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HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008 STAFF REPORT Hearing Date: August 21, 2008 TO: Planning & Zoning Commission E I~ ~ ~C'~ ~~ ~~~ ; ~ ~j f -~~ ~}; FROM: Sonya Watters, Associate City Planner ,,,~ ~r ~~ ~-a- '`~ ~ 208-884-5533 ~ ~ ~ ~~~~ SUBJECT: Sgroi .. _ . 'J ~ i . l.} p I't~~ L_, c\ o L~ ~~~ I~J • AZ-08-O 11 ~~ ! -~'~, ~ ~ ~ ~ ~ ~ ~ ~ ~ H r-' ~ ~• r ~~ -- ' _ :+ 7`~'• ° Annexation and Zoning of 3.16 acres from Rl (Ada County)4 to ~-8 ~edium ~ Density Residential), by Nunzio Sgroi 1. SUNIIVIARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Nunzio Sgroi, has applied for Annexation and Zoning (AZ) of 3.16 acres of land from the Rl zoning district in Ada County to the R-8 (Medium Density Residential) zoning district. The applicant is proposing to annex and zone the property to accommodate a 30 to 40 unit assisted living facility; however, no development is proposed at this time. The subject property has not been previously platted. A conceptual site plan was submitted with the AZ application that shows how the subject property may redevelop with one 9,500 square foot assisted living facility, associated parking, and landscaping. A conceptual front building elevation was also submitted that shows a single-story structure. A Conditional Use Permit (CUP) application will be required for approval of the assisted living facility in the proposed R-8 district. The site is located at 4405 E. Ustick Road, on the south side of E. Ustick Road, approximately 3/a mile east of N. Eagle Road. This property is within the City's Area of Impact and Urban Service Planning Area and is contiguous to the current City lunits. 2. SiJNIlVIARY RECOMIVIENDATION The subject application was submitted to the Planning Department for review. Below, staff has provided detailed analysis, comments, and recommended actions for the requested AZ application. Staff is recommending approval of the subject Annexation and Zoning (AZ-OS-Oll) request as presented in the staff report for the hearing date of August 21, 2008 with a Development Agreement, based on the Findings of Fact listed in Exlribit D of tbis staff report. 3. PROPOSED MOTION (to be considered after the public hearing) Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number AZ-08-O11 as presented in the staff report for the hearing date of August 21, 2008, with the following modifications: (Add any proposed modifications) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number AZ-08-O11 as presented during the hearing on August 21, 2008: (Please state specific reasons for denial of the annexation request) Continuance After considering all staff, applicant and public testimony, I move to continue File Number AZ-08- O11 to the hearing date of (insert continued hearing date here) for the following reason(s): (State specific reason(s) for continuance) Sgroi AZ PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 4405 E. Ustick Road (Parcel #51104121050) NE'/ of Section 4, Township 3 North, Range 1 East b. Owner: Nunzio Sgroi 4405 E. Ustick Road Meridian, ID 83646 c. Applicant: Same as Owner d. ApplicantlRepresentative: Thomas Whitworth, T. A. Whitworth, Architect e. Present Zoning: R-8 (Medium Density Residential) f. Present Comprehensive Plan Designation: Medium Density Residential g. Description of Applicant's Request: The applicant is requesting annexation and zoning of 3.16 acres of land from the Rl (Ada County) to the R-8 (Medium Density Residential) zoning district. h. Applicant's Statement/Justification: "The owner is requesting the rezone to accommodate a 30 to 40 unit assisted living home. We feel this would be an excellent use of the property which faces Ustick Road to the north, Ustick elementary school to the east and R-4 residential on the south and west." from Applicant's na~ative sub~nitted with the AZ application; see applicant s na~ative for more infornzation. 5. PROCESS FACTS a. The subject application will in fact constitute a rezone as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the Planning & Zoning Commission and City Council on this matter. b. Newspaper notifications published on: August 4, 2008 and August 18, 2008 c. Radius notices mailed to properties within 300 feet on: August 1, 2008 d. Applicant posted notice on site by: August 7, 2008 6. LAND USE a. Existing Land Use(s): The property currently has two dwellings, a shop, and associated outbuildings on it. b. Description of Character of Surrounding Area: The area surrounding the subject property consists of single-family residential uses and an elementary school. c. Adjacent Land Use and Zoning: 1. North: Residential property in City of Boise, zoned R-1C and L-OD (Boise City) 2. East: Elementary school, zoned A-1 (Boise City) 3. South: Single-family residential properties in Redfeather Subdivision, zoned R-4 4. West: Rural residential property, zoned RUT in Ada County and single-fanuly residential Sgroi AZ PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008 properties in Redfeather Subdivision, zoned R-4 d. History of Previous Actions: None e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: Sewer service is located from N Shazon Ave Location of water: Water service is located from N Sharon Ave Issues or concerns: None 2. Vegetation: There aze several existing trees on the site. Several shrubs/trees aze shown on the concept plan. Mitigation is required for all e~sting healthy trees 4-inch caliper or greater that are/were removed from the site, in compliance with the standards listed in UDC 11-3B-lOC. 3. Floodplain: NA 4. Canals/Ditches Irrigation: NA 5. Hazards: Staff is unaware of any hazazds associated with this property. 6. Proposed Zoning: R-8 (Medium Density Residential) 7. Size of Property: 3.16 acres in annexation area (2.953 acres excluding ROV~ f. Landscaping: Landscaping is not required with the subject AZ application; however, landscaping in accordance with UDC standards will be required with approval of a future Conditional Use Pernut or Certificate of Zoning Compliance application. g. Summary of Proposed Streets and/or Access: One access driveway to the parking azea in front of the assisted living facility is depicted on the conceptual site plan to/from E. Ustick Road. Another driveway is shown at the south end of the site to/from N. Sharon Avenue to an additional parking area. As of the print date of this report, comments have not been received from ACHD. See Analysis below for more information. 7. COMMENTS MEETING On August 1, 2008 a joint agency and departments meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Public Works Department, and the Sanitary Services Company. These agencies submitted comments on this application, which are included in Exhibit B of this report. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. This designation allows smaller lots for residential purposes within the city limits. Uses may include single-family homes at densities of 3 to 8 dwelling units per acre. The proposed R-8 zoning district complies with the medium density residential designation for this property. The planned assisted living facility is a conditional use in the proposed R-8 zoning district. Staff fmds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): Sgroi AZ PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008 • Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) When the City established its Area of City Impact, it planned to provide City seYVices to the subject propei^ty. The City of Meridian plans to provide municipal ser~vices to the lands pYOposed to be annexed in the following manner: - SanitaYy seweY and water setvice will be extended to the propet~y at the applicant's expense. - The subject land cur~ently lies within the jurisdiction of the Meridian Rural Fire Distr-ict. Once annexed the lands will be undeY the ju~isdiction of the Meridian City Fire Depar^tment, who cun-ently shares resource and peYSOnnel with the Meridian Rural Fire Department. - The subject land cun~ently lies within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be setviced by the MeYidian Police Depat•tment (MPD). - The Yoadways adjacent to the subject lands are cun~ently owned and maintained by the Ada County Highway District (ACFID). This setvice will not change. - The subject land is cun•ently seYViced by the Merzdian School District No. 2. This set~vice will not change. - The subject land is cun•ently ser^viced by the Mer^idian LibYary District. This service will not change and the Me~idian Library District should suffe~ no revenue loss as a Yesult of the subject annexation. Municipal, fee-suppoYted, services will be pYOVided by the Meridian Building DepaYtn2ent, the Meridian Public Works DepaYtment, the Meridian Water Department, the Meridian WastewateY Depat~tment, the Meridian Planning Department, Meridian Utility Billing SeYVices, and Sanitary Setvices Company. • Protect e~sting residential properties from incompatible land use development on adjacent parcels. (Chapter VII, Goal IV, Objective C, Action 1) Staff believes that the possible future assisted living facility would be a compatible use with adjacent single family residential uses and the elementary school to the east. • Require all new parlang lots to provide landscaping in internal islands. (Chapter V, Goal III, Objective D, Action 3) The conceptual site plan submitted by the applicant depicts landscaping within the paYking aYeas. PaYking lot landscaping will be requiYed with future CUP and CZC applications for the site and shall comply with the standards listed in UDC 11-3B-8C. • Support a variety of residential categories (low-, medium-, and high-density single family, mWti-family, townhouses, duplezes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable honsing opportunities. (Chapter VII, Goal IV, Objective C, Action 10) The subject application requests an R-8, medium density Yesidential, zoning designation foY the subject propeYty. The Comprehensive Plan Future Land Use Map designates this propeYty and adjacent properties to the west and south for Mediufn Density Residential uses. Staff finds that the requested zoning desigriation is generally consistent with the Comprehensive Plan designation for this property and the futuYe land use designated for otheY pYOperties in this vicinity. Sgroi AZ PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008 • Develop methods, such as cross-access agreements, frontage roads, to reduce the number of e~sting access points onto arterial streets. (Chapter VI, Goal II, Objective A, Action 12) Staff is requesting as a development agreement provision that cross-access be provided to the property to the west for interconnectivity and to reduce access points on Ustick Road, an arteYial street. • Insure that high-quality emergency care, primary, outpatient, home, and long-term care and other types of health care are provided in the community. (Chapter VI, Goal V, Objective A) Staff believes that the anticipated assisted living facility would be a great asset to the community and provide a much needed health care sefvice in the community. Stafffinds that the proposed R-8 zoning designation is generally haf monious with and in accordance with the Compt^ehensive Plan and sur~ounding uses. 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: The anticipated assisted living facility is considered a"nursing or residential care facility" per the Unified Development Code and as such, is a conditional use in the proposed R-8 zoning district. b. Purpose Statement of Zone: Per UDC 11-2A-1, 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. 10. ANALYSIS a. Analysis of Facts Leading to Staff Re,commendation: AZ Application: As mentioned above, the applicant is requesting to annex and zone 3.16 acres from the Rl zoning district in Ada County to the City's R-8 zoning district. The Comprehensive Plan future land use map designation for this property is Medium Density Residential, which is consistent with the proposed R-8 district. The applicant is proposing to market this property for an assisted living facility, which requires CiIP approval in the proposed R-8 district. The applicant has submitted a conceptual site plan, attached in Exhibit A.2, showing how the property proposed to be annexed and zoned may redevelop with a new 9,500 +/- square foot assisted living facility. Conceptual front building elevations showing one single-story structure were also submitted with the subject application; however because the elevation did not provide very much detail, staff is not requiring the applicant to comply with that elevation, only design standards for sites that are located adjacent to an entryway corridor. One two-way driveway is depicted on the concept plan to/from the site via E. Ustick Road. Another two-way driveway is depicted to/from the site at the south end of the property via N. Sharon Avenue. Cross-access should be provided to the property to the west for future interconnectivity. Staff is generally supportive of the conceptual site plan. However, staff can not support the access point shown to/from Ustick Road. UDC 11-3A-3 prohibits access to an arterial roadway upon development of a property when access to a local street is available; access to the site is available from N. Sharon Avenue. Therefore, staff is recommending that a Development Agreement provision be included Sgroi AZ PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008 for this site that prohibits access to Ustick Road, and access instead be provided from N. Sharon Avenue. Further, cross-access should be provided to the property to the west (parcel #S 1104121100) for future interconnectivity and so that property does not need access to Ustick Road in the future (see below). Based on the policies and goals contained in the Comprehensive Plan, the future land use designation of Medium Density Residential for this property, and residential and school uses of adjacent properties, Staff believes that the requested rezone to R-8 is appropriate for this property. Please see Exlubit D for detailed analysis of the required facts and findings. The annexation legal description submitted with the application (stamped on June 30, 2008 by James Rees, PLS) shows the propetty within the City's Area of Impact and Urban Service Planning Area and is contiguous to the current City limits. Development Agreement: UDC 11-SB-3D2 and Idaho Code § 65-6711A provides the City the authority to require a property owner to enter into a Development Agreement (DA) with the City that may require some written commitment for all future uses. Staff believes that a DA is necessary to ensure that this property is developed in a fasluon that is consistent with the comprehensive plan and does not negatively impact nearby properties. If the Commission or Council feel that additional development agreement provisions are necessary, staff recommends a clear outline of the commitments of the developer being required. Prior to annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of rezone ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at 898-5506 to initiate this process. The DA shall incorporate at least the following: • The development of the site and any future structures on the site shall comply with the design standards listed in the UDC that pertain to sites that are located adjacent to entryway corridors. • Direct lot access to E. Ustick Road is prohibited; access to the site shall be provided from N. Sharon Avenue. Cross-access shall be provided to the property to the west (parcel #S 1104121100) for future interconnectivity. • A Conditional Use Permit is required for development of an assisted living facility on this site. No other new land use, including but not limited to single-family, duplex, or townhouse subdivisions, shall be allowed on this site without City Council approval for modification of the subj ect DA. As part of any future DA amendment, elevations shall be provided. • A Certificate of Zoning Compliance (CZC) application shall be submitted to the Planning Department for approval of the proposed assisted living facility or any other new use. The site plan submitted with the CZC shall substantially comply with the conceptual development plan attached in Etchibit A.2. • The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. • The applicant will be responsible to stub sewer and water services to 4315 E UST'ICK RD parcel number S 1104121100. Contact the Meridian Public Works department for size and routing. • 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. Sgroi AZ PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008 • Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8, within 6 months after the date of annexation ordinance approval. Contact Central District Health for abandonment procedures and inspections (208)375-5211. b. Staff Recommendation: Staff recommends that the subject property be annexed and zoned with an R-8 zoning designation, per the development agreement provisions listed in Section 10 above, and the findings listed in Exhibit D of this staff report. 11. E~~ITS A. Drawings/Map 1. Vicinity/Zoning Map 2. Conceptual Site Plan 3. Conceptual Front Building Elevation B. Agency Comments C. Legal Description & Exhibit Map D. Required Findings from Unified Development Code Sgroi AZ PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008 A. Drawings/Map 1. Vicinity/Zoning Map ~~ - .~ - ~ -' --~ R!~ + ~?~; ~~;` ~ ~ , ~ `I _~ -~ ~ ~ Y~ ~ - - ~ J ~ ~ ~ I IZ ~~~1 ~ _ r ` _ t 1 ~ ~' ' ~ ~J~ 1' ~. 1 ~ ~.~ ~ i - i . ~~.~ ,i•. ~. ~-..~ + ~ s~-~~~ ~ ~ ~ ~ -'~ ~ _ _ --~ - _ f ` I~ \, ~ ~ ~ ~~,'+ ~~ ~- _, a ~_ ~-~~ l I I Il ,~~'' I~, - ~ ;' -- , ~~ - _ ~ -_ ~ 'sr~-- , ------~ - -- -- ---- --~-- •~- .-t• -•-f-f-~. _ ~ ~ ~ Site c~ • - ~~ ~ r - m - ~s~1li I - I RIIT - : ,' a;~ ~ I - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008 2. Conceptual Site Plan a '~ . ~~ I~y_~ ~ ~'t` --- ~d.. ., A ;-, -_ - G;°~,I 41~-~'~ ' b ' ~~~ '~y~ p~~~~,' ~ ~~ , ~.~~`', -- ~- - ~ y~~: ~ ~~ ~ ~, ~ V~0_ ~ ~~ ~ r b ~ ~.~-~~ ~ a ---~ = ~~~~ ' ~ ~;~R. ~ ~~_1 ~~~~ "'~ ~ A~ ` i ~ ~ ~~ ~ I ~e4 ~ 1 I ,r'~ ! y~, ~ I I~~~}1 I I -~ ~ H'~ i ~'n ' 3 S S" N^`~31. ~t~= -a ~ ~W ~~ ~3rf ~ . S~ •^~~ _~~~' _ I '4~ 1 e~~ ~34' ~ ~ P,Syia. `~?,!~~ ~w+ I ~ ~.4 '?r+ I 1 t ( :;~, 1 ~-~ v' ' 4. ~ ,~{ I ~..~ ~~.==~._ __ w ~. .. -~ s.~ =~ .,~ , ~ . ~~~ ~:~~ -~ I ~.~~ , ~ ,~ ~-~ ''r~' ~~+~~ ~. ` ~ ',.; ~~~~ ~ ~~ ~ ~ ` ,~ , `.i ~~.- _~ , ~~ - ~ ~:;-~. .r~;~" ~ '\~ ~ o ~ ;F` ~ ~~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008 3. Conceptual Front Building Elevation FRQ~T BlJILDI1~s ELEYAT{Onl er-stF AR,,~.r.s• CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008 B. Agency Comments 1. PLANNING DEPARTMENT 1.1 The annexation legal description submitted with the application (stamped on June 30, 2008 by James Rees, PLS) shows the property within the City's Area of Impact and Urban Service Planning Area and is contiguous to the current City limits. 1.2 A Development Agreement (DA) will be required as part of the annexation of this property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian and the property owner(s) (at the time of annexation ordinance adoption). The Applicant shall contact the City Attorney, Bill Nary, at 888-4433 within one year of Council approval to initiate this process; a fee of $303.00 shall be paid by the applicant to the City Attorney's office prior to commencement of the DA.The DA shall include, at minimum, the following: a. The development of the site and any future structures on the site shall comply with the design standards listed in the UDC that pertain to sites that are located adjacent to entryway corridors. b. Direct lot access to E. Ustick Road is prohibited; access to the site shall be provided from N. Sharon Avenue. Cross-access shall be provided to the property to the west (parcel #S 1104121100) for future interconnectivity. c. A Conditional Use Permit is required for development of an assisted living facility on this site. No other new land use, including but not limited to single-family, duplex, or townhouse subdivisions, shall be allowed on this site without City Council approval for modification of the subject DA. As part of any future DA amendment, elevations shall be provided. d. A Certificate of Zoning Compliance (CZC) application shall be submitted to the Planning Department for approval of the proposed assisted living facility or any other new use. The site plan submitted with the CZC shall substantially comply with the conceptual development plan attached in Exhibit A.2. e. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. f. The applicant will be responsible to stub sewer and water services to 4315 E USTICK RD parcel number S 1104121100. Contact the Meridian Public Works department for size and routing. g. 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, within 6 months after the date of annexation ordinance approval. 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. h. Any elcisting septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8, within 6 months after the date of annexation ordinance approval. Contact Central District Health for abandonment procedures and inspe,ctions (208)375-5211. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains in N Sharon Ave. 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 of easements for any mains that are required to provide service. Minimum cover over CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008 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 N Sharon Ave. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 23 The applicant will be responsible to stub sewer and water services to 4315 E USTICK RD pazcel number S 1104121100. Contact the Meridian Public Works department for size and routing. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to 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 a final plat by the City Engineer. 2.6 All 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 irrigation/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 9-4-5. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs aze 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 pernuts. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to an issuance of any occupancy permits. 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. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008 2.13 Applicant shall be responsible.for application and compliance with any Section 404 Permitting that may be 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 footings 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 final approval. 2.19 At the completion of the proj ect, 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 sha11 be installed at applicant'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 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4%" 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 sha11 be placed on corners when spacing permits. e. Fire hydra.nts shall not have any vertical obstructions to outlets within 10'. f. Fire hydra.nts shall be placed 18" above finished grade to the center of the 4%2" outlets. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.4 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface aze required before combustible construction is brought on site. 3.5 Commercial and office occupancies will require a fire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants sha11 be placed per Appendix D. 3.6 Maintain a separation of 5' from the building to the dumpster enclosure. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) 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 officia1. 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 9033.1.2, the distance requirement shall be 600 feet (183 m). 3.7 There shall be a fire hydrant within 100' of all fire department connections. 3.8 The proposed use will require the building to be equipped with fire sprinklers. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the site design submitted with the application. 5. SANITARY SERVICES 5.1 SSC has no comments related to this application. 6. ADA COUNTY HIGHWAY DISTRICT 6.1 As of the print date of this report, comments have not been received from ACHD. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 21, 2008 C. Legal Description & E~ibit Map LEG~I. D~S~RI~TT(~I~ ~C3R .~I~T+3E?~~TU~T / REZU~ a4 ~~ki~a~ ~f ~'rc~~~t I~t ~ti. ? sifi~ated in tt~ N~ 'f. e-f SeatI~n ~~,t. 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LQT Nv. ~ SfTUAT P~WI/4N~1/4t SECTI~N 4, T.~6Vo, ~3.IE., 8.M , M~RIDI II~AHO 20C~8 d~A~l~ OF ~~ARt~I~~ ~E ca~ - ~~°~~'17" '~1 - ~~~!49.?~' ~S ~9'44'~`!"' W ~ 1~~2.6?!°---~_. _...--~-n~ oaa•aa~i'w~ w _ ae+~a~r ~o~.~r ''.~~ T1~~C ea~ ~ . ~r ~ ~~ ~ ~~~ ~~~~~~ ,~~~~~ ,~~- ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ .~ ~F~ ~+~~~ "~ ~~ Oe'! . ~_ 0. `~ ~P~. ~l ~ ~ ~ . .. . ~ /'.~PS'~. °~.Ai~G~`~~~TAQ,.~ ~~~~~~~~ u~r ~~ ~~L~ ~-.s~p~id~S °~5~'t~Bl .1.iE~ ~~a+L $F R~AO~ ~rrrtr~«.+~tr.+iw.:rrr.~r+. ~~l~~~ R~t~',~I``' 8~d, bo ~ ~~~ ~t~ ~b~1f? {a~~`21~1s ~sg ,~ ~~L_~ M ,_~..~ ~ ~r .~ s • ^`^ ,a .~;~.~~ ~ ~~ _ ~ . ~.~~` ~ ~ ~~~~ ~: ~~~ ~ ~'~~~ ~ ~~~~ ~ ~. ~ ~,~o~~ ~_~. ~ ~ ~p ''~:4.~.~, ~."3~a~ ~e, ""~."^ ~ ~ 6 Nl~tY. dltti6r, Ee.ra (qrd.d mF t+0 ~ T I ~~~ s .~ ~ , ~`~ /'' ~ se ~ ~ ~~ i ~ ~ ~ ~~~ , e ~e ~ ~ ly ~ I I ~ 1 ~ ~ ' ~ ~ ~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008 D. Required Findings from Unified Development Code 1. Annexation and Zoning 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 annezation 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 annex and zone all of the subject property to R-8. If the applicant complies with the DA provisions, 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 anticipated use of the property for an assisted living facility is consistent with the requested R-8 zoning district and 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 axnendment 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, If the applicant complies with the DA provisions, Staff fmds 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. b. The annezation is in the best of interest of the City (LTDC 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.