HomeMy WebLinkAboutRedmont RecsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
STAFF REPORT Hearing Date: August 26, 2008
TO: Mayor and City Council A ~T
FROM: Bill Parsons, Associate City Planner E IDIL71'V ~^'
(208) 884-5533
1®~ I-I t?
SUBJECT: Redmont Health Services
• AZ-08-008
Annexation and Zoning of approximately 5 acres from Rl (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. SUNIlVIARY 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. Si]NIlVIARY 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 AZ-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 Ezhibit D and subject to the conditions listed in Ezhibit B. The
Meridian Plannins~ & Zoning Commission heard these items on July 17, 2008.. At the public hearin
the Commission moved to recommend approval of the subiect AZ and CUP request.
a. Summary of Commission Public Hearinsa:
i. In favor: Douse Russell (Applicant's Representative), Robin Hinkle
ii. In opposition: None
iii. Commentinsl: Don Glower, Jeff Morrell
iv. Written testimony: Don Clower submitted written comments for denial after the P&Z
meetinsr.
v. Staff presentinsa application: Bill Parsons
vi. Other staff commentinir on application: Caleb Hood, Scott Steckline
b. Key Issue(s) of Discussion by Commission:
i. The differences between residential care facilities and out-patient care facilities.
ii. Sewer stub to Mr. Glower's property west of this site.
iii. The need for private streets required by the Fire, Police and Planninsr Departments.
Redmont Health Services AZ-08-008 and CUP-08-015 - 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
iv. Discussed the relocation of the trash enclosure from the location proposed on the
submitted site. The Commission discussed the trash enclosure be placed within the
stubbed driveway until future connectivity to east parcel was eztended through. This
location was discussed as a solution for meeting the 150-foot length for the Fire
Department requirement without having to provide a temporary turnaround. A motion
was not made by the Commission to relocate the trash enclosure.
c. Kev Commission Change(s) to Staff Recommendation:
i. The Commission modified several DA provisions, as follows: 1) provision 1.1.2(b.)
modified to allow continuing care (out-patient) for the past residents of the proposed
facility and strike out out-patient care is prohibited; 2) provision 1.1.2(0.) modified to
require striping instead of bollards as requested by the Fire Department at the 150-foot
mark of the east leg of the proposed driveway/private street; 3) provision 1.1.2(s.)
modified to require construction of a 5-foot detached sidewalk along the north
boundary of the property instead of the 10-foot multi-use pathway.
ii. Condition 1.2.1 Bullet 4 was modified to be consistent with DA provision 1.1.2(0.)
removing the bollard requirement and adding striping at the 150-foot mark of the east
lei.
iii. Condition 1.2.13 was stricken as the Parks Department communicated to staff the
multi-use pathway was proposed along the north side of Cherry Lane instead of the
northern property boundary of the site.
d. Outstanding Issue(s) for City Council:
i. The City Council should determine if the proposed treatment facility, including care of
residents and follow-up care of past residents (out-patient) is appropriate in an R-8
zoning district.
ii. The applicant should follow up with the Fire Department regarding the replacement of
the bollards with the striping at the 150-foot mark of the east leg of the drive aisle and
modify condition 3.14 accordingly. If the Fire Department still requires the placement
of the bollards it will impact the location of the trash enclosure and an appropriate
location should be discussed and identified during the hearing.
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Numbers AZ-08-
008 and CUP-08-015, as presented in the staff report for the hearing date of August 26, 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 deny File Numbers AZ-08-008
and CUP-08-015, as presented during the hearing on August 26, 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).
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/Location:
5075 W. Cherry Lane
Redmont Health Services AZ-08-008 and CUP-08-015 - 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
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 Rl Ada County to an R-8 zoning district and concurrently
requesting Conditional Use Permit (CUP) approval to construct and operate a residential caze
facility consisting of two residential treatment buildings and one administrative building.
g. Description of Applicant's Justification for AZ and CUP Approval: "Redmont 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 (Commission); August 4
and August 18.2008 (City Council).
d. Radius notices mailed to properties within 300 feet on: June 20, 2008 (Commission); August 1.
2008 (City Council)
e. Applicant posted notice on site by: June 18, 2008 (Commission); July 30.2008 (City Council)
6. LAND USE
a. Existing Land Use(s): Asingle-family residence and associated outbuildings aze currently on the
site and will be demolished to develop the site.
b. Description of Character of Surrounding Area: This azea is primarily single family homes and
agricultural land and maintains a rural character.
Redmont Health Services AZ-08-008 and CUP-08-015 - 3 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
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 Rl (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 will 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-1OC5. 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: Rl (Ada County)
7. Lot Size: 5 acres
f. 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: 0.5 per dwelling unit (Residential Buildings) and Iper 800 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.
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'
Redmont Health Services AZ-08-008 and CUP-08-015 - 4 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
- Minimum Lot Size: 5,000 squaze 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.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land
Use Map. Medium density residential azeas aze anticipated to contain three to eight dwelling units per
acre (see Page 99 of the Comprehensive Plan).
Staff fords 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 (ACFID). 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 Sheriffs
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.
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 IV, Objective C, Action 1: Protect existing residential properties from
incompatible land use development on adjacent pazcels.
Redmont Health Services AZ-08-008 and CUP-08-015 - 5 -
CTl'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
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 IV, 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 IV, 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 minimise conflicts and m~xirli~e 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.
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.
Redmont Health Services AZ-08-008 and CUP-08-015 - 6 -
CITY OF MER)DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
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 caze 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 aze distinguished by the allowable density of dwelling units per acre and corresponding
housing types that can be accommodated within the density range.
c. General Standazds: There aze several standazds for nursing or residential caze facilities listed in
UDC 11-4-3.29. Analysis of these specific use standazds aze 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 caze facilities. The
applicant is proposing to develop the site as a treatment facility (residential caze 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 aze 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.
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 list of recommended DA provisions below. If the Commission
or Council feels additional development agreement provisions aze necessary, staff recommends a
Redmont Health Services AZ-08-008 and CUP-08-015 - 7 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
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 more 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, gazden azea, rope course).
d. The site/structures shall comply with the Specific Use Standazds listed in UDC 11-4-
3-29 for nursing or residential caze facility.
e. One access to this site, from W. Cherry Lane, is approved.
f. 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
standazds 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
standazds 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.
Redmont Health Services AZ-08-008 and CUP-O8-015 - 8 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
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.
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 turnazound
for the east leg, place bollazds in the asphalt at 150-feet. These bollazds 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 welfaze by reason of excessive production of traffic, noise, smoke, fumes,
glaze 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. 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. Squaze footages of the three proposed buildings total 24,000 squaze 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 regazding Nursing or Residential Care Facilities.
Specific Use Standards for Nursing or Residential Care Facilities per UDC 11-43-29:
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
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.
Redmont Health Services AZ-08-008 and CUP-08-015 - 9 -
CITY OF MERIDIAN PLANNIlVG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
2. The owner and/or operator of the facility shall secure and maintain a license from the state
of Idaho department of health and welfaze, facility standazds division. The applicant should
comply with this standard.
B. Additional standazds for uses providing caze to children and juveniles under the age of
eighteen (18) yeazs: The applicant states in the narrative services will be provided to
adolescents.
1. All outdoor play azeas 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 yazd. 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 standazds 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 standazds.
Building Elevations: Elevations for the proposed buildings were submitted with this application,
prepazed 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 eazlier, 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 aze proposed to
be constructed of the same building materials. The applicant is proposing a variation is siding
materials that includes stucco, lap, shake and boazd and batten wood siding with a stone veneer
accents. Roofing materials aze to be 25 yeaz azchitectural 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 caze
facilities. In addition, 1 per 500 squaze feet of gross floor azea 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 pazking requirements
of the UDC (24 X 2 X 0.5) (6,000/500) the minimum parking for the site is 36 and 77 stalls aze
proposed. Staff believes this is enough pazking to meet the needs of the first three buildings, but
may not be enough for the future buildings in the future. Pazking 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
Redmont Health Services AZ-08-008 and CUP-08-015 - 10 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
with the standards listed in UDC 11-3C-5C. If the above changed is made, staff is supportive
of the parldng for the site.
Access: The applicant is proposing to take access to/from W. Cherry Lane. Staff and ACHD 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
westleast 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 (prepazed 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 pazking 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 bollazds 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 (prepazed 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
ten foot wide compacted gravel shoulder meeting the construction standazds of the
transportation authority and landscape the remainder with lawn or other vegetative
groundcover. In ACHD staff report, Cherry Lane is not scheduled for widening
Redmont Health Services AZ-O8-008 and CUP-08-015 - I 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
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 UDC 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
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
Redmont Health Services AZ-08-008 and CUP-08-015 - 12 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
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
UDC 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 lie 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 rf 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:
a. Roadway and storm drainage: The private street shall be constructed in
accord with the roadway and storm drainage standards of the Transportation
Redmont Health Services AZ-08-008 and CUP-08-015 - 13 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
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. The
Meridian Plannins & Zonins Commission heard these items on July 17.2008. At the public hearins
the Commission moved to recommend approval of the subiect AZ and CUP request.
11. E~~TTS
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 Al.l 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 - 14 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
A. Drawings
1. Vicinity Map
2256
5322
5200
5150
~ b
1985 ~ ~ ~
1947
1923
5136 ~ 5120
'~
1735 W ~IL ST
`-~
I
- ,, ,.
4920 `~
4920 4888
I
_ - _. .. _ _
i
I
i
5321 5103 4973
~ ,~
~, 5075 R
1435
M
'~ jJT
~' z
_!
H; ~
z~
v~1 ~ 5287 5,39 4831 ~ W
3' 4997
I' ~
1299 i
1293 ~ ~ v o : °v r '~' a`~o
~~~~~~~
a
~
~ ~ d' 0
~ M 1148 ~
,~~ E
~ ~ R ~2 v v 1132 1
5135 ~ 1110
-- ,
~
a
c 0 0 $ a ~° °&
~, u, in in v ' G 1054
~ ~
_
5304 ~
h
~
5150 1035 I '`
5038 4 ~,
537E 4960 8SS ~ 999 ~ \\
Exhibit A - 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
2. CiJP Site Plan
«real ~~~ ~ quo e. c
~ I ~®g~ O
'yul '~WeS 4iI~eH waw~Ii ue a t~
Id lIS aliswe I ,
~ ~
i
l
!
oU
!
~ t ~
_. y yg6~ , ~~ ~o
N ~~ ~35~
~ ~ ~ AQ~ ~~G~
a
q~
o~ e
_ 5--- sr °'~ _
-- y--- ~~
~ ~ i aa~ ~saa~ a °~ ~O~o®~ ~ .
~~~ ,~ ~ ~ ~~ ~ ~ ~ ~ ~ II ~
~~
g i I ~ i o:- ~",~~a
~~ I G ~,; J;
~
S
~a ~
.~ i
~ ~
~ a
f
~~ ~
I
~ ~
.,_,. `~ ~~ nyl
~ ~ .la ~~~
~~.. t ~
~ ,
q ~ e~ ------~ - --
'n ~~ ° 0
i s 4 }
e '~
°' go a
___
~
~
o I
~
~
~ I
wmasx___~~ ~' ~ ~ ~ ~'/ ~ A'
~~.$~~
~
~di ~
_-
~
~
~ ~
~
~
-
na ~ ~' t
/~
LL ~ ~
• o / / /
~ ~ ~ ~
--
~ ~~
~
i
~
. I d
~ ~ ~ ~ ~ ~ -
-~
--- o ~~
~~ ~ o ~
a
~ 8
~ ~
i
I
I~; I~ ~~
~~ ~ ~ ~~ ~'
- - -- - -- -a-- r;--~--_- _
1 T ~ ~
g ~;a ~'I r I ~ ~ ~ ~~
~~
i
l~
~ i
~
i
~ ~
i ~
~ I
i
I ~ ~ f' ~
I n ~-_- ~
~
~
~ ga
I ~ ~ ~ c ~ ~~~rl =3
h
~
a~Aa ~
auue I
{ , ~
• ~ f ,E
~' 7
t. ~
~ ____ ~
- ~ ~
a R `
t~ rndaua ,.
Z
N z
~ ~ ICI I c
w ~~ __ c
e ~-~~°-~ ~-a ~ v @
+s ~
~ ~ ~ e~ m ~ ~ ~ ~~e ~ \~ m ~ q
s~ ggy'~ ~ e A~ ~- ? 1 E
B~m
e~
4 ®
~
~ =
® I
~
ee r
~
® g
~ ~lq~~ g~~ ~
/ ~ ® d o ~6®i CtlYH@9 ~~~~g
'ra~~~
~ ! L-
Exhibit A - 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
3. Landscape Plan
API vt~I+~N W QUO
'~ul ~~I~S ~RI~H luowpea ugld er~spue~ opawey~
_...
~e ~
B i
6 j
'
a
I
M ~ I
~ ~
I
I
~^
\
e a
~,~
~~~ I j O
~~a~~
I I
s I~
~
1
---
~~Oq PS}
Cy~G
i 0
~
~~QCQ~
~ ` ~
I
o/
T
- 3 O
~ ~ '~ .~ O
_ - -- r-
i //I
b
BLBC ~
fi~$~ H
~I I i ~~I ~
®~ II I ti®
v
~~
~ m
e
0
. ~
~a'
c r
~ : e ~~E@ ~ a B~~
i ~
e'
Z ~~
F
~ ~~
U ~~~~
U
r ~
G
U
E
o ,°~~ ~~~~~~ ~~~lr
Exhibit A - 3 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
4. Elevations
Exhibit A - 4 -
Resident Buildings
~R vur,
9~~4, e~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
~..
~~R viar~
Exhibit A - 5 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 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. Ballazd, 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; ntinuing care of the residential patients is
allowed provided it is consistent with the Redmont Health Services business/treatment
plan for residential caze facilities.
c. At a minimum, amenities shall be constructed on the site as proposed on the site plan
(i.e. walking path, gazden 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.
f. 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.
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.
Exhibit B - 1 -
CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
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, ~aee bps strive the asphalt at 150-feet. The bells stn~mg 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 ~8-€eet~atly 5-foot wide detached sidewalk 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 bids string of the asphalt on the east leg at 150-foot mark, 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
Exhibit B - 2 -
CITY OF MERIDIAN PLANNIIVG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
ten foot wide compacted gravel shoulder meeting the construction standazds of the
transportation authority and landscape the remainder with lawn or other vegetative
groundcover.
• 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 (iTDC 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
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.
Exhibit B - 3 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
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
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 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 9-4-8. Contact Central District Health for abandonment procedures
and inspections (208)375-5211.
Exhibit B - 4 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
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 permits.
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
signature on the final plat.
2.11 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized imgation 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 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 aze 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 final 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 standazds. 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 aze
determined after power designs aze 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 aze required before combustible construction is brought on site.
Exhibit B - 5 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
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.
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 m) from a hydrant on a fire apparatus access road, as
measured by an approved mute 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 m).
3.6 The buildings on the site shall require a NFPA 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 fmish grade.
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.
3.8 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 150' 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.
Exhibit B - 6 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
3.13 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.14 The east/west private street shall have a sign or bollazds 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 bollazds 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 ffiGHWAY DISTRICT
7.1 Dedicate 48-feet ofright-of--way from the centerline of Cherry Lane abutting the pazcel 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 neaz 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 install 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.
Exhibit B - 7 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
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.
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 shall 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 ACHD 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 District's Tree Planter Width Interim Policy.
7.2.13 Private sewer and water systems are prohibited from being located within any ACHD 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 DARING DATE OF AUGUST 26, 2008
C. Legal Description and Exhibit Map
i.-~.~,
iI ..~' i
TBa LAND GflOOP, tNG
May 28, 2408
Project Ido. OSOSS
Aanesafian and Rrraae
~Fi~ Description
5.00 AcRs
ER~IT "A°
A tract of laml siIIiaOed in a paation of tho Northeast Om Quarter of the Naatheaet O~ t2uarter of
Saation 9. Towmghip 3 Nordt, Range I West, Boise Meridian, Ada Comuy, Idaho, described as
follows:
Co~nomg at a folmd 1/2-i~h ~1 piD mamm~eatiag the North O>x Qna~ Cotner ofsaid
Section 9 and b~ Dn the ce»teriine of Cherty Lase, tllace following the northerly line ofthe
Northeast One Quarter of smtd Section 9 and mid ceaterli~, Sonth 89°37'38" Eels a distaaco of
1.64195 feet to a pedatt, whichbears Nenth 89°37'38" West a distance of 1,00859 feet from a
fo>md S/8-inch st~i pin maDmm~g tlg Northeast Comer of said SeoUOn 9 andbeingUm
POINT OF BEOIIVNINti.
Thence following said nertherly line and said centwfine, Swath 89°37'38" East a diatsaca
of 391.73 feet to a point;
Thence leaving mid acaffierly liue and said ceaterliete, South OD°00'02 Eat a distance of
622.14 feet to a pomtop tare oentierlirte ofa ditch;
Thence faUowiDgsaid ~liney Nen~ 70°41'08" West a distaaee of233.65 tc~et to a
lmi~
Theaua following said dine, North 72°16'08° West a diste~e of 179.76 feet to a
P~
Tt>eDCe leaving mrd canOra~line, North 00°x'02 East a distanco of 492.66 fat to the
POINT OF BF.CCiiA1NIId0.
The abovesd~cribed tract of land coasains 5.00 acres, npne or less, subject to any eaistiag
orrightaof-way.
Prepared Br• Tl~ LAND c3ROVP, >Plc.
462 E. 5HORB DRIVE, SCifl'E l~
BACrLE, 7DAH0 83616
208-939~4Q41
208-939.4445 (FAX)
taadvrpA+rbia~n •StuPba~gq •CnilF-ggsvrB~ ~Gn1JCaarulw~~ ayE
140 Rivas diem P1aze, Twin Fogs, Idaho P20a733.4047 F 208.733.4045 •
0:12008\08055\Adavn\LegaLv\L 090527 08055 Pact
Page 1 nr t
I
i
i
i
~,
en
o
~'f
Exhibit C -1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
C/L CHERRY LANE Situated in a portion of the Northeast 1/4 of the
Northeast 1/4 of Section 9,
DINT OF BEGINNING Township 3 N, Range 1 W, B.M.,
9ASIS ~ ~~~ Ada County, Idaho '~
_ S89'3~38'E 2619,94' Zoos
1641.35' 391.73' ~ 616.86'
~ _ ~
i/2-INCH STEEL PIN - -
1/4 CORNER SEC 9 5 8-INCH STEEL PIN
POINT OF COtdMENCbiENT /
NE CORNER SEC. 9
5075 W. CHERRY LANE r
CUTtRBNT TAX DISTRICT: R-1 N
PROPOSED TAX DISTRICT: R~S ~ cNc
n W
u'f °_.
.i1 ~.?;,
ITERLINE
OITCH
., rv i~9's,
N~~ 41
Legend ~ ~,I't , ~~~ : _~ ~
?3365,
~ CALgMTED PlbNT ~p1. ~aG ~
O
• 5/8-AVON STEEL PIN t~~ c~a'T
c I/Z-wc-I sTEEI allu o~. 12459
RROPERTY edmmaar LAVE
~ _ ..
- - aa+r-of-our LwE 's9,p~i a ~~
- - - - - CEPItERLAVE / SECTItkV LAVE s.~~
~ ENCiINEERISURVEYOR PROJECT INFORMATION Scale: 1' =1~'
~ a\ /i~~ THE LAND GROUP, INC. ob-2e-aa
~ ~ ,~-~ ~;~ Redmont Health Services
a ~ ~ ~'r° Annexation & Rezone
i = ~ :,~ ,~P;,,~ , City of Meridian Exhibit "B"
Exhibit C - 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 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 all of the subject property to R-8. The Commission 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;
The Commission fords that the existing and proposed use of the property as a residential Gaze
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;
The Commission fords 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 maybe 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,
The Commission 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 (iTDC 11-SB-3.E).
The Commission fords 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 lazge 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 Council rely on Staffs analysis and any oral or written public
testimony provided when determining if this site is large enough to accommodate the
proposed use.
Exhibit D - 1 -
CTfY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
The Commission 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 regazding 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 e~sting or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
The Commission fmds 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, the
Commission believes that the proposed use will not adversely change the essential character
of the azea.
4. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
The Commission fmds that, if the Applicant complies with the conditions outlined in this
report, the proposed use will not adversely affect other property in the azea. The Council
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.
The Commission fmds 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.
The Commission 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 welfaze.
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.
The Commission recognizes that traffic and noise is a concern; however, the Commission
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. The Commission
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.
The Commission finds that there should not be any health, safety or environmental problems
associated with the proposed use that should be brought to the Council's attention. The
Exhibit D - 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
Commission 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 - 3 -