111111 �=
.E��x.�Axxl�n�,Pox 1 uul.�llul
EX 2
s
`LJ Pllanan 4`A
Stele:1'_15C]50'
Page 11
C. Site Plan(dated: 9/29/2022)
------------ ----------------
------- ---------
7----- ---- ----------
Z11 LUCAS
_m1J_mm Lm�m
11
WEST VALLEY ER
HCA MERIDIAN Ea
W—V
57_�TEc.H.I.NA-DEN—D
MERIDIAN,1—6
----------- -----------------------
-----------------
-- -------------
------------ ---------------------------
------ ------------------------ ---------------------------
i II
PA—GLEGUID
m IJ OVERALL SITE
Page 12
D. Landscape Plan(dated: 7/22/2022)—full plan set
r ——`WEST CHINDEN BLVD=t 1:
■ o
000000001J��4'VD�tJ\_/LJQ��� Piq
77,
\\A � VICINITY MAP
7 5 fly
1 1
6EVELOPMENTFEATURES 0
�, 9$HEET L1.1 SHEET L1.2 ; SHEET L1.3 ;�-�� �mm
-- - ------�- ------
r f
z 1 1 & LANDSCAPING INFORMATION
J 1 1 1
�;
1 1 > 1
1 1 2 1 Z
---�z=- 1 - 1 O j P a A
' ------- ; ---- --- -- --- ------
SHEET LI A -----SHEET � r
Q- ----------------- -------------- --
1 �d
SHEET L1.5 SHEET L1.6
�1SHEET L1.7 & 1 II 'll SHEET L1.8 1 SHEET L1.9
I
` 1 1 .tee 1 1
-- �
1 ------ 1.............................
0 1
1 aG
1 1
1 1
I °'(D - : c
- ----+-------------------P------------------ ' 0
���OVERALL LANDSCAPE PLAN
DISCLAIMER: 0
LANDSCAPE SET SHEET INDEX
SHEETS Li-7-Ll 9 DETAILED LANDSCAPE PLANS- R
SHEET L2.0 LANDSCAPE NOTESAND DETAILS.
A B C E F G H J K L M N 0 P
Page 13
E. Elevations(date: 4/27/2022)
❑ ..
e�
O EASTo ELEVATION � � �a ME�
---- PRELIMINARY
h, — —
V NOTEOR
»: CONSTRUCTION
- - - - - - - - - - - - - - - m - WESTVALLEYER-
��....®.. ...�a,�,e �..,a. „a..m.� W.�.,� E' .. .. MERIDIAN
n SOUTH ELEVATION
/1 WEST ELEVATIO
., . I I _ ( _ EXTERIOR ELEVATIONS
--------------
4 NORTH ELEVATION m p g A201
Page 14
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
Development Agreement Modification:
1. The phasing plan included in Section VIII.B shall replace the original phasing plan in the existing
Development Agreement(DA) (Inst. #2021-132724).
2. Provision#5.1.3 in the existing agreement shall be modified as follows, "Noise abatement shall be
provided in the form of a berm or a berm and wall combination parallel to W. Chinden Blvd./SH 20-
26 constructed in accord with the standards listed in UDC 11-3H-41)or by an alternative compliance
proposal as defined in UDC 11-311 4DA."
The amended DA shall be signed by the property owner(s)and returned to the City within six (6)
months of City Council granting the subject modification.
Conditional Use Permit:
3. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised
as follows:
a. Depict the location and a detail of the bicycle rack that complies with the location and design
standards listed in UDC 11-3C-5C.
b. Depict a minimum 35-foot wide street buffer along W. Chinden Blvd. with landscaping in
accord with the updated standards listed in UDC 11-3B-7C.3. Enhanced landscape design
features shall be provided within the street buffer along Chinden Blvd., an entryway corridor,in
accord with UDC 11-3B-7C.3f, including a minimum 3-foot tall berm with no less than 4:1 slope
to screen the parking area. Include calculations that demonstrate compliance with the standards.
Landscaping may be allowed within the right-of-way along Chinden Blvd. with a license
agreement with ITD.
c. If an easement for emergency access via Serenity Lane is not attainable prior to submittal of the
Certificate of Zoning Compliance application for the proposed emergency center, a barrier
prohibiting access shall be erected at the west end of the frontage road. If an access easement is
obtained, submit a copy of the recorded easement to the Planning Division.Emergency access is
not required with the emergency center; however, it will be required with the hospital expansion
if the overall area of the building exceeds 124,000 square feet or 3+ stories in height.
4. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the
proposed multi-use pathways within the site along the north,west and south property boundaries,
prior to issuance of Certificate of Occupancy for the proposed use.
5. The Applicant should pursue abandonment of the 20-foot wide ITD easement(Inst. #2015-010191)
that runs along the northern boundary of this site and constrains the property if the easement is no
longer needed.
6. All landscape areas shall be served with an automatic underground irrigation system that complies
with the performance specifications listed in UDC 11-3B-6B(this includes the native dryland seeded
areas within the right-of-way along Chinden Blvd.).
7. Comply with the standards listed in UDC 11-4-3-22 for hospitals.
8. The Applicant's request for Alternative Compliance to the noise abatement standards listed in UDC
11-3H-4D was approved by the Director with the condition a minimum 4-feet 3-foot tall berm is
installed within the street buffer along W. Chinden Blvd.
Page 15
9. An application for a modification to the Conditional Use Permit shall be submitted for approval of
the hospital prior to the third phase of development.
10. Certificate of Zoning Compliance and Administrative Design Review applications shall be submitted
and approved for the proposed use prior to submittal of a building permit application.
11. 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. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Extend 8" water main to area of hydrant and then install the 6" lateral and hydrant. See mark up
on sheet C-3.0. This would also allot the fire line and water meter runs to be shorter.
1.2 Both the fire hydrant lateral and the Fire line are called out as "Fire Lines". Call them out
differently as the fire hydrant lateral is public and requires an easement where the fire line is
private and does not require an easement.
1.3 The fire hydrant lateral has a tee.No other item can connect to an 6" fire hydrant lateral except a
single hydrant. So tee would not be allowed.
1.4 Provide a 20'easement for the water line, fire hydrant lateral, and service up to the meter.
Extend easement 10'beyond the hydrant and water meter.
1.5 Subject to the Oaks Lift Station and Pressure Sewer reimbursement agreement.
1.6 Sewer will come from the Prescott Ridge Development to the South.
1.7 Ensure no sewer services cross infiltration trenches.
1.8 To and through must be brought to parcels SO428120750, SO428120715, and S0428120651.
1.9 Any unused stubs must be abandoned per City requirements.
1.10 A future install agreement for Chinden Blvd will be required for the development of this
property in the amount of$140,000.00.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet,if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
Page 16
2.3 The applicant shall provide easement(s)for all public water/sewer mains outside of public right
of way(include all water services and hydrants). The easement widths shall be 20-feet wide for
a single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat,but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement(on the form available from Public Works),a legal description prepared by an Idaho
Licensed Professional Land Surveyor,which must include the area of the easement(marked
EXHIBIT A)and an 81/2"x I I"map with bearings and distances(marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted,reviewed, and approved prior to development plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation
and possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches, canals,laterals, or drains, exclusive of natural waterways,intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per
UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207
and any other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic service
per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering
Department at(208)898-5500 for inspections of disconnection of services.Wells may be used
for non-domestic purposes such as landscape irrigation if approved by Idaho Department of
Water Resources Contact Robert B. Whitney at(208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures
and inspections(208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded,prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted
fencing,landscaping,amenities,etc.,prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures.Where approved by the City Engineer, an owner may post a performance
surety for such improvements in order to obtain City Engineer signature on the final plat as set
forth in UDC 11-5C-3B.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process,prior to the issuance of a plan
approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Page 17
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-311.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill,where footing would sit atop fill material.
2.18 The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure
that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed
in accordance with the approved design plans. This certification will be required before a
certificate of occupancy is issued for any structures within the project.
2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash
deposit or bond.Applicant must file an application for surety,which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20%of the total construction cost for all completed sewer,water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond.Applicant must file an application for surety,which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
C. FIRE DEPARTMENT
No comments were submitted.
D. POLICE DEPARTMENT
No comments were submitted.
E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=278539&dbid=O&repo=MeridianCitX
Page 18
F. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridiancily.orglWebLink/DocView.aspx?id=276952&dbid=0&r0o=MeridianCity
X. FINDINGS
A. Conditional Use Permit(UDC 11-511-6E)
The Commission shall base its determination on the Conditional Use Permit requests 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.
The City Council finds that the subject property is large enough to accommodate the proposed use
and dimensional and development regulations of the C-G district(see Analysis, Section V for more
information).
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with
the requirements of this Title.
The City Council finds that the proposed use is consistent with the Comprehensive Plan and is
allowed as a conditional use per UDC Table 11-2B-2 in the C-G zoning district.
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.
The City Council finds the proposed design of the development, construction, operation and
maintenance should be compatible with the mix of other uses planned for and existing in this area
and with the intended character of the area and that such uses will not adversely change the
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.
The City Council finds that if the applicant complies with the conditions outlined in this report, the
proposed use should not adversely affect other property in the area.
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.
The City Council finds that essential public services are available to this property and that the use
will be adequately served by these facilities.
B. Alternative Compliance(UDC 11-5B-5):
In order to grant approval of an alternative compliance application,the Director shall determine the
following:
In regard to the request for alternative compliance to the standards listed in UDC 11-3H-4D:
1. Strict adherence or application of the requirements is not feasible; OR
The Director finds strict adherence to the standards listed in UDC 11-3H-4D is not feasible for the
western portion of the site where site constraints exist north of Peregrine Heights Subdivision;
Page 19
however, the Director finds it would be feasible on the eastern portion of the site outside of the ITD
easement area.
2. The alternative compliance provides an equal or superior means for meeting the requirements; and
The Director finds the proposed alternative means of compliance of providing a building setback of
over 400 feet from the state highway provides an equal means for meeting the requirement.
3. The alternative means will not be materially detrimental to the public welfare or impair the intended
uses and character of the surrounding properties.
The Director finds that the proposed alternative means will not be detrimental to the public welfare
or impair the intended use%haracter of the surrounding properties.
In regard to the request for alternative compliance to the standards listed in UDC 11-3B-7C:
1. Strict adherence or application of the requirements is not feasible; OR
The Director finds strict adherence to the standards listed in UDC 11-3B-7C is feasible.
2. The alternative compliance provides an equal or superior means for meeting the requirements; and
The Director finds the proposed alternative means of compliance of providing trees on the south side
of the emergency access driveway does not conflict with the required landscape standards;
therefore, alterative compliance is not needed.
3. The alternative means will not be materially detrimental to the public welfare or impair the intended
uses and character of the surrounding properties.
The Director finds that the proposed alternative means complies with UDC standards as-is—
alternative compliance is not needed.
Page 20