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HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE 01~ 20 ~~~~ STAFF REPORT TO: Hearing Date: July 17, 2008 JC1L 1 1200 FROM: SUBJECT: Planning & Zoning Commission ~+T~ QF iVIEFZ~~~AI~ Bill Parsons, Associate City Planner E ~~~I~ ~' ~~ ~cf (~;~ (208) 884-5533 IDAHO Redmont Health Services • A2-08-008 Annexation. and Zoning of approximately 5 acres from R1 (Ada County) to R- 8 (Medium Density Residential) • CUP-08-015 Conditional Use Permit approval for a Treatment Facility Consisting of 2 Residential Treatment Buildings and 1 Administrative Building in a proposed R-8 zoning district 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, The Land Group, Inc., is requesting annexation and zoning (AZ) approval of 5 acres from R1 (Ada County) to R-8 (Medium Density Residential). Concurrently, the applicant is requesting Conditional Use Permit (CUP) approval to construct and operate a residential care facility consisting of two 9,000 square foot residential treatment buildings and one 6,000 square foot administrative building.. UDC 11-2A-2 requires CUP approval to operate a nursing or residential care. facility within an 'R-8 zoning district. The subject property is located at 5075 W. Cherry Lane, in Section 9, Township 3 North, Range 1 West. This property is within the City of Meridian's Area of Impact and Urban Service Planning Area. 2. SUMMARY RECOMMENDATION The .subject applications (AZ and CUP) were submitted to the Planning Department for concurrent review. By City Ordinance, the Planning & Zoning Commission makes a recommendation to the City Council on a combined AZ and CUP application. Below, Staff has provided a detailed analysis and recommended conditions of approval for the requested Annexation and Conditional Use Permit applications. Staff recommends approval of A2-08-008 and CUP-08-015 for Redmont Health Services, as presented in the Staff Report for the hearing date of July 17, 2008, based on the Findings of Fact as listed in Exhibit D and subject to the conditions listed in Exhibit B. 3. PROPOSED MOTIONS Approval After considering all Staff, Applicant, and public testimony, I move to recommend approval to the City Council of File Numbers AZ-08-008 and CUP-08-015, as presented in the staff report for the hearing date of July 17, 2008, with the following modifications to the conditions of approval: (add any proposed modifications). Denial After considering all Staff, Applicant, and public testimony, I move to recommend denial to City Council of File Numbers AZ-08-008 and CUP-08-015, as presented during the hearing on July 17, 2008, for the following reasons: (you should state specific reasons for denial and what the applicant could do to obtain your approval in the future). Redmont Health Services AZ-08-008 and CUP-08-015 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 Continuance After considering all Staff, Applicant, and public testimony, I move to continue File Numbers AZ-08- 008 and CUP-08-015 to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance) 4. APPLICATION AND PROPERTY FACTS a. Site Address/I.,ocation: 5075 W. Cherry Lane Section 9, Township 3 North, Range 1 West b. Owner: Thorval Howard Entrepreneurial Fund 1 LLC 519 W. Front Street Boise, ID 83642 c. Representative: Van Elg, The Land Group, Inc. 462 E. Shore Drive, Suite 100 Eagle, ID 83616 d. Present Zoning District: Rl (Ada County) e. Present Comprehensive Plan Designation: Medium Density Residential f. Description of Applicant's Request: The applicant is requesting annexation and zoning approval of approximately 5 acres from R1 Ada County to an R-8 zoning district and concurrently requesting Conditional Use Permit (CUP) approval to construct and operate a residential care facility consisting of two residential treatment buildings and one administrative building. g. Description of Applicant's Justification for AZ and CUP Approval: "Redrnont Health Services provides residential and outpatient drug and alcohol rehabilitation to adults and adolescents. The facility under review will be a private campus consisting of multiple story buildings providing residential and outpatient counseling to families and individuals recovering from substance abuse or chemical dependency. Two buildings will be residential buildings and will house up to 24 patients. The third building is the administrative building. The facility is a 24 hour facility and will employ approximately 41-45 employees." See the applicant's narrative submitted with the AZ and CUP applications and Section 10, Analysis, below for more information. 5. PROCESS FACTS a. The subject application will, in fact, constitute an annexation as determined by City Ordinance. By reason of the provisions of Idaho Code, Title 67, Chapter 65, and UDC 11-SA-2D, a public hearing is required before the Commission and City Council on this matter. b. The subject application will, in fact, constitute a conditional use as determined by City Ordinance. By reason of the provisions of Idaho Code, Title 67, Chapter 65, and UDC 11-SA-2D, a public hearing is required before the Commission and City Council on this matter. c. Newspaper notifications published on: June 30, 2008 and July 14, 2008 d. Radius notices mailed to properties within 300 feet on: June 20, 2008 Redmont Health Services AZ-08-008 and CUP-08-015 - 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARIIVG DATE OF JULY 17, 2008 e. Applicant posted notice on site by: June 18, 2008. 6. LAND USE a. Existing Land Use(s): Asingle-family residence and associated outbuildings are currently on the site and will be demolished to develop the site. b. Description of Character of Surrounding Area: This area is primarily single fanuly homes and agricultural land and maintains a rural character. c. Adjacent Land Use and Zoning 1. North: Single Family Residence; zoned RUT (Ada County) and Incline Village Subdivision; zoned R-4 2. East: Single Family Residence and vacant land; zoned R1 (Ada County) 3. South: Single Family Residence; zoned RUT (Ada County) 4. West: Single Family Residence; zoned RUT (Ada County) d. History of Previous Actions: N/A e. Existing Constraints and Opportunities 1. Public Works Location of sewer: N Black Cat Road. Location of water: N Black Cat Road and W Cherry Ln. Issues or concerns: Two water connections wil'1 need to be established. 2. Vegetation: The subject site has a large amount of trees (354 caliper inches) that are proposed to be mitigated for in accordance with UDC 11-3B-1 OCS. See Analysis, Section 10 for more information. 3. Floodplain: NA 4. Canals/Ditches Irrigation: The Ten Mile Creek transverses along the southern property boundary. 5. Hazards: No hazards are known to exist on the site. 6. Existing Zoning: R1 (Ada County) 7. Lot Size: 5 acres £ Conditional Use Information: 1. Non-residential square footage: 24,000 square feet (two 9,000 square foot resident building and 6,000 square foot administrative building) 2. Hours of Operation: 24 hour g. Off-Street Parking: D.S per dwelling unit (Residential Buildings) and lper S00 square feet of gross floor area (Administrative Building 1. Parking spaces required: 36 (48 beds X 0.5 and 6,000 / 500) 2. Parking spaces provided: 77 h. Landscaping 1. Width of street buffer(s): A minimum 25-foot wide buffer is required to be constructed along W. Cherry Lane; landscaping within the buffers shall comply with the current street buffer landscaping standards listed in UDC 11-3B-7. Redmont Health Services AZ-08-008 and CUP-08-015 - 3 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 2. Width of buffer(s) between land uses: NA (buffers between land uses are not required between residential uses) 3. Other landscaping standards: See 11-3B-8, Parking Lot Landscaping, for internal parking lot landscaping requirements. i. Required dimensional standards for the R-8 zone, per UDC 11-2A-6: - Maximum building height: 35' - Minimum Lot Size: 5,000 square feet - Setbacks: Front: 15 feet Side: 5 feet Rear: 12 feet j. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this site is proposed to/from W. Cherry Lane. 7. COMMENTS MEETING On June 27, 2008, a joint agency and departments meeting was held with service providers in this area. The agencies and departments present included: Meridian Fire Department, Meridian Police Department and Meridian Public Works Department. Staff has included comments, conditions, and recommended actions in Exhibit B below. S. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. Medium density residential areas are anticipated to contain three to eight dwelling units per acre (see Page 99 of the Comprehensive Plan). Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): • Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) • The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. • The subject lands are currently serviced by the Meridian School District #2. This service will not change. • The subject lands are currently serviced by the Meridian Library District. This service will not change. • The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. • The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). • The subject site can be serviced by the City of Meridian's sanitary sewer and water system. Redmont Health Services AZ-08-008 and CUP-08-015 - 4 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. • Chapter VII, Goal N, Objective C, Action 1: Protect existing residential properties from incompatible land use development on adjacent parcels. The Comprehensive Plan Map envisions the adjacent properties in this area of Meridian to develop with residential land uses. For the proposed use to be compatible with future residential uses, Staff is proposing a development agreement on this site. Staff believes the proposed development can be harmonious with the existing and future residential developments in the area, if the conditions of approval are complied with. • Chapter VII, Goal N, Objective D, Action 5: Require appropriate landscape and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.). The applicant is required to install and maintain a 25 foot landscape buffer adjacent to W. Cherry Lane, an arterial roadway. • Chapter V, Goal III, Objective D, Action 3 (page 43) -Require all new parking lots to provide landscaping in internal islands. The site plan depicts internal parking lot landscaping on the site. Said landscaping should be in compliance with the standards listed in UDC 11-3B-8. • Chapter N, Goal I, Objective A, Action 6 (page 26) -Permit new residential, commercial, or industrial developments only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City. The subject property lies within the boundaries of the City of Meridian and can provide the necessary City services. • Encourage compatible uses to minimize conflicts and maximize use of land. (Chapter VII, Goal N) The surrounding area is primarily rural residences however just west of the subject site the Comprehensive plan depicts a neighborhood center which envisions neighborhood friendly services in the area. Staff believes that the proposed use should be compatible with existing uses in the area and provide a necessary service in the surrounding area. • Chapter VII, Goal I, Objective D, Action 9: Require new residential development to provide permanent perimeter fencing to contain construction debris on site and prevent windblown debris from entering adjacent agricultural and other properties. On the submitted landscape plan, the applicant is proposing a 6 foot vinyl fence along the western property boundary of the site. Prior to any building permits the proposed fencing and temporary fencing will need to be installed to contain debris. Chapter VI Goal V, Objective A, Action 2: Insure that high-quality emergency care, primary, outpatient, home and log-term care and other types of health care are provided in the community. Redmont Health Services AZ-08-008 and CUP-08-015 - 5 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 The UDC allows Residential Care Facilities in an R-8 zone with conditional use approval. Furthermore, staff believes :this facility will be a high quality development, if the conditions of approval are complied with. • Chapter V, Goal I, Objective A, Action 11 -Improve and protect creeks (Five Mile, Eight Mile, South Slough ...etc.) throughout commercial, industrial, and residential areas. The Ten Mile Creek, which runs along the southern boundary of this site, should be protected during development of the site. Chapter V, Goal I, Objective A.1 -Preserve and conserve our waterways, wetlands, wildlife habitat, and other natural resources. The Ten Mile Creek, a natural waterway, runs along the southern boundary of this site. As a natural waterway, it will remain open and should be preserved. Staff believes that the proposed use is generally consistent with the Comprehensive Plan and can be compatible with the surrounding uses. Staff recommends that the Commission rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's request is appropriate for this property. 9. UNIFIED DEVELOPMENT CODE a. Zoning Schedule of Use Control: UDC 11-2A-2 lists nursing or residential care facilities as conditional uses in the R-8 zone. b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. General Standards: There are several standards for nursing or residential care facilities listed in UDC 11-4-3.29. Analysis of these specific use standards are provided in Section 10 below. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the AZ and CUP request as proposed, with the following comments: AZ Application: The Applicant is requesting approval to annex and zone approximately 5 acres from the Rl zoning district in Ada County to the R-8 zoning district in the City. The property is currently designated on the Comprehensive Plan Future Land Use Map for Medium Density Residential. UDC 11-2A-2 requires CUP approval for nursing or residential care facilities. The applicant is proposing to develop the site as a treatment facility (residential care facility) consisting of two 9,000 square. foot residential treatment buildings and one 6,000 square foot administrative building. Future pad sites for two Alzheimer buildings are shown on the site plan; however, they are not proposed for construction with this CUP (they will require separate CUP approval in the future). The annexation path for this site is via Incline Village Subdivision located northwest of the subject site. The annexation legal description submitted with the application (stamped on May 28, 2008 by . Aaron L. Ballard, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Redmont Health Services AZ-08-008 and CUP-08-O15 - 6 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 UDC 11-SB-3D2 provides the Planning & Zoning Commission and City Council the authority to require a property owner to enter into a Development Agreement (DA) with the City of Meridian that may require some written commitment for all future uses. Because of the nature of the development, Staff believes that a DA is necessary to ensure that the site develops in a manor that is consistent with the approved plans and does not negatively impact adjacent properties. Staff has included! a Gst of recommended DA provisions below. If the Commission or Council feels additional development agreement provisions are necessary, staff recommends a clear outline of the commitments of the developer being required. Residential Care Facilities: As mentioned above, the proposed use is a conditional use in the proposed R-8 district. Staff believes that the proposed use can be compatible with future single- family homes in this area. However, Staff has some concerns with some of the uses proposed with the subject application. The applicant states that there will be outpatient counseling. Counseling and care for the patients staying at the facility is consistent with a residential care facility. But offering outpatient counseling is snore a professional service use than a residential care use and Staff believes is not appropriate in a residential district. This facility is proposed in an R-8 district and the uses should be related to living on the site. Staff requests that the applicant clarify at the public hearing how the outpatient counseling will function. Staff s initial reaction is to limit the treatment to the residents and relatives of residents. Therefore, a DA provision is included below restricting outpatient services on this site. Development Agreement: A Development Agreement (DA) will be required as part of annexation of this property. Prior to annexation approval, 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. The applicant shall contact the City Attorney, Bill Nary, at 888-4433, within 12 months of City Council approval to initiate this process. Please be advised a $303.00 fee will required to process the development agreement. The DA shall include, at minimum, the following: a. Until a future CUP is approved, a maximum of 3 buildings {2 residential buildings and 1 administrative building) shall be allowed to be constructed on the site. All future uses on this site will require a new CUP, unless waived by the Planning Director because the use is principally permitted. b. Treatment on this site (counseling, therapy, etc.) shall be limited to the residents on the site; outpatient services shall be prohibited. c. At a minimum, amenities shall be constructed on the site as proposed on the site plan (i.e. walking path, garden area, rope course). d. The site/structures shall comply with the Specific Use Standards listed in UDC 11-4- 3-29 for nursing or residential care facility. e. One access to this site, from W. Cherry Lane, is approved. £ All existing buildings on the site shall be removed prior to release of building permits for this development. g. Submit an application for private streets within the development. Two twenty-five foot wide private streets shall be provided within the site in accordance with the standards listed in UDC 11-3F-4. h. A 25-foot wide street buffer will be required along W. Cherry Lane, per UDC Table 11-2A-8. Landscaping shall be provided in said buffer in accordance with the standards listed in UDC 11-3B-7C, Landscape Buffers along Streets. i. With the CZC application, include mitigation details and a plan approved by the City Arborist, for the existing trees on the site, consisting of 354 caliper inches, proposed to be removed, in compliance with UDC 11-3B-10. Contact Elroy Huff, City Arborist, 888-3579 for more details. Redmont Health Services AZ-08-008 and CUP-08-Ot 5 - 7 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NLY 17, 2008 j. A Certificate of Zoning Compliance is required prior to issuance of a building permit for any and. all of the proposed buildings within this development. NOTE: A CZC application may include multiple structures within the development. k. The Ten Mile Creek shall be preserved and protected during construction on the site. 1. Set aside 48-feet of right-of--way measured from the centerline of Cherry lane for the future road widening. m. The development of this property shall substantially comply with the concept plan in Exhibit Al as determined by the Planning Director. n. Any future buildings shall substantially comply with the elevations in Exhibit A, as determined by the Planning Director. o. Construct private streets to the east and west properties. This includes the pavement and adjacent sidewalks. Place signs at the east and west property lines stating that the roads will be extended in the future. Due to the length and the lack of a turnaround for the east leg, place bollards in the asphalt at 150-feet. These bollards shall be removed once the property to the east is developed and the private street is extended. Cross-access shall be provided to the properties to the west and east of the development. A copy of a recorded easement shall be submitted to the Planning Department prior to occupancy of the first building. p. All future uses shall not involve uses, activities, 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. q. All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of development. r. The applicant shall be responsible for all costs associated with sewer and water service installation. s. The applicant shal'1 construct a 10-foot pathway along the northern boundary of the property, as proposed. t. UDC 11-3B-7 states if the unimproved street right-of--way is ten feet or greater from the edge of pavement to the edge of property line, and the street widening project is not in the transportation authority 5 year funded plan, the developer shall maintain a ten foot wide compacted gravel shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative groundcover. In ACRD staff report, Cherry Lane is not scheduled for widening between 2019 and 2028. The applicant shall revise the landscape plan to be in compliance with this requirement. CUP Application: The applicant is requesting CUP approval to construct and operate a drug and alcohol treatment facility consisting of two residential treatment buildings and one administrative building. Square footages of the three proposed buildings total 24,000 square feet. The Alzheimer buildings shown on the submitted concept plan are not part of this application and will be reviewed at a later date with future CUP approval. UDC 11-2A-2 requires CUP approval to operate a nursing or residential care facility within an R-8 zoning district. In addition, the proposed use shall comply with the specific use standards of the UDC regarding Nursing or Residential Care Facilities. Specific Use Standards for Nursing or Residential Care Facilities per UDC 11-4-3-29: 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 Redmont Health Services AZ-08-008 and CUP-08-015 - 8 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 building code in accord with title 10 of this code. The applicant is proposing to house up to 24 patients per resident building on- site which requires a change of occupancy. 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. The applicant should comply with this standard. B. Additional standards for uses providing care to children and juveniles under the age of eighteen (18) years: The applicant states in the narrative services will be provided to adolescents. 1. All outdoor play areas shall be completely enclosed by a minimum six foot (6') 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. Not applicable. 2. Outdoor play equipment over six feet (6') high shall not be located in a front yard or within any required yard. The proposed ropes course should comply with this requirement. 3.Outdoor play areas in residential districts or uses adjacent to an existing residence shall not be used after dusk. The applicant is proposing a rope course at the rear of the proposed buildings. Currently there is a large berm that runs along the southern property line and the canal and should buffer the noise generated by the rope course. However, staff believes the applicant should comply with this standard of the UDC. C. Additional standards for uses providing care to patients who suffer from Alzheimer's disease, dementia or other similar disability that may cause disorientation: Abarrier with a minimum height of six feet (6'), 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. (Ord. OS-1170, 8-30-2005, eff. 9-15-2005) The future Alzheimer's buildings will have to comply with this requirement with future CUP approval. Dimensional Requirements of the R-8 zone per UDC Table 11-2A-6: On the submitted site plan the proposed buildings comply with the required setbacks and the R-8 dimensional standards. Building Elevations: Elevations for the proposed buildings were submitted with this application, prepared by BRS Architects, labeled as Sheets A4.1, and are included in Exhibit A. The UDC requires buildings to be constructed of high quality building materials such as stone, brick, wood or other native materials. As mentioned earlier, the applicant is proposing to develop the site in phases with a total of three buildings in the first phase. All three of the buildings are proposed to be constructed of the same building materials. The applicant is proposing a variation is siding materials that includes stucco, lap, shake and board and batten wood siding with a stone veneer accents. Roofing materials are to be 25 year architectural grade composition shingle. Staff believes the buildings will be constructed of quality materials and is supportive of the proposed elevations. Any future buildings constructed on the site shall also substantially comply with these elevations. Parking: UDC 11-3C-6 requires 0.5 spaces per dwelling unit for nursing or residential care facilities. In addition, 1 per 500 square feet of gross floor area is required for the administrative building. Each of the proposed residential buildings (2 total) is expected to house 24 patients and the administrative building is approximately 6,000 square feet. Based on the parking requirements of the UDC (24 X 2 X 0.5) (6,000/500) the minimum parking for the site is 36 and 77 stalls are proposed. Staff believes this is enough parking to meet the needs of the first three buildings, but Redmont Health Services AZ-08-008 and CUP-08-015 - 9 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 may not be enough for the future buildings in the future. Parking requirements will be further evaluated with additional development of this site. In addition, a bicycle rack is required to be installed on the site that is capable of holding a minimum of two bicycles and should comply with the standards listed in UDC 11-3C-SC. If the above changed is made, staff is supportive of the parking for the site. Access: The applicant is proposing to take access to/from W. Cherry Lane. Staff and ACRD are supportive of the proposed access point. For internal circulation, the applicant is proposing a common 25-foot drive aisle for access within the development. The Meridian Fire Department and the Meridian Police Department have conditioned the applicant submit a private street application for addressing the future buildings. Furthermore, staff believes the applicant should provide cross-access to the parcels to the west and east of the subject site for future connectivity when those parcels propose to annex and develop within the City. Staff has made this a provision of the development agreement. Staff is requiring the applicant stub the west/east drive aisles to the adjacent properties, and place signs at the property line stating that these roads will be extended in the future. Due to the Fire Department's concerns about length of the eastern leg, Staff is requiring the applicant place bollards at 150-feet length because there is not a turnaround. When the property to the east is developed the bollards shall be removed. Staff is also requiring a copy of the recorded cross-access agreement prior to occupancy of the first building. Site Plan: Staff has reviewed the site plan (prepared by The Land Group, dated 05/28/2008, labeled as CUP-1, included in Exhibit A) submitted with this application. The following items should to be shown on a revised site plan submitted with the Certificate of Zoning Compliance application: . • Per UDC 11-3C-6G, provide a minimum of 2 bicycle parking spaces on the site in compliance with the standards listed in UDC 11-3C-SC. • Per UDC 11-3C-SB3, the parking stalls adjacent to the buildings shall have substantial wheel restraints to prevent cars from encroaching beyond the stall area onto the sidewalk or the sidewalk may be widened to 7 feet to allow for overhang in this area. • Signs, and bollards on the east leg, should be along the west and east property boundaries stating road to be extended in the future. • Provide 77 parking stalls, as proposed. Landscaping: Staff has reviewed the landscape plan (prepared by The Land Group, dated 05/28/2008, labeled as L1.00, included in Exhibit A) submitted with this application. The following items should be shown on a revised landscape plan submitted with the Certificate of Zoning Compliance: Per UDC Table 11-2B-3, a 25-foot wide landscape street buffer is required along W. Cherry Lane, as depicted on the landscape plan. However, the landscape plan shows trees planted outside of the buffer. UDC 11-3B-7C3 requires all landscape buffers along streets be planted with trees and shrubs, lawn, or other vegetative groundcover. The applicant should revise the landscape plan to comply with this requirement. Staff has reviewed the internal parking lot landscaping depicted on the landscape plan and found it substantially complies with the landscaping requirements in UDC 11-3B-8. UDC 11-3B-7 states if the unimproved street right-of--way is ten feet or greater from the edge of pavement to the edge of property line, and the street widening project is not in the transportation authority 5 year funded plan, the developer shall maintain a Redmont Health Services AZ-08-008 and CUP-08-015 - 10 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 ten foot wide compacted gravel shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative groundcover. In ACRD staff report, Cherry Lane is not scheduled for widening between 2019 and 2028. The applicant should revise the landscape plan to be in compliance with this requirement. • Construct a 6-foot vinyl fence along the western and eastern property boundaries. Meridian Pathways Master Plan: The City's pathway plan has identified this site as a potential to extend the pathways network. In the text section of the Pathway plan (page 4-13) a portion along the northern and southern boundaries of the subject site are identified as possible pathway locations. The reason for the two locations on the subject site is one location is a short-term route and the other is a long term route. The document states the short term route is an on-.street route along W. Cherry Lane located along the northern boundary of the site and the long term route is along the south side of Ten Mile Creek and does not require the pathway to be located on the subject property. The applicant is proposing a 10-foot detached pathway within the required landscape buffer to comply with this requirement. Staff is generally supportive of the pathway location; however, the applicant should contact the Parks Department to determine the preferred location of the proposed pathway and ACRD to verify that they are okay with the pathway too. Mitigation: The landscape plan depicts 5 existing trees, consisting of 167 caliper inches, on the site that are proposed to be remain during the development of the property. All other trees that were not labeled to remain are proposed for removal. The applicant states the total caliper inches proposed for mitigation is 354 caliper inches. Staff has been informed by the applicant that the City's Arborist has met with the applicant on site and is currently working on a mitigation plan. Per UDC 11-3B-10, mitigation is required for all existing trees fl- inch caliper or greater removed form the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement. Staff recommends that the applicant comply with the mitigation standards listed in LTDC 11-3B-lOC. Amenities: As mentioned earlier, the applicant is providing amenities on the site for future patrons to use. The amenities include areas for flower beds, a convenient and large common area, a pathway system and a rope course. Staff recommends that the Commission determine if the proposed amenities are appropriate for a development of this size. Hours of Operation: The proposed facility is requesting to operate as a 24 hour facility. Staff is recommending provisions be in place to allow for 24 hour care on the property. Staff recommends the shift changes for the staff not occur between the hours of 11 pm and 7 am to not disturb the residents ~of the current and future adjacent neighborhoods. If the applicant complies with this recommendation, staff is supportive of the applicant's request for 24 hour use. Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted to the Planning Department for approval prior to issuance of building permits for the proposed building on this site. The applicant should submit revised plans that comply with the conditions of approval listed in Exhibit B of this staff report, with the CZC application. All improvements must be installed prior to occupancy. NOTE: A CZC application may include multiple structures within the development. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to use any existing Redmont Health Services AZ-08-008 and CUP-08-O15 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 surface or well water for the primary source. If a surface or well source is not available, asingle- point connection to the culinary water system shall be required. If a single-point connection is use, the developer will be responsible for the payment of assessments for the common areas prior to signature on the fmal plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with iJDC 11-3A-15 and MCC 9-1-28. Existing Structures: The site currently contains an existing single family home with associated outbuildings which are slated for demolition to make way for the proposed treatment facility. Prior to the issuance of building permit, the existing home and outbuildings on this site shall be removed. Fencing: On the submitted landscape plan, fencing is being proposed along the western boundary of the site. No other fencing is being proposed with this application. However, staff is recommending a 6-foot vinyl fence be placed along the eastern boundary to buffer against future residential that has the potential develop in the area. The comprehensive plan designates the parcels to the east as Medium Density Residential and the use the applicant is proposing is more intense than a residential development. Prior to any building permits the proposed fencing and temporary fencing will be required to be installed to contain debris. Fencing should taper down to a 3 foot maximum within 20 feet of all rights-of--way. All fencing shall be installed in accordance with UDC 11-3A-7. Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of any natural waterway, that intersect, cross or Iie within the area being developed shall be covered. The Ten Mile Creek is a natural waterway and should be preserved and protected with development of this property. Private Streets: The applicant is not proposing private streets within this development. However, for addressing purposes, the Fire Department and the Police Department are requesting private streets be provided within this development. The applicant shall submit a Private Street application with the CZC application (if not before). Per UDC 11-3F-4, all private streets shall be designed and constructed to the following standards: A. Design standards: 1. Easement: The private street shall be constructed on a perpetual ingress/egress easement or a single platted lot that provides access to all applicable properties. 2. Connection point: Where the point of connection of the private street is to a public street, the private street shall be approved by the Transportation Authority. 3. Emergency vehicle: The private street shall provide sufficient maneuvering area for emergency vehicles as determined and approved by the Meridian Fire Department. 4. Gates: Gates or other obstacles shall not be allowed. B. Construction standards: 1. For conversion of an existing facility to a private street at the direction of the Fire Marshall: a. All drive aisles shall be posted as fire lanes with no parking allowed. b. If a curb exists next to the drive aisle, it shall be painted red. 2. For all other private streets: Redmont Health Services AZ-08-008 and CUP-08-015 - 12 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 a. Roadway and storm drainage: The private street shall be constructed in accord with the roadway and storm drainage standards of the Transportation Authority or as approved by the City of Meridian based on plans submitted by a certified engineer. b. Street width: The private street shall be constructed within the easement and shall have a travel lane width of twenty-four (24) feet or twenty-six (26) feet as determined by the Fire Marshal relative to the height and size of the proposed structures that adjoin the private street. The Fire Department is requiring a travel lane of at least 24 feet; however, the UDC requires a 25- foot two way drive aisle width. The submitted site plan complies with this requirement: c. Sidewalks: Afive-foot (5') attached sidewalk or four-foot (4') detached sidewalk shall be provided on one side of the street in commercial districts. This requirement may be waived if the applicant can demonstrate that an alternative pedestrian path exists. Five foot wide detached sidewalks are proposed in front of the structures adjacent to parking. These sidewalks shall be extended to the east and west property lines. d. Fire lanes; All drive aisles shall be posted as fire lanes with no parking allowed. In addition, if a curb exists next to the drive aisle, it shall be painted red. b. Staff Recommendation: Staff recommends approval of AZr08-008 and CUP-08-015 for Redmont Health Services, as presented in the Staff Report for the hearing date of July 17, 2008, based on the Findings of Fact as listed in Exhibit D and subject to the conditions listed in Exhibit B. 11. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. CUP Site Plan (prepared by The Land Group, dated 05/28/2008, labeled C1.00) 3. Landscape Plan (prepared by The Land Group, dated 05/28/2008, labeled L1.00) 4. Building Elevations/Floor Plans (prepared by BRS, labeled Sheet A1.1 and A4.1) B. Conditions of Approval 1. Planning Department 2. Public Works Department3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District 8. Central District Health C. Legal Description and Exhibit Map D. Required Findings from the Unified Development Code Redmont Health Services AZ-08-008 and CUP-08-015 - 13 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 A. Drawings 1. Vicinity Map 2256 5322 1985 5200 1947 _ L_~ 1923 1735 W 4920 5150 I 5136 ~ 5120 I 4920 + 4888 ST I' N 5321 5103 4973 5075 R 0 1435 M ~Z UT J N_ Z N 5287 5339 4831 4997 1299 1293 j ^ ^o ~ ~ ~ ~ ~ Q_ _ ~ c v v v v c c ^ ~ ~ M 1148 ,~g1 R 2 ~ v 1132 1 _ E 5135 ~ r ~ ~_ _ 111p ,v A O~ Oo p. n ~ O ~ ~ ~ ~ ~ v c 1054 v w - A N h~ 5304 1035 '~ 5150 5038 a 5377 4960 8gs 999 a Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 2. CUP Site Plan I o4aP1 '~IeCI~BW {o •~11~ - ~ rr I B i ~ ~ $ B 9 O _ ~h rou~'sa~~tiaS 411~aH luowpaa ue~d a11S ~IlEwayog ~t~ g~j i ~!°~ ~®~~ ;~~~ i V u ~ p N I~ ~9 ~2~ x B Asti h "~ ~ sa ~ mo - ' ao ~'~0 ~i!!~ ~~ -~ - a . ~a~ at? I ~ ~ ~ ~ 7 ~§~ !i~ $ ~ ~ I. 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I e i ~ rra •~ U ~ ~ o f G054 s a i Ht~ v I ! , ~ e i. ~~ ',i d O ilft ~ ii ~ g g ~ t ty~ i a,B$~ 3 I i ~ ;I'~ ~ v E' d ~ e ~b:f~a 3 `h\ U 6 O ~/~: C ~ (V u'Z a ~~~ ,~ E ~ - ~ a~ Z v ~ ~ e 1f ~ Y ®il~l e® ~- Exhibit A - 3 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NLY 17, 2008 4. Elevations a a a a ~ o 0 0 ~ _ ~ o o ; , ' o '© o ~ ~' s ~ " ~ a I ~ 9 ~ ~- a ~ 2 3 i _ _ ~ -.- ® ~ j ~ -- ~ © 0 © ; s a o a o ~ o 4 ~ ~ 1 f~00R P1AN e.rxv '~ V Exhibit A ' 4 ' Resident Buildings CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 FLOOR PLAN Exhibit A - 5 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 ANNEXATION/ZONING 1.1.1 The annexation and zoning legal descriptions submitted with the application (stamped on May 28, 2008 by Aaron L. Ballard, PLS) is accurate and meet the requirements of the City of Meridian. 1.1.2 A Development Agreement will be required as part of the annexation and zoning of this property. Prior to the annexation and zoning ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) (at the time of annexation/rezone ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433 within 12 months of Council approval to initiate this process. Please be advised a $303.00 fee will required to process the development agreement. The DA shall include, at minimum, the following: a. Until a future CUP is approved, a maximum of 3 buildings (2 residential buildings and 1 administrative building) shall be allowed to be constructed on the site. All future uses on this site will require a new CUP, unless waived by the Planning Director because the use is principally permitted. b. Treatment on this site (counseling, therapy, etc.) shall be limited to the residents on the site; outpatient services shall be prohibited. c. At a minimum, amenities shall be constructed on the site as proposed on the site plan (i.e. walking path, garden area, rope course). d. The site/structures shall comply with the Specific Use Standards listed in UDC 11-4-3- 29 for nursing or residential care facility. e. One access to this site, from W. Cherry Lane, is approved. £ All existing buildings on the site shall be removed prior to release of building permits for this development. g. Submit an application for private streets within the development. Three twenty-five foot wide private streets shall be provided within the site in accordance with the standards listed in UDC 11-3F-4. h. A 25-foot wide street buffer will be required along W. Cherry Lane, per UDC Table 11-2A-8. Landscaping shall be provided in said buffer in accordance with the standards listed in UDC 11-3B-7C, Landscape Buffers along Streets. i. With the CZC application, include mitigation details and a plan approved by the City Arborist, for the existing trees on the site, consisting of 354 caliper inches, proposed to be removed, in compliance with UDC 11-3B-10. Contact Elroy Huff, City Arborist, 888-3579 for more details. j. A Certificate of Zoning Compliance is required prior to issuance of a building permit for any and all of the proposed buildings within this development. NOTE: A CZC application may include multiple structures within the development. k. The Ten Mile Creek shall be preserved and protected during construction on the site. 1. Set aside 48-feet of right-of--way measured from the centerline of Cherry lane for the future road widening. m. The development of this property shall substantially comply with the concept plan in Exhibit A, as determined by the Planning Director. n. Any future buildings shall substantially comply with the elevations in Exhibit A, as determined by the Planning Director. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 o. Construct private streets to the east and west properties. This includes the pavement and adjacent sidewalks. Place signs at the east and west property lines stating that the roads will be extended in the future. Due to the length and the lack of a turnaround for the east leg, place bollards in the asphalt at 150-feet. These bollards shall be removed once the property to the east is developed and the private street is extended. Cross-access shall be provided to the properties to the west and east of the development. A copy of a recorded easement shall be submitted tot eh Planning Department prior to occupancy of the first building. p. All future uses shall not involve uses, activities, 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. q. All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of development. r. The applicant shall be responsible for all costs associated with sewer and water service installation. s. The applicant shall construct a 10-foot pathway along the northern boundary of the property, as proposed. t. The developer shall maintain a ten foot wide compacted gravel shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative groundcover in accordance with UDC 11-3B-7. 1.2 CONDITIONAL USE PERMIT 1.2.1 The site plan, prepared by The Land Group, dated May 28, 2008, is approved with the following modifications: • Per UDC 11-3C-6G, provide a minimum of 2 bicycle parking spaces on the site in compliance with the standards listed in UDC 11-3C-SC. • Per UDC 11-3C-SB3, the parking stalls adjacent to the buildings shall be provide substantial wheel restraints to prevent cars from encroaching beyond the stall area onto the sidewalk or the sidewalk maybe widened to 7 feet to allow for overhang in this area. • Provide 77 parking stalls on the site as proposed. • Signs, and bollards on the east leg, should be placed at the east and west property boundaries stating "road to be extended in the future". 1.2.2 The landscape plan, prepared by The Land Group, dated March 28, 2008, is approved with the following modifications: Per UDC Table 11-2B-3, a 25-foot wide landscape street buffer is required along W. Cherry Lane, as depicted on the landscape plan. However, the landscape plan shows trees planted outside of the buffer. UDC 11-3B-7C3 requires all landscape buffers along streets be planted with trees and shrubs, lawn, or other vegetative groundcover. Staff has reviewed the internal parking lot landscaping depicted on the landscape plan and found it substantially complies with the landscaping requirements in UDC 11-3B-8. UDC 11-3B-7 states if the unimproved street right-of--way is ten feet or greater from the edge of pavement to the edge of property line, and the street widening project is not in the transportation authority 5 year funded plan, the developer shall maintain a ten foot wide compacted gravel shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative groundcover. Exhibit B - 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 • Construct a 6-foot vinyl fence along the western and eastern property boundaries. • Per UDC 11-3B-10, the Applicant shall work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site. Provide a copy of the plan to the Planning Department with the CZC submittal. 1.2.3 The building elevations, prepared by BRS Architects, labeled Sheets 4.10, are approved. 1.2.4 The applicant shall submit a Certificate of Zoning Compliance application with revised plans that comply with the conditions of approval listed herein, prior to issuance of building permits for the proposed building. 1.2.5 All required improvements must be complete prior to obtaining a Certificate of Occupancy for the proposed development. A temporary Certificate of Occupancy may be obtained by providing surety to the City in the form of a letter of credit or cash in the amount of 110% of the cost of the required improvements (including paving, striping, landscaping, and irrigation). A bid must accompany any request for temporary occupancy. 1.2.6 No business signs are approved with this CUP application. All business signs require a separate sign permit in compliance with the sign ordinance (UDC 11-3D). 1.2.7 The Applicant shall have a maximum of 18 months to commence the use as permitted in accord with the conditions of approval listed above. If the business has not begun within 18 months of approval, a new conditional use permit must be obtained prior to operation. 1.2.8 The staff shift change shall not occur between the hours of 11 pm and 7 am on the site. 1.2.9 The site shall comply with all of specific use standards in accordance with UDC 11-4-3-29, as applicable. 1.2.10 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. 1.2.11 The applicant shall submit an approved site plan from Sanitary Services Company (SSC) with the Certificate of Zoning Compliance application. 1.2.12 The applicant shall submit a private street application with CZC submittal. 1.2.13 The applicant shall work with the Parks Department to determine the appropriate location of the proposed multi-use pathway. 1.2.14 A copy of a recorded cross-access easement to the properties to the east and west to use the private streets as access shall be submitted with CZC submittal. 1.2.15 Prior to issuance of a building permit, the existing structures shall be removed from the site. 1.2.16 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, asingle-point connection to the domestic water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the irrigable landscape areas prior to signature on the final plat by the Meridian City Engineer. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains in N Black Cat Road. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms Exhibit B - 3 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 of easements for any mains that are required to provide service. 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 Water service to this site is being proposed via extension of mains in W Cherry Lane and N Black Cat Road. The applicant shall be responsible to install a looped 8 inch water main from N Black Cat Road to W Cherry Lane. The applicant is allowed to phase the water line connection as the other parcels develop granted all easements are dedicated to the City of Meridian and surety is collected. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). 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, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11"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. 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, asingle-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 signature on the final plat by the City Engineer. . 2.5 All existing structures that are required to be removed shall be prior to signature on the fmal plat by the City Engineer. 2.6 Ali irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous. to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate imgation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 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, water system shall be approved and activated, fencing installed, drainage lots constructed, 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. Exhibit B - 4 - CITY OF MERIDIAN PLANIJING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized imgation, sanitary sewer, water, etc., prior to signature on the final plat. 2.11 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 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 Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe required by the Army Corps of Engineers. 2.14 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.15 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.16 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. 2.17 The 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 is at least 1-foot above. 2.18 The applicants design engineer shall certify that all seepage beds out of the public right- of-way are installed in accordance with the approved design plans. This certification must be received by the City of Meridian Public Works Department prior to the project receiving fmal approval. Commercial Projects 2.19 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. 2.20 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior to commencing installations. 3. FIRE DEPARTMENT 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 ~ Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.3 Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.4 There shall be a fire hydrant within 100' of all fire department connections. Exhibit B - 5 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 3.5 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 rn) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 xn). 3.6 The buildings on the site shall require a NF'PA 13R or 13D sprinkler system and fire alarm system per NFPA 72. 3.7 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 ''/z" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show ali proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.8 For all Fire Lanes provide signage "No Parking Fire Lane". 3.9 Provide private streets for addressing the each proposed building. The private roadway shall be constructed a minimum of 24 feet in width, have a turning radius of 28' inside and 48' outside and be able to accommodate an imposed load of 75,000 GVW. 3.10 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 1'50' in length with no outlet. . 3.11 The applicant shall work with Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance at the required intersection(s). 3.12 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the Intemational Fire Code. 3.13 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. Exhibit B - 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NLY 17, 2008 3.14 The east/west private street shall have a sign or bollards located at 150-foot (measured approximately 50 feet from the eastern property line) stating road to be extended in the future. Said placement of sign or bollards shall be Meridian Fire Department approval and comply with the 150-foot distance requirement. 4. POLICE DEPARTMENT 4.1 The applicant shall provide private streets within the development for addressing each proposed building. 5. PARKS DEPARTMENT 5.1 No comments received from the Parks Department. 6. SANITARY SERVICES COMPANY 6.1 SSC did not provide comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Dedicate 48-feet ofright-of--way from the centerline of Cherry Lane abutting the parcel where it does not currently exist. 7.2 Construct a 5-foot concrete sidewalk, a minimum of 41 feet from the centerline of Cherry Lane. 7.3 Construct a 25-foot driveway access to intersect Cherry Lane located approximately 160 feet east of the westernmost property line (measured property line to near edge). 7.4 Pave the driveway its full width and at least 30 feet into the site beyond the edge of pavement of the roadway and instal'1 pavement tapers with 15-foot radii abutting the existing roadway edge. 7.5 Other than the access specifically approved with this application, direct lot access to Cherry Lane is prohibited. 7.6 Comply with all Standard Conditions of Approval. 7.2 STANDARD CONDITIONS OF APPROVAL 7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way. 7.2.2 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.3 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.4 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.5 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. Exhibit B - ~ - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 7.2.6 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7.2.7 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7.2.8 Payment of applicable road impact fees is required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance. 7.2.9 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACRD shall repair existing utilities damaged by the applicant. The applicant shal'1 be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of--way. The applicant shall contact ACRD Traffic Operations 387-6190 in the event any ACRD conduits (spare or filled) are compromised during any phase of construction. 7.2.10 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.2.11 Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 7.2.12 Comply with the Districts Tree Planter Width Interim Policy. 7.2.13 Private sewer and water systems are prohibited from being located within any ACRD roadway or right-of--way. 8. CENTRAL DISTRICT HEALTH 8.1 After written approvals from appropriate entities are submitted, we can approve the proposal for central sewage and central water. 8.2 The following plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: central sewage and central water. 8.3 Run-.off is not to create a mosquito breeding problem. 8.4 Central District Health will require plans be submitted for a plan review for any food establishments. Exhibit B - 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 C. Legal Description and Exhibit Map t"1 i~ .~ s THB LAND GAO_ UP, ING 1VIay 28; 200s Project No. 08055 Annexation and Rezone Legal Description 5.00 Acres EXHIBTT .,A„ A tracrof land situated in a portion of the 2Vortheast One Quarter of the Northeast One Quarterof Section 9, Township 3 North, Range I West, Boise 1Gieridian, Ada County; Idaho; described as follows: Commencing at a found 1 /2-inch steel pin monumenting'the North One Quarter Corner of said Section 9' and being on the centerline of Cherry Lane, thence following the northerly line of {he Northeast One Quarter of said Section 9 and said centerline, South 89°37'38" East a distance of 1;641,35 "feet to a point; which bears North 89°3738" West;a distance of 1;008.59 feet from e found 5/8-inch stee}pin monumenting the Northeast-Comerof said Section 9 and being the POWT OF~BEGINNING. Thence following said northerly lice and said centerline, South 89°37'38" East a distance of 391.73 feet to a point;' Thence leaving said nottlterly, line and said centerline, South 00°00'b2 East a distance. of 622 14 feet to a point on the:centerline of a ditch; Thence following said centerline, North 70°41.'08" West a distance of 233.65 feet to a point;', T6eIICe following.said centerline., North 72°16'0$" Wesfa distance of 179.76 feet to a pout; Thence leaving said ceriterl ine, North b0°00`02 East a.distance of 492.66 feet to the -POINT OF.BEGINNING. The.above-ttlescribed trAOt drlana oDntains s.0o acres, more or less, subject to any existing easements, or rights;of--way. Prepared By: THE LAND GROUP, INC: 462 E: SHORE DRIVE, SUITE I00 EAGLE, IDAHO 83ti16 .208-939-404:1 208-939-4445 (FAX) IanrlrrdjirA~at6"n~SitFP&noiug %Ciu/Er~isnri~ ~Gi~Cam.l~rtronetiF 140 Rive Visa 1?la«, Twinfialls, ldeho P208:7SS.4041 P.208.7J3.4045 G:\2008\08055\Admin\I,cg~ls\L 080527 08055 Pan page 1 of 1 '~1 0 Z 1 } 1 t U o~. zd~ ~l Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY I7, 2008 .Situated in a portion O(the Northeast 1/4 of the G/L CHERRY LANE. Northeast 1/4 of Section 9,, DINT OF BEGINNING Township 3 N, Range 1 W, B.M., BAStS- OF ,BEARING Ada County, Idaho _ _ S89'3T38"E 2649:94' Zoos 1641.35' ~ 391,73" ~ 616.86` o a 1/2-INCH STEEL PIN t/4 CORNER SEC 9 5/8-INCH STEEL 1'IN POINT OF GOMMENGMENT E CORNER SEC. 9 co N N n 5075 W. CHERRY LPiNE ~ o ~ CURRENT-TAX DISTRICT: R-1 N ~ R '~ 0 P OPOSED TAX DISTRICT: R-8 ~ 0 Z ~ CV O O O O (n U, 7pl.fi'i~f ED l,~I?L ATTCT~ CENTERLINE N~276. r o C f o T H ~8„W /~9 ~E N~o4 jo8 ~ . Le end ~~;vl~t.~•rrrrs 9- 2,36 _ 5, OAICUUTEO POINt ~P N~ ~ste •O r~ • 5/8-wCH SiEEI PIN ~ C ,/2-JNCN STEEL PIN x 12459 0 PROPERTY BOUNDARY LINE W ~ _ p INE 99 sj~~ ~ O~ ~ "N I HT=OF W - R G AY L ~ BAV~' ~~' L . CENTERLINE /'ACTION UNE S•ZSQS _ EiNGINEER/SURVEYOR PROJECT,INFORNIO,TION Scale: 1' = 100' ~ ~~, ~ /~~~ `T'HE LAND GROUP, INC. =~ ~ H 05.2&08 ~ -~ - ~~~~ d++s+~~ • ; r Redmont . ealth Services 08055 r ~ _~ ~` ~~ ~I, ~^~ • ~~ ~ Annexation & Rezone ~ ~' „~ ~~~- ~,~~,s,~,,,, ~.~,, ,~ ~ Ci of Meridian ry Exhibit 'IB" , ~. : Exhibit C - 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 D. Require Findings from the Unified Development Code 1. Annexation 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: a. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing ~to zone al'1 of the subject property to R-8. Staff finds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the existing and proposed use of the property as a residential care facility is a conditional use in the R-8 district and is generally consistent with the future land use map designation of medium density residential for this property. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this finding. d. 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, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). Staff finds that the annexation and zoning of this property to R-8 would be in the best interest of the City. 2. CUP Findings: 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 existing site is large enough to accommodate the proposed use. However, the R-8 zoning district requires CUP approval for Nursing/Residential Care Facilities in accordance with UDC 11-2A-2 and strict adherence to the specific use standards in UDC 11-4=3-29. See analysis in Section 10 for more information. Staff recommends the Commission rely on Staff's analysis and any oral or written public testimony provided when determining if this site is large enough to accommodate the proposed use. Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2008 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the Comprehensive Plan Future Land Use Map designation for this property is Medium Density Residential. The subject property is proposed for R-8 zoning and complies with this designation. The proposed use is generally harmonious with the requirements of the UDC (See Sections 8 and 10 above for more information regarding the requirements for this use). 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. Staff finds that, if the Applicant complies with the conditions outlined in this report, the operation of the proposed use should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. Further, Staff believes that the proposed use 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 that, if the Applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. The Commission should rely upon any public testimony provided to determine if the development will adversely affect the other property in the vicinity. 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 that the site will! be adequately served by the previously mentioned public facilities and services. 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. If approved, the Applicant will be financing any improvements required for development. Staff finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community's economic welfare. 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 recognizes that traffic and noise is a concern; however, Staff does not believe that the amount generated by the proposed new use of the property will be detrimental to any persons, property, or the general welfare of the public. Staff does not anticipate the proposed use will create excessive noise, smoke, fumes, glare, or odors. 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. Staff finds that there should not be any health, safety or environmental problems associated with the proposed use that should be brought to the Commission's attention. Staff finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic, or historic feature of major importance. . Exhibit D - 2 -