HomeMy WebLinkAboutPZ - Staff Report for 6-20 E IDIAN --
STAFF REPORT a H o
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING June 20, 2024 Legend
DATE:
Project Location -
e
TO: Planning&Zoning Commission
FROM: Stacy Hersh,Associate Planner ?
208-884-5533
SUBJECT: Luna Hospice—AZ CUP e r s
H-2024-0012 1 -„
LOCATION: 525 E. Overland Rd.,in the NE '/4 of the
NW 1/4 of Section 19,T.3N.,R.IE.
I. PROJECT DESCRIPTION
Annexation(AZ)of 1.03 acres of land with an R-8 zoning district; and Conditional Use Permit(CUP)
to operate a 14-bed hospice care facility.
II. SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage 0.775-acre
Future Land Use Designation Medium Density Residential(MDR)
Existing Land Use Residential 0
Proposed Land Use(s) Nursing care facility
Current Zoning RI in Ada County ,
Proposed Zoning Medium-Density Residential(R-8)
Phasing Plan 1 _
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date 3/14/2024 _
History(previous approvals) None
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as
C. Representative:
Same as Applicant.
IV. NOTICING
Planning&Zoning City Council
Notice Dates Notice Dates
Newspaper Notification 6/4/2024
Radius notification mailed to 5/30/2024
properties within 500 feet
Site Posting Date 6/6/2024
Next Door posting 5/30/2024
V. COMPREHENSIVE PLAN ANALYSIS
Land Use: This property is designated as Medium Density Residential(MDR)on the Future Land
Use Map(FLUM) contained in the (Comprehensive Plan). This designation allows for dwelling units
at gross densities of 3 to 8 dwelling units per acre.
The requested use is not for a single-family residential purpose, nursing or residential care
facilities are listed as a conditional use in the R-8 zoning district. At the discretion of City
Council,areas with a Residential Comprehensive Plan designation may request an office use if the
property only has frontage on an arterial street or section line road and is two acres or less in size. In
this instance,no ancillary commercial uses shall be permitted. This proposed use is semi-residential
and is less impactful to the transportation network due to its operational characteristics. Staff
considers this use similar in terms of intensity and impact on adjacent properties. City Council
has the discretion to approve the use of the property as a nursing or residential care facility in
accordance with the Comprehensive Plan.
Transportation: East Overland Road,which runs along the front/north side of this property, is
depicted as a principal arterial street on the Master Street Map (MSM). There are no stub streets from
adjacent developments to this property.
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):
• "Support housing affordability, special-needs housing, ownership opportunities,and housing
rehabilitation through programs administered by the State of Idaho,Ada County,nonprofits,
and federal agencies (2.01.02E)
By proposing a 14-bed nursing care facility for end-of-life care, the development diversifies
special-needs housing options in the area, thereby contributing to the variety of housing
Page 3
needs within the City. The facility addresses a specific and essential housing need,
enhancing the overall housing diversity and supporting the goal of a balanced community.
• Support infill development that does not negatively impact the abutting, existing
development. Infill projects in projects in Downton should develop at higher densities,
irrespective of existing development."(2.02.02C)
This parcel is an enclave surrounded by land already annexed into the City. This parcel,
along with parcels to the east and west, is one of the only remaining parcels still in the
County. The proposed development will not likely impact the existing abutting developments
to the east, west, and south.
• "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)
City water and sewer service is available and can be provided to this property in accord with
UDC 11-3A-21.
• "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 is available to this property. Curb, gutter and sidewalk
have been constructed along E. Overland Road in accord with UDC standards.
• "Eliminate existing private treatment and septic systems on properties annexed into the City
and instead connect users to the City wastewater system; discourage the prolonged use of
private treatment septic systems for enclave properties."(3.03.03A)
If annexed, the existing home will be required to abandon the existing septic system and
connect to the City wastewater system.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped
parcels within the City over parcels on the fringe."(2.02.02)
Annexation and redevelopment of the subject infill parcel will maximize public services.
• "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 nursing care facility will contribute to the variety of residential categories
within the surrounding area as desired. The Applicant is providing 20 foot landscape buffers
adjacent to residential properties to the east, west, and south.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed site design provides maximum use of the land with the proposed nursing care
facility and should be compatible with the existing developments on adjacent properties,
which are also designated for MDR uses.
• "Reduce the number of existing access points onto arterial streets by using methods such as
cross-access agreements, access management, and frontage/backage roads, and promoting
local and collector street connectivity." (6.01.02B)
Staff recommends that the Applicant provide cross/access to one of the neighboring
properties to the east and/or west(Parcel#51119212410 or#51119212501)for access
Page 4
when/if those properties redevelop with non-residential uses in the future to reduce access
points to the arterial street.
VI. STAFF ANALYSIS
A. Annexation & Zoning(AZ):
The Applicant proposes to annex 1.03 acres of land with an R-8 zoning district to operate a 14-
bed hospice facility(residential care facility), if the Commission and Council deem the use
appropriate as discussed above.
The site is within the Area of City Impact(AOCI)boundary and is contiguous to City annexed
land to the north and south.A legal description was submitted for the boundary of the annexation
area,included in Section VIII.A below. However,the annexation exhibit map does not
represent the correct acreage of the annexation boundary,and one of these exhibits identify
the annexation area. Staff recommends that the Applicant provide a revised exhibit map
fifteen (15) days prior to the City Council hearing that accurately represents the acreage of
the annexation boundary,not just the property acreage.
The applicant has provided a concept plan that shows how the property is going to redevelop
which includes the existing 2,472-square-foot single-family dwelling, a 2,229 square foot
addition,parking and landscaping. The existing structure is required to connect to City water
and sewer service within 60 days of annexation and disconnect from private service, as set
forth in MCC 9-1-4 and 9-4-8.
A nursing or residential care facility is listed as a conditional use in the proposed R-8 zoning
district per UDC Table 11-2A-2, subject to the specific use standards listed in UDC 11-4-3-29.
The specific use standards require a conditional use permit(CUP)when 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. A CUP is requested concurrent with the annexation request(see analysis
below).
The City may require a development agreement(DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. To ensure this property develops as proposed and required,
Staff recommends a DA with the provisions discussed herein and included in Section IX.A.
B. Conditional Use Permit(CUP):
A CUP is requested for nursing or residential care facility, as required by UDC 11-4-3-29.
The proposed hospice facility will provide 14-beds to accommodate end-of-life care for residents.
The Applicant plans to renovate the existing residential house and construct an addition,resulting
in a of 4,700 square feet to accommodate 14 hospice care beds.
Dimensional Standards: The proposed development is required to comply with the dimensional
standards listed in UDC Table 11-2B-3 for the proposed R-8 zoning district.. The existing
garage on the west should be set back S feet from the west property line and 12 feet from south
property line. To ensure compliance with the R-8 dimensional standards,Staff recommends
that the Applicant show the required setbacks on the site plan submitted with the future CZC
application.
Specific Use Standards: The proposed use is required to comply with the specific use standards
listed in UDC 11-4-3-29,Nursing or residential care facilities: Staffs analysis is in italics.
Page 5
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.
The Applicant is applying for a change of occupancy to accommodate 14 hospice
care beds.
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
1. All outdoor play areas shall be completely enclosed by a minimum six-foot
nonscalable 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.
There are no outdoor play areas proposed for the nursing care facility.
2. Outdoor play equipment over six(6) feet high shall not be located in a front yard or
within any required yard.
There are no outdoor play areas proposed for the nursing care facility.
3. Outdoor play areas in residential districts or uses adjacent to an existing residence
shall not be used after dusk.
There are no outdoor play areas proposed for the nursing care facility.
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.
There is an existing wood fence that runs along the south boundary of the property, a
vinyl fence along the west side, and a chain link fence along the east side of the property.
Staff recommends that the Applicant install 6 foot fencing around the area where patients
will access outdoors in accordance with UDC 11-3A-7and include the fencing on the
plans submitted with the future CZC application.
Access: Access is provided via E. Overland Road,an arterial street,via a fully improved"U"
shaped driveway. Another existing 22-foot wide curb cut for a shared access drive onto Overland
Road located at the site's east property that aligns with the Western States Cat Equipment driveway
on the north side of Overland Road(refer to below figure). ACHD provided the following Site-
Specific Conditions of Approval below:
Page 6
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A. Site Specific Conditions of Approval
1. Repair or replace any damaged or deficient transportation facilities on Overland Road abutting the
site, as determined by ACHD staff, and consistent with the current version of PROWAG.
2. Use one of the existing driveways located as follows:
• A 46-foot wide shared access driveway located at the site's east property line (22-feet
located onsite and 24-feet located on the adjacent parcel to the east).
Or
• A 12-foot wide driveway located 270-feet east of 3r" Way (measured centerline-to-
centerline),
3. Reconstruct the driveway chosen to be used(location listed above Site Specific#2)as a curb return
type driveway with a maximum width of 30-feet and provide an on-site turnaround to prevent
backing onto Overland Road. If the applicant chooses to use the driveway located at the site's east
property line, then the applicant shall not modify the portion of the driveway that exists offsite on
the parcel to the east, This driveway is approved as a temporary full access and may be restricted
with a median at any time as determined by ACHD.
4. Close the existing 40-foot wide driveway located 375-feet east of 3rd Way with vertical curb, gutter
and 7-foot wide attached concrete sidewalk to tie into the existing improvements on either side.
5. Close either the 22-foot wide portion of the shared access driveway located at the site's east
property line (the applicant shall not modify the portion of the driveway that exists offsite on the
parcel to the east)or close the 12-foot wide driveway located 270-feet east of 3`1 Way with vertical
curb, gutter and 7-foot wide attached Concrete sidewalk to fie into the existing improvements on
either side.
6. It is recommended that City of Merldian require the applicant to grant cross access to the parcels)
to the east(SI 119212501)and/or the west(51 119212410).
7. Other than the access specifically approved with this application, direct lot access is prohibited to
Overland Road-
This property and the adjacent properties to the east and west only have access to an
arterial street(i.e. Overland Road). Therefore, Staff recommends that the Applicant
Page 7
provide cross access to the property to the west and east(Parcels#S1119212410 and
S1119212501)for interconnectivity when/if they redevelop with a non-residential use in the
future to further reduce access points to the arterial street in accord with UDC 11-3A-3A.2.
A copy of the recorded easement shall be submitted to the Planning Division prior to
Building Permit submittal. Staff recommends that the Applicant close off the existing U-
shape accesses off Overland Road and coordinate with Staff to revise the site plan to
construct the shared access on the east boundary(22-feet in width)to be shared in the
future by the adjacent property. Furthermore,the Applicant should also stub a 20-foot
drive aisle to the property to the west for future interconnectivity.NOTE: the access to the
west may be unlikely because the adjacent property owner has just completed a recent
remodel and intends to remain living in the residence for quite some time.
Pedestrian Walkways: A 7-foot wide attached sidewalk exists along E. Overland Road.
Detached sidewalks are required along arterial streets per UDC 11-3A-17;however,because the
existing sidewalk is in good condition, Staff doesn't recommend it's reconstructed as a detached
sidewalk. Both ACHD and Staff recommend replacing the existing accesses on Overland
Road with 7-foot wide attached concrete sidewalks to tie into the existing improvements on
either side.
A sidewalk is proposed on the north side of the new building adjacent to parking that appears to
be 7 feet in width. If wheel stops are not provided in parking spaces abutting a 5-foot wide
area to prevent vehicle overhang,the sidewalk should be widened to 7-feet in accord with
UDC 11-3C-5B.4. If the sidewalk is 7-feet,the length of the parking spaces may be reduced to
17-feet if desired.
Additionally,the Applicant is proposing a sidewalk around the existing building leading to the
entrance. The Applicant should depict measurements of the sidewalk on the plans submitted with
the future Certificate of Zoning Compliance(CZC) and Design Review(DES)application. The
sidewalk should be a minimum of 5 feet in width in accord with UDC 11-3A-17A.
Pedestrian walkways: Furthermore,the proposed plan does not include a pedestrian walkway that
will run from the main building to the sidewalk along E. Overland Road per UDC 11-3A19.B.3.
Where pedestrian walkways cross vehicular driving surfaces,they're required to 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. The site/landscapeplan submitted with the Certificate of
Zoning Compliance application should reflect compliance with this standard—the proposed
striping of the crosswalk is not an approved material and should be revised to comply with this
standard.
Landscaping: A 25-foot wide street buffer is required along E. Overland Road., an arterial street,
landscaped per the standards listed in UDC 11-3B-7C. The landscape plan depicts a buffer with
the required number of trees and plantings in accord with UDC standards. Staff recommends
that the Applicant install additional landscaping within the 25-foot buffer in place of both of
the existing U-shaped driveways to be removed. Therefore, Staff recommends that the
Applicant applies for Alternative Compliance concurrent with the future CZC application
for the required 25-foot landscape buffer along Overland Road.
The request shall demonstrate evidence of the unique hardship caused by the required street
buffer and propose a specific alternative landscape plan that meets or exceeds the intent of the
required buffer. In no case shall the width be reduced to less than ten(10)percent of the depth
of the lot per UDC 11-3B-7.C.Ic. A reduction to the buffer width shall not affect building
setbacks; all structures shall be set back from the property line a minimum of the buffer width
required in the applicable zoning district.
Page 8
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Landscape Buffers to Adjoining Uses: Although the Applicant is not required to provide 20-
foot landscape buffers adjacent to residential uses per the UDC code, Staff recommended that the
Applicant include 20-foot landscape buffers for the proposed hospice facility. The existing
detached garage and driveway encroach into the landscape buffer on the west side of the
site. Staff is amenable to this encroachment, as it provides additional screening.However,
the garage should be setback 5-feet from the property line to meet the dimensional
standards in the R-8 zoning district. Additionally,the buffer is not required along a portion
of the east boundary to facilitate cross-access with the adjacent property.
Parking lot landscaping is required in accord with the standards listed in UDC 11-3B-8C. The
parking lot landscaping appears to comply with this standard.
Mitigation is required for existing healthy trees 4"caliper and greater that are removed from the
site as set forth in UDC 11-3B-1OC.5. There are 20 existing healthy/non-healthy on the site
totaling 394 caliper inches, 8 of which,totaling 138 caliper inches,are proposed to be removed—
these require mitigation. The other eight(12),totaling 310 caliper inches,are proposed to be
preserved and protected on the site—these trees are proposed to be counted toward the mitigation
requirement. Existing trees retained on the site may count toward required landscaping
equally towards the mitigation of calipers lost from other removed trees; Mitigation trees
are in addition to all other landscaping required by this article. The submitted landscape
plan appears to comply with this standard.
Parking(UDC 11-3C): A minimum of one (1) off-street parking space is required per 0.5 beds
provided. Based on the proposed 14 beds, a minimum of 7 parking spaces are required.A total
of 7 parking spaces are proposed,meeting the minimum UDC standards.
A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or
portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the
location and design standards listed in UDC 11-3C-5C.Bicycle parking is shown on the plans
Page 9
submitted with this application. A detail of the bicycle rack should be included on the plans
submitted with the future CZC application.
Fencing(UDC 11-3A-7): Fencing is required to comply with the standards listed in UDC 11-3A-
7. Fencing exists around the perimeter of the site;there is an existing wood fence that runs along
the south boundary of the property,a vinyl fence along the west side, and a chain link fence along
the east side of the property. Staff recommends that the Applicant install 6-foot fencing
around the area where patients will access the outdoors and include the fencing on the plans
submitted with the future CZC application.
Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord
with UDC 11-3A-21.
Waterways(UDC 11-3A-6): There are no existing waterways that cross this site.
Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is
required to be provided to the development as set forth in UDC 11-3A-15.
Storm Drainage(UDC 11-3A-18):An adequate storm drainage system is required in all
developments in accord with the City's adopted standards, specifications and ordinances.
Building Elevations: Building elevations were submitted for the proposed new building addition
as shown in Section VIII.D. Final design of the structure is required to comply with the
design standards listed in the Architectural Standards Manual(ASM)for residential.
Certificate of Zoning Compliance/Design Review:A Certificate of Zoning Compliance(CZC)
and Design Review application is required to be submitted to the Planning Division and approved
prior to submittal of building permit application(s). The application materials should be
updated as necessary to comply with the conditions contained in Section IX.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed annexation&zoning and conditional use permit
applications with the provisions included in Section IX per the Findings in Section X.
Page 10
VIII. EXHIBITS
A. Annexation&Zoning Legal Description and Exhibit Map
May 14, 2024
Ovedandhh,LLC;
Legal Descriplion
A Parcel of land being a portion of the RE 114 of lhe NAY 1f4-of Section 19. T.3N., R1 E.
Boise Meridian, City of Meridian,Ada County, Idaho, rnoro particularly described as
follows:
Urnmentmg at line northwest comer of said Section 16 thence on the north line of said
Section 19 N89°43'32"E a distance of 1,490,35 feet talhe True Point of Beginning;
thence 80001 3'32 W a distance of 160.00 feet; Hience N89143'32"E a distance of
250.DO feet;thence NOV 13'32"E a distance of 180.00 feel to a point on the said north
tine of Section 19;thence on last said north line 589°43'32'W a distance of 250.00 feet
to the Point of Beginning.
The abovedeKriibed parcel contains 4d,998 Square Feet, mre or less-
RE(
Page 11
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B. Proposed Site Plan(dated: 3/27/24)
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C. Landscape Plan(dated: 3/21/24)
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D. Conceptual Building Elevations
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IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Annexation & Zoning
Revise the Exhibit map in Section VIII.,Exhibit A to accurately represent the acreage
of the annexation boundary 15 days prior to City Council Hearing.
A Development Agreement(DA)is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian,the property owner(s) at the time of annexation ordinance adoption,and the
developer.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the date of City Council approval of the Findings
of Fact, Conclusions of Law and Decision&Order for the Annexation request. The DA shall,
at minimum,incorporate the following provisions:
a. The existing structure shall connect to City water and sewer service within 60 days of
annexation and disconnect from private service, as set forth in MCC 9-1-4 and 9-4-8.
b. Future development of this site shall be generally consistent with the site plan,landscape
plan and conceptual building elevations included in Section VI11 and the provisions
contained herein.
c. Future uses on the site are limited to a nursing or residential care facility,other uses are
not allowed.
d. Remove both of the existing U-Shape accesses to Overland Road for this site as required
by ACHD and City Staff per UDC 11-3A-3. Provide cross/access to both the properties
to the east and west when/if they redevelop with a non-residential use in the fixture to
reduce access points and submit a copy of the recorded easement to the Planning Division
with the future Certificate of Zoning Compliance.
2. Conditional Use Permit
2.1 Compliance with the standards listed in UDC 11-4-3-29—Nursing or Residential care
facilities,is required.
2.2 Compliance with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning
district is required.
2.3 The site/landscape plan shall be revised as follows:
a. Remove both of the existing U-Shape accesses to Overland Road for this site as required
by ACHD and City Staff per UDC 11-3A-3. Provide cross/access to both the properties
to the east and west when/if they redevelop with a non-residential use in the fixture to
reduce access points and submit a copy of the recorded easement to the Planning Division
with the future Certificate of Zoning Compliance.
b. All sidewalks to and around the building shall be a minimum of 5-feet in width per 11-
3A-17A.
c. Either depict wheel stops in the parking spaces on the northeast side of the building
abutting the 5-foot wide section of sidewalk to prevent vehicle overhang or widen the
sidewalk to 7 feet to accommodate vehicle overhang as set forth in UDC I1-3C-5B.4.If
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7-foot wide sidewalks are provided to accommodate overhang, the length of the parking
spaces may be reduced to 17 feet if desired.
d. Include evergreen trees within the perimeter buffers to residential uses as set forth in
UDC 11-3B-9C.1 a.
e. The Applicant shall install additional landscaping within the 25-foot buffer in place of
both of the existing driveways to be removed.
£ Apply for Alternative Compliance with the concurrent CZC application to reduce the 25-
foot landscape buffer along Overland Road,due to the facilities encroaching within the
buffer to the west,and to provide access to the existing garage,in accordance with UDC 11-
313-5.
g. Replace the existing U-shape accesses on Overland Road with 7-foot wide attached
concrete sidewalks to tie into the existing improvements on either side.
h. Construct a 5-foot wide pedestrian walkway from the perimeter sidewalk to the main
building entrance;where pedestrian walkways cross vehicular driving surfaces,they're
required to 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-1913.4.
i. Depict the interior side and rear setbacks on plans submitted with the future CZC
application to ensure compliance with the dimension standards for the R-8 zoning
district.
j. Install a 20-foot wide landscape buffer along the south boundary in accordance with the
standards set forth in UDC 11-3B-9C; except in the location where the existing garage
will remain.
k. A detail of the bicycle rack should be included on the plans submitted with the future
CZC application.
1. Install fencing around the area where patients will access outdoors in accordance with
UDC 11-3A-7 and UDC 11-4-3-29.
m. Existing trees retained on the site shall be preserved and protected as outlined in UDC
11-3B-10.
2.4 A Certificate of Zoning Compliance application shall be submitted for the proposed use and
site improvements that comply with all UDC conditions and the provisions contained herein.
2.6 A Design Review application shall be submitted for the proposed addition to the existing
structure that demonstrates compliance with the design standards listed in the Architectural
Standards Manual.New construction must share at least three similar accent materials,field
materials, or other architectural feature of a building within 150-feet of the property(ASM
Goal 1.2B).
2.7 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.
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B. PUBLIC WORKS DEPARTMENT
https:llweblink.meridianciU.org/WebLink/Doc View.aspx?id=348143&dbid=0&r0o=MeridianC
ity
C. KUNA SCHOOL DISTRICT
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=348150&dbid=0&repo=MeridianC
D. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
No comments received.
E. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=348840&dbid=0&repo=MeridianC
iv
F. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridianciU.ore/WebLink/Doc View.aspx?id=350386&dbid=O&repo=MeridianC
iv
X. FINDINGS
A. Annexation(UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall,at the public hearing,review the application. In order to grant an
annexation and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Stafffinds the Applicant's request to annex the subject property with an R-8 zoning district
for a nursing or residential care facility is consistent with the Comprehensive Plan as noted
in Section V.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Stafffinds the map amendment and associated development is consistent with the regulations
outlined for the district and the purpose statement of the residential districts in that it
provides for the service needs of the community.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Stafffinds the proposed map amendment should not be detrimental to the public health, safety
and welfare as the proposed use should be compatible with adjacent existing residential uses
in the vicinity.
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4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
Stafffinds City water and sewer service is available to be extended to this development. The
provision of a nursing or residential care facility in this area will assist in providing for the
needs of the community in this area of the City.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds the proposed annexation is in the best interest of the city.
B. 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.
Stafffinds the site is large enough to accommodate the proposed use and meets all
dimensional and development regulations of the R-8 zoning district including the buffers to
residential uses along the west, east, and south boundaries of the site.
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 use will be harmonious with the Comprehensive Plan and in accord
with UDC standards.
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 should be
compatible with adjacent residential uses and with the existing and intended character of the
vicinity and will not adversely change the essential character of the area if the Applicant
complies with the conditions in Section IX.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Stafffinds the proposed use will not adversely affect other properties in the vicinity if it
complies with the conditions in Section IX 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.
Stafffinds 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.
Stafffinds 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.
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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.
Staff finds 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)
Staff finds 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.
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