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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAWNG DATE OF OC'~OBER 16, 2008 - '
STAFF REPORT Hearing Date: October l6, 2008
TO: Planning & Zoning Conunission
FROM: Sonya Wafters, Associate City Planner
(208) 884-5533
SUBJECT: Beacon at Southridge
• CUP-08-027
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Conditional Use Permit for an assisted living facility in the TN-C and
TN-R districts; to exceed the maximum building height allowed in the
TN-C district; and to exceed the maximum building footprint square
footage allowed in the TN-C district.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Eastern Washington-Idaho Synod of the ELCA, is requesting Conditional Use Pemrit
(CUP) approval for an assisted living facility in the TN-C and TN-R districts; to exceed the
maximum building height allowed in the TN-C district; and to exceed the maximum building
footprint square footage allowed in the TN-C district.
The applicant is proposing to construct an 87,757 square foot assisted living facility. A 4-story
building is proposed to contain 139 assisted living units. There are two attached 24-unit, 1-story
assisted living wings with a memory care emphasis located to the west/southwest of the 4-story
building. This site is designed to connect to a future church to the east, which will provide access to
church services and activities for the residents. A town center will be the center of the community
with public spaces such as a cafe, club lounge, beauty shop, library, fitness room, and child daycare.
Many units have decks or ground floor patios. Memory care residents will have access to a secure
fenced garden with a gazebo for shade and outdoor activities.
The subject site is located on the south side of W. Overland Road, approximately'/ mile west of S.
Linder Road. The subject property is within the corporate boundaries of the city and was annexed as
part of the Southridge development. (NOTE: With the annexation of Southridge, this area was
depicted on a master concept plan to have a mix of multi-family and single-family buildings. The
development agreement (DA) and master concept plan are proposed for modification to reflect the
subject nursing care use. The DA modification is scheduled for a public hearing before the City
Council on October 14`''. If the City Council does not approve the DA modification and concept plan,
then the subject CUP should also be denied, as it is not consistent with the approvals currently in
place. Staff will provide the Commission an update on the DA modification at the public hearing.)
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CUP application below. Staff recommends
approval of CUP-0$-027 for the Beacon at Southridge assisted living facility, as presented in the
Staff Report for the hearing date of October 16, 2008, based on the Findings of Fact as listed in
Exhibit D and subject to the conditions listed in Exhibit B.
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number CUP-08-
027, as presented in the staff report for the hearing date of October l6, 2008, with the following
modifications to the conditions of approval: (add any proposed modifications).
Eeacon at Southridge CUP-OS-027 Page 1
CITY OF MERIDIAN PLANN W G DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 1 b, 2008
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number CUP-08-
027, as presented during the hearing on October 15, 200$, for the following reasons: (you must 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 Number CUP-
08-027 to the hearing date of (insert continued hearing date here) for the following reason(s): (you
should state specific reason(s) far continuance)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The site is located on the south side of W. Overland Road, approximately % mile west of S.
Linder Road in the NE '/ of Section 23, Township 3 North, Range 1 West.
b. Applicant/Owner:
Eastern Washington-Idaho Synod of the ELCA
314 S. Spruce Street, Ste. A
Spokane, WA 99201-5823
c. Representative:
Van Elg or Phil Hull, The Land Group Inc.
462 E. Shore Drive, Ste. 100
Eagle,lD 83616
d. Present Zoning District: TN-C (Traditional Neighborhood Center) & TN-R (Traditional
Neighborhood Residential)
e. Present Comprehensive Plan Designation: Ten Mile Interchange Specific: Mixed Use
Commercial (MUC) & Medium Density Residential (MDR)
f. Description of Applicant's Request: The applicant is requesting Conditional Use Permit (CUP)
approval for an assisted living facility in the TN-C and TN-R districts; to exceed the maximum
building height allowed in the TN-C district; and to exceed the maximum building footprint
square footage allowed in the TN-C district.
g. Description of Applicant's Justification for CUP Approval: "A senior living community such as
this would be a great benefit to the seniors of the city and surrounding area as well as the
community as a whole." See the applicant's narrative submitted with the CUP application and
Section 10, Analysis, belowfor more information.
5. PROCESS FACTS
a. 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.
b. Newspaper notifications published on: September 29, and October 13, 2008
c. Radius notices mailed to properties within 300 feet on: September 19, 2008
d. Applicant posted notice on site by: October 2, 2008
Beacon at 5outhridge CUP-08-027 Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
6. LAND USE
a. Existing Land Use(s): Vacant agricultural land.
b. Description of Character of Surrounding Area: The surrounding area consists of rural residential
and agricultural properties.
c. Adjacent Land Use and Zoning
1. North: Overland Road, rural residential/agricultural land, zoned RUT in Ada County
2. West: Rural residential/agricultural land, zoned RUT in Ada County
3. South: Agricultural land, zoned TN-R
4. East: Agricultural land, zoned TN-C and TN-R
d. History of Previous Actions:
- In 2007, the subject property was granted Annexation and Zoning (AZ-06-031) approval with
TN-C and TN-R zoning districts (Ordinance #07-1319). A Development Agreement was also
approved with the annexation (Instrument No. 107074205).
- A Preliminary Plat (PP-06-031) was approved concurrent with the annexation for 239 lots
consisting of 189 residential lots, 11 cornrnerciaUother lots, 8 mega lots (to be developed in
the future), and 31 common/open space lots.
- A Property Boundary Adjustment (PBA-08-014) application was approved by the Planning
Department on October 13, 2008 for the creation of the subject parcel.
- A Development Agreement modification (MDA-08-004) application is currently in process to
eliminate the mega lot concept which requires platting of all parcels to allow for property
boundary adjustments and platting. The conceptual master plan is also proposed to be
modified to include the subject assisted living facility and future church and reflect changes
to the alignment of streets within the site and Overland Road due to topography and ACHD
requirements.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: This project will sewer to the previously installed 27 inch Overland
Road Re-Alignment Sewer Trunk.
Location of water: This project will be served from existing water mains located in W
Overland Road and S Lender Road.
Issues or concerns: None
2. Vegetation: There are no existing trees on the site.
3. Floodplain: NA
4. Canals/Ditches Irrigation: Two ditches traverse the northern portion of the site.
S. Hazards: No hazards are known to exist on the site
6. Existing Zoning: TN-R and TN-C
7. Lot Size: 19.62 acres
f. Conditional Use Information:
1. Square footage of structure: 87,757
Beacon at Southridge CUP-08-027 Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE FIEARING DATE OF OCTOBER 16, 2008
2. Hours of Operation: 24 hours aday/7 days a week
g. Off-Street Parking: (0.5 parking spaces required per dwelling unit, per UDC 11-3C-6; 187
residential units are proposed)
1. Parking spaces required: 94 (based on 187 residential units)
2. Parking spaces provided: 149 (97 surface parking stalls; 52 underground parking stalls)
h. Landscaping
1. Width of street buffer(s): 25 feet along Overland; 20 feet along Southridge
2. Width of buffer(s) between land uses: NA
3. Other landscaping standards: See 11-3B-8, Parking Lat Landscaping, for internal parking lot
landscaping requirements.
i. Required dimensional standards of the TN-G district (UDC 11-2D-5):
- Maxirnurn building height: 45'
- Minimum number of stories for new construction adjacent to any street: 2
- Maximum building footprint is 20,000 square feet (s.f.); however, other than retail, all other
uses maybe allowed a footprint of greater than 20,000 s.f. through the CUP process.
- Minimum contiguous district size if 6 acres.
- Administrative Design Review: NA (NOTE.• The criteria for administrative review have not
yet been implemented, but may be in place when this site applies for building permits.)
j. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this
site is praposed from one public street, Southridge Drive that is proposed to intersect Overland
Road approximately 1/a mile west of S. Linder Road. One 26-foot wide emergency access only
driveway is proposed to Overland Road, per request of the Fire Department. Internal driveways
are proposed for circulation within the site.
7. COMMENTS MEETING
On September 25, 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 Parks
Department, Meridian Public Works Department, Meridian, and the Sanitary Services Company.
Staff has included comments, conditions, and recommended actions in Exhibit B below.
S. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as within the
"Ten Mile Interchange Specific" area. The specific land use designations far this property are Mixed
Use Commercial (MUC) & Medium Density Residential (MDR).
The purpose of the MUC designation is to encourage the development of a mixture of office, retail,
recreational, employment, and other miscellaneous uses, with supporting multi-family or single
family attached residential uses.
MDR designated areas are characterized by relatively low densities and a predominance of single-
family and 2-unit housing types emphasizing ownership opportunities. Smaller two, three and four
unit apartment buildings may be compatible in a MDR area but large apartment buildings ar
apartment complexes are not. In general, MDR areas should be protected from encroachments of
higher density or higher intensity uses. MDR areas should include a mix of housing types that achieve
Beacon at Southridge CUP-08-027 Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER ].6, 2008
an overall average target density of 6 dwelling units per gross acre. Generally, densities should range
from 4-8 units per acre. Most developments should fall within this range, although small areas of
slightly higher density may exist. MDR areas should be designed to be conducive to walking and all
of the housing and other uses should share an interco;tuxected sidewalk and street system. Higher
density housing types within MDR areas generally should be located nearer mixed use ar other more
intensely developed areas, with a transition to smaller buildings such as duplexes and single-family
detached houses as the distance from the more intensely developed area increases. See Ten Mile
Interchange Specific Area Plan for more information.
The proposed density (number of beds/units) of the assisted living facility is 9.53 per acre, which
exceeds the target density of 4-8 units per acre for MDR designated areas. However, as previously
stated, higher densities housing types are appropriate near mixed use and more intensely developed
areas. To the east of this site on the southwest corner of Overland & Linder, commercial uses are
planned; directly to the east a church is proposed to be constructed with phase 2 that will be
associated with the assisted living facility and connected by a pathway; and phase 3, to the south, is
proposed to consist of 4 brownstone structures consisting of 16 units per building for a total of 6~}
residential units. An elementary school and public library are proposed southeast of the site on the
west side of Linder and medium-density single-family residential homes are proposed to the south.
Staff finds that the proposed use of the property as an assisted living facility complies with the
applicable provisions of the Comprehensive Plan and furthers the goals and objectives set forth
therein.
Staff fmds 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, page 111).
When the City established its Area of City Impact, it planned to provide Ciry services to the
subject property. The subject property is already within the corporate boundaries of the City.
The City of Meridian plans to provide municipal services to the lands proposed to be
developed in the following manner:
- Sanitary sewer and water service will be extended to the project at the developer's
expense.
- The subject lands currently lie within 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 Meridian Police Department
(MPD).
- The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACRD). This service will not change.
- The subject lands are currently serviced by the Meridian School District No. 2. This
service will not change.
- The subject lands are currently serviced by the Meridian Library District. This service
will not change.
• Insure that high-quality emergency care, primary, outpatient, home, and long-term care and
other types of health care are provided in the cornrnunity (Chapter VI, Goal V, Objective A).
Staff is supportive of the proposed assisted living facility and believes it will contribute to the
variety of long term health care options available in the community.
$eacon at Southridge CUP-08-027 Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAR[NG DATE OF OCTOBER 16, 2008
Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter VII, Goal IV, Objective C, Action 1, page 113).
Staff believes that the proposed residential use of the property will be compatible with
existing adjacent residential uses to the west and north.
• Develop nnethods, such as cross-access agreements, frontage roads, to reduce the number of
existing access points onto arterial streets (Chapter VI, Goal II, Objective A, Action 12).
A public street, Southridge Drive, is proposed,for access to the site, and other phases of the
development, from Overland Road. This should help to reduce the number of access points on
Overland Road.
• 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 in compliance with the
standards listed in UDC 11-38-8.
• Chapter N, Goal I, Objective A, Action 6 (page 26) -Permit new residential, commercial, or
industrial developments only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City.
The subject property lies within the boundaries of the City of Meridian and can be provided
with City services.
Staff believes that the proposed use is consistent with the Comprehensive Plan and is compatible
with existing and future 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. Allowed Uses in Traditional Neighborhood Districts: UDC Table 11-2D-2 lists the permitted,
accessory, and conditional uses in the TN-C and TN-R zoning districts. Nursing or Residential
Care Facilities (assisted living) are a conditional use in both the TN-C and TN-R zoning districts.
b. Purpose Statement of Zone: Per UDC 11-2D-1, the purpose of the traditional neighborhood
districts is to encourage mixed use, compact development that is sensitive to the environmental
characteristics of the land and facilitates the efficient use of services. Vertically integrated
residential projects are encouraged iz~ all traditional neighborhood districts. A traditional
neighborhood district diversifies and integrates land uses within close proximity to each other,
and it provides far the daily recreational and shopping needs of the residents.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the CUP
request as proposed, with the following cornrnents:
CUP: The applicant is requesting CUP approval far an assisted living facility (nursing care
facility) in the TN-C and TN-R districts; to exceed the maximum building height of 4S'
(measured at the midpoint of the roof per International Building Code standards) allowed in the
TN-C district to allow a building height of 56'7" (measured to the ridge); and to exceed the
maximum building footprint square footage allowed in the TN-C district of 20,000 square feet to
allow an 87,757 square foot building footprint.
Beacon at Southridge CUP-08-027 Page 6
CITY OF' MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
The site is currently zoned TN-C and TN-R and the proposed 4-story structure spans across both
districts (see Exhibit A. 7). The TN-R district does not allow an increase in height above the
maximum allowed of 40', even with CUP approval..For this reason, Staff is recommending as
a condition of approval of the subject CUP that the applicant rezone the TN-R zoned
portion of the site to TN-C, prior to applying for certificate of zoning compliance far the
assisted living facility. Because the applicant has already submitted the rezone application
(a public hearing is scheduled for November 20, 2008), Staff is reviewing the subject CUP
based on the dimensional standards of the TN-C district, assuming that the rezone will be
approved.
Dimensional Standards: Staff has reviewed the dimensional standards listed in UDC 11-2D-5
and 11-2D-6 for the TN-C district (listed above in Section 6) and found the site to be in
compliance with the required standards except the structure exceeds the maximum building
height and maximum building footprint, which are the subject of the CUP. Staff does not object to
the requested increase in building footprint and building height.
Specific Use Standards: Per UDC 11-4-3-29, the following standards apply to nursing or
residential care facilities (staff analysis in italics):
A. General standards:
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 construct a new building for the proposed assisted living
facility. The applicant shall comply with the Building Code requirements for this
occupancy class.
The owner and/or operator of the facility shall secure and maintain a license
from the state of Idaho department of health and welfare, facility standards
division.
B. Additional standards for uses providing care to children and juveniles under the age of
eighteen (18) years: (Not applicable)
1. All outdoor play areas shall be completely enclosed by a minimum six foot (6') non-
scalable 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.
2. Outdoor play equipment over six feet (6') high shall not be located in a front yard or
within any required yard.
3. Outdoor play areas in residential districts or uses adjacent to an existing residence
shall not be used aRer dusk.
C. Additional standards for uses providing care to patients who suffer from Alzheimer's
disease, dementia or other similar disability that may cause disorientation: Abarrier
with a minimum height of six feet (6'), along the perimeter of any portion of the site
that is accessible to these patients shall be provided. The fencing material shall meet
the swimming pool fence requirements of the building code in accord with Title 10
of this code. (Ord. OS-1170, 8-30-2005, eff. 9-15-2005) Because the facility will contain
one story assisted living wings with a memory care emphasis, the applicant shall comply
with this requirement, as shown on the plans.
Beacon at Southridge CUP-08-027 Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
Design Guidelines; Per the Development Agreement approved with the annexation of this
property, all development in the TN-C district that has frontage on Overland Road is subject to
design review approval. Because this site has frontage on Overland Road, the applicant shall
comply with the design standards in effect at the time of Certificate of Zoning Compliance
application for the future structure on the site.
Building Elevations: Building elevations for the proposed building were submitted with this
application, prepared by Pope Architects, and are included in Exhibit A.6. Exterior materials are
proposed to consist of cement board horizontal lap siding, cement board shakes, and cement
board with batten, with manufactured stone accents and profile asphalt shingles. Staff is
supportive of the proposed elevations and construction materials as they represent high quality
design and materials. The future structure on this site shall substantially comply with the
elevations and construction materials submitted with this application shown in Exhibit A.6.
Access: Access to this site is proposed from one public street, Southridge Drive that is proposed
to intersect Overland Road approximately % mile west of S. Linder Road. One 26-foot wide
emergency access only driveway is proposed to Overland Road, per request of the Fire
Department. The Fire Department is requesting that bollards or an electric gate be installed
at this driveway to restrict access to emergency vehicles only, lnternal driveways are proposed
for circulation within the site. The Fire Department has included a condition of approval that a
third access point to the site be provided with phase II of the development (the church site to the
east). Staff and ACHD are supportive of the access points proposed to the site.
Parking: Per UDC 11-3G6, 0.5 parking spaces are required per dwelling unit; based on 187
residential units, 94 spaces are required. The applicant has provided 149 vehicle parking spaces
on the site (97 surface parking stalls and 52 underground parking stalls), which complies with and
exceeds this requirement. Per UDC 11-3C-6G, one bicycle parking space shall be provided for
every 25 proposed vehicle parking spaces or portion thereof. Per this requirement, a bicycle
rack capable of holding a minimum of 6 bicycles shall be installed on the site in compliance
with the standards listed in UDC 11-3C-SC.
Site Plan: Staff has reviewed the site plan, prepared by The Land Group, dated 7/30/08, labeled
as Sheet C2.00, submitted with this application. The following items should be shown on a
revised site plan submitted with the Certificate of Zoning Compliance application:
• A bicycle rack capable of holding a minimum of 6 bicycles is required to be installed on
the site in compliance with the standards listed in UDC 11-3C-SC.
Landscaping: Staff has reviewed the landscape plan, prepared by The Land Group, dated
8/11/08, labeled as Sheets L1.00, L1.01, and L1.10 submitted with this application. The following
items should to be shown on a revised site plan submitted with the Certificate of Zoning
Compliance application:
• One tree shall be added within the planter at the east end of the row of parking in front of
the assisted living facility, per UDC 11-3B-8C2d.
Existing Trees/Structures: Staff visited the site and there are no existing trees or structures on
the site.
Ditches/Canals: There are 3 ditches that traverse this site. The easternmost ditch was allowed to
remain open as a water amenity with the annexation application. However, the applicant is now
proposing to the it.
Ponds: Four ponds are proposed on the site. Per UDC 11-3B-9C.6, open water ponds may
comprise up to 25% of required open space area. All ponds with a permanent water level shall
Beacon at Southridge CUP-08-027 Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FQR THE HEARING DATE GF OCTOBER 16, 2008
have recirculated water, as proposed, and shall be maintained such that it does not become
a mosquito breeding ground.
Fencing: Fencing is proposed on the site for the rnernory care units (see Exhibit A.8). Because
the assisted living facility will provide care for people who suffer from dementia or similar
disabilities 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, per UDC 11-4-3-29. The fencing material shall meet the swimming pool fence
requirements of the building code in accord with Title 10 of this code. Proposed fencing
shall comply with these standards.
Hours of Operation: The applicant is proposing a 24 hour assisted living facility on this site.
Staff is supportive of the 24 hour use for the site.
Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted to the
Planning Department for approval prior to issuance of a building permit for the proposed
structure on this site. The applicant should submit revised plans that comply with the
conditions of approval listed in Exhibit S of this staff report, with the CZC application. All
improvements shall be installed prior to occupancy.
b. Staff Recommendation: Staff recommends approval of CUP-08-027 for the Beacon at Southridge
assisted living facility, as presented in the Staff Report for the hearing date of October 16, 2008,
based on the Findings of Fact as listed in Exhibit D and subject to the conditions listed in Exhibit
B.
11. EXHIEITS
A. Drawings
1. Vicinity/Zoning Map
2. Proposed Conceptual Master Flan (Development Agreement modification in process to
modify the master plan as .shown)
3. Site Plan (prepared by The Land Group, dated 7/30/08, labeled as Sheet C2.00)
4. Landscape Plan (prepared by The Land Group, dated 8/11/08, labeled as Sheets L1.00, L1.01,
and L1.10)
5. Floor Flans & Underground Parking Plan (prepared by Pope Architects)
6. Building Elevations (prepared by Pope Architects)
7. Zoning Boundaries
8. Fencing Flan for Memory Care Units
B. Conditions of Approval
l . Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
C. Required Findings from the Unified Development Code
Beacon at Southridge CUP-08-027 Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE .HEARING DATE OF OCTOBER 16, 2008
A. Drawings
1. Vicinity/Zoning Map
Exhibit A Fage 0
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE ~F OCTQBER 1 b, 2008
ExhibiC A Page 1
2. Proposed Conceptual Master Plan (Development Agreement modification in process to modify the
master plan as shown)
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING BATE OF OCTOBER 16, 2008
3. Site Plan (prepared by The Land Group, dated 7/30/08, labeled as Sheet C2.00)
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CITY QF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
4. Landscape Plan (prepared by The Land Group, dated $/11/08, labeled as Sheets L1.00, L1.01, ar~d
L1.10)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF QCTOBER 16, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
5. Floor Plans & Underground Parking Plan (prepared by Pope Architects)
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Exhibit A Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING BATE OF OCTOB)/R 16, 2008
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Exhibit A Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
7. Zoning Boundaries
Exhibit A Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
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8. Fencing Plan for Memory Care Units
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTO$ER 16, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 CONDITONAL USE PERMIT
1.1.1 The site plan, prepared by The Land Group, dated 7/30/0$, labeled as Sheet C2.00, is
approved with the following modification:
~ A bicycle rack capable of holding a minimum of 6 bicycles is required to be installed on
the site in compliance with the standards listed in UDC 11-3C-SC.
1.1.2 The landscape plan, prepared by The Land Group, dated 8/11/08, is approved with the following
modifications:
a. One tree shall be added within the planter at the east end of the row of parking in front of the
assisted living facility, per UDC 11-3B-8C2d.
1.1.3 Building elevations for the proposed assisted living facility shall comply with the elevations
shown in Exhibit A.b. Building materials shall consist of cement board horizontal lap siding,
cement board shakes, and cement board with batten, with manufactured stone accents and
proftle asphalt shingles. at a minimum.
1.1.4 All of the assisted living portion of this site currently zoned TN-R, shall be rezoned to TN-C
and the amended Development Agreement (MDA-08-004) shall be recorded, prior to
submittal of a Certificate of Zoning Compliance application for the assisted living facility.
1.1.5 Per UDC 11-3B-9C.d, open water ponds rxaay comprise up to 2S% of required open space area.
All ponds with a permanent water level shall have recirculated water, as proposed, and shall be
maintained such that it does not become a mosquito breeding ground.
1.1.6 A barrier with a minimum height of six feet (6'), shall be installed along the perimeter of any
portion of the site that is accessible to patients with dementia or similar disabilities that cause
disorientation, per UDC 11-4-3-29. The fencing material shall meet the swimming pool fence
requirements of the building code in accord with Title 10 of this code.
1.1.7 The applicant shall comply with the design standards in effect for the site and future structure on
the site at the time of Certificate of Zoning Compliance application.
1.1.8 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 a building permit for the
proposed structure on the site.
1.1.9 All required improvements must be complete prior to obtaining a Certificate of Occupaxcy for the
proposed structures. 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.
1.1.10 No new signs are approved with this CUP application. All business signs require a separate sign
permit in compliance with the sign ordinance (UDC 11-3D).
1.1.11 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 use has not begun within 18 zuonths of
approval, a new conditional use permit must be obtained prior to operation.
1.1.12 The assisted living facility may operate as a 24 hour care facility, as proposed.
1.1.13 The site shall comply with all of specific use standards in accordance with UDC 11-4-3-29 for
nursing or residential care facilities.
Exhibit $ Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
1.1.14 The applicant shall submit a copy of the Health and Welfare license with Certificate of Zoning
Compliance application submittal.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in W
Overland 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 aver 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 Overland Road and S
Linder Road. 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 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 far the common areas prior to
signature on the final plat by the City Engineer.
2.4 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, ar 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.
2.5 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.
2.6 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures
and inspections (208)375-5211.
2.7 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Flat for this subdivision shall be recorded, prior to applying for building permits.
2.8 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.
2.9 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.
2.9 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.
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT POR THE HEARING DATE OF OCTOBER 16, 2008
2.10 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.11 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.12 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.
2.13 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 footing is at least 1-foot above.
2.14 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.15 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.16 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
3. FIRE DEPARTMENT
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 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'.
£ Fire hydrants shall be placed 18" above finished grade to the center of the 4 %z" outlets.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
b. 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 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
3.5 For all Fire Lanes provide signage "No Parking Fire Lane".
Exhibit B Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 1 b, 2008
3.6 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6.
3.7 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.8 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.
3.9 The proposed development will have an estimated 187 residents at build out.
3.10 Maintain a separation of 5' from the building to the dumpster enclosure.
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 portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.13 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 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).
3.14 All electric gates are required to be 20' wide and be equipped with a Knoxbox key switch. Provide
knoxbox access to garage at all access points.
3.15 There shall be a fire hydrant within 100' of all fire department connections
3.16 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.17 Pool chemicals shall be stored in, compliance with the International Fire Code.
3.18 Multi-Family and Commercial projects shall be required to provide additional 60" wide access point
to the building from the fire lane to allow for the movement of manual fire suppression equipment
and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that
building access is provided in such a manner that the most remote part of a building can be reached
with a length of 150' fire hose as measured around the perimeter of the building from the fire lane.
Gode complaint Handicap parking stalls maybe included to assist meeting this requirement. Contact
the Meridian Fire Department for details per IFC Section 504.1.
3.19 Provide detailed access and ventilation plan fvr underground parking structure.
3.20 All buildings will be required to be sprinklered per NFPA 13.
3.21 Provide a third access point to the site when phase II is developed.
Exhibit B Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING BATE OF OCTOBER 16, 2008
3.22 1Cnstall bollards or an electric gate at the emergency access driveway proposed on Overland
Road to restrict access to emergency vehicles only in accordance with Fire Department
standards.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. PARKS DEPARTMENT
5.1 The Forks Department did not submit comments on this application.
6. SANITARY SERVICES COMPANY
6.1 Please contact Doug Mason at SSC (888-3999) for detailed review of your proposal prior to the
public hearing. There is a concern that the required modifications may significantly impact your
site design and may require a revised site plan. If the site plan is revised, contact the planner
assigned to the project immediately to discuss the changes and how to proceed with the revised
site plan.
7. ADA COUNTY HIGHWAY DISTRICT (DRAFT
7.1 Site Specific Conditions of Approval
7.1.1 Comply with the previously approved conditions and requirements set with the South Ridge
Subdivision application.
7.1.2 Construct a 5-foot detached concrete sidewalk on Overland Road abutting the site. The sidewalk
shall be located a minimum of 41-feet from the centerline of Overland Road abutting the site. If
the sidewalk is located outside of the right-of--way, the applicant will be required to provide an
easement for public use of the sidewalk.
7.1.3 Construct a center left turn lane on Overland Road at the Spanish Sun entry road. Coordinate the
design and construction of the center left turn lane with District Traffic Services and
Development Review staff.
7.1.4 Construct one service/fire road to intersect Overland Road approximately 450-feet west of
Spanish Sun Avenue if the service/fire roadway is to be gated or have bollards. If the service/fire
road is not to be gated or have bollards, then the service/fire roadway it to loop around the
building intersecting either Spanish Sun Avenue (a minimum of 160-feet south of Overland
Road) or Southridge Drive(a minimum of 75-feet from Spanish Sun Avenue).
7.1.5 Construct a full-access commercial street, Spanish Sun Avenue, to intersect Overland Road
located approximately 710-feet west of the existing centerline of Linder Road, as proposed.
7.1.6 Construct the following roadway segments as commercial roadways with standard 40-foot street
sections (vertical curb, gutter, and 5-foot concrete sidewalks) within 54-feet ofright-of--way
unless other wise noted below:
• Spanish Sun Avenue from Overland Road to Southridge Drive.
• Southridge Drive from Spanish Sun Avenue south to the roundabout intersection with
American Frontier Drive.
7.1.7 The following internal commercial roadway segments shall be constructed to accommodate one
parking lane, a center turn lane, and 2-travel lanes with on street parking restricted to one side of
the roadway.
Exhibit B Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER I6, 2008
• Southridge Drive, from Spanish Sun Avenue to a point north of the splitter islands for the
proposed round about (this location will have to be coordinated with District Traffic
Services staff).
7.1.8 On street parking will be restricted on the following roadway segments:
• Spanish Sun Avenue
• Southridge Drive on the segments leading into the proposed
7.1.9 Construct one roundabout, as proposed. Coordizrate the size and design of the roundabout with the
District's Traffic Services staff. The roundabout should be designed in accordance with the
District's Draft Roundabout Guidelines. Design the splitter islands to provide 2l -foot street
sections on either side of the center island. Dedicate the splitter island and the roundabout island
as right-of--way.
7.1.10 Other than the access specifically approved with this application, direct lot access is prohibited to
Overland Road.
7.1.11 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 Private sewer or water systems are prohibited from being located within any ACRD roadway or
right-of--way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 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.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 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 h1e numbers) for
details.
7.2.7 A11 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.
7.2.8 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.
7.2.9 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.
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-off 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
ExhibiC B Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
Operations 387-6190 in the event any ACRD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 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.
7.2.13 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.
ExhibiC B Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
C. Require Findings from the Unified Development Code (UDC 11-SB-6E)
Conditional Use Permit Findings:
The Commission and Council shall base its determination on the Conditional Use Permit
request upon the following:
1. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
The existing site is large enough to accommodate the proposed use and meet most of the
dimensional and development regulations of the TN-C district if~the TN-R portion of the site
is rezoned to TN-C as conditioned with this CUP. However, the proposed development does
not comply with all of the dimensional standards of the TN-C district noted in the UDC. 1~or
this reason, a CUP is requested as required by UDC 11-2D-3B.4.b, for buildings in the TN-C
district to exceed the maximum height limit required by UDC 11-2D-SA. A CUP is also
requested to exceed the maximum building footprint square footage allowed in the TN-C
district. Furthermore, the TN-C and TN-R zoning districts require CUP approval for Nursing
Care Facilities in accordance with UDC 11-2D-2 and strict adherence to the specific use
standards in UDC 11-4-3-29. See analysis in Section 1 D for more information.
Off-street parking is required at the ratio of 0.5 per dwelling unit. Ninety four off street
parking stalls are required for this site based on the number of beds (1$7) provided for the
residents of the facility; 149 are provided. The applicant complies with this requirement.
Staff recommends the Commission rely on Staff's analysis and any oral or written public
testimony provided when determining if this site is large enough to accommodate the
proposed use.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
Staff finds that the Comprehensive Plan Future Land Use Map designation for this property is
Ten Mile Interchange Specific: Mixed Use Commercial (MUC) & Medium Density
Residential (MDR). If the TN-R zoned portion of this property is rezoned to TN-C as
required, then the site should comply with applicable dimensional standards. Staff fords that
the proposed use is generally harmonious with the requirements of the UDC and the
objectives of the Comprehensive Plan (See Sections 8 and 10 above for more information
regarding the requirements for this use).
That the design, construction, operation and maintenance will he compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
Staff fords that, if the Applicant complies with the conditions outlined in this report, the
operation of the proposed use should be compatible with other uses in the general
neighborhood and with the existing and intended character of the area. Further, Staff believes
that the proposed use will not adversely change the essential character of the area.
4. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
Staff finds that, if the Applicant complies with the conditions outlined in this report, the
proposed use will not adversely affect other property in the area. The Commission should rely
.Exhibit C Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
upon any public testimony provided to determine if the development will adversely affect the
other property in the vicinity.
5. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
Staff finds that the site will be adequately served by the previously mentioned public facilities
and services.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the Applicant will be financing any improvements required for develapxnent.
Staff fmds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the community's economic welfare.
7. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, sr-aoke, fumes, glare, or odors.
Staff recognizes that traffic and noise is a concern; however, Staff does not believe that the
amount generated by the proposed new use of the property will be detrimental to any persons,
property, or the general welfare of the public. Staff does not anticipate the proposed use will
create excessive noise, smoke, fumes, glare, ar odors.
$. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic, or historic feature considered to be of major importance.
Staff finds that there should not be any health, safety or environmental problems associated
with the proposed use that should be brought to the Commission's attention. Staff fmds that
the proposed use will not result in the destruction, loss or damage of any natural, scenic, or
historic feature of major importance.
Exhibit C Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
I✓ € '
STAFF REPORT Hearing Date: October 16, 20081'
TO: Planning & Zoning Commission' e 1 rt
FROM: Sonya Watters, Associate City Planner
(208) 884-5533
SUBJECT: Beacon at Southridge
• CUP-08-027
Conditional Use Permit for an assisted living facility in the TN-C and
TN-R districts; to exceed the maximum building height allowed in the
TN-C district; and to exceed the maximum building footprint square
footage allowed in the TN-C district.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Eastern Washington -Idaho Synod of the ELCA, is requesting Conditional Use Permit
(CUP) approval for an assisted living facility in the TN-C and TN-R districts; to exceed the
maximum building height allowed in the TN-C district; and to exceed the maximum building
footprint square footage allowed in the TN-C district.
The applicant is proposing to construct an 87,757 square foot assisted living facility. A 4-story
building is proposed to contain 139 assisted living units. There are two attached 24-unit, 1-story
assisted living wings with a memory care emphasis located to the west/southwest of the 4-story
building. This site is designed to connect to a future church to the east, which will provide access to
church services and activities for the residents. A town center will be the center of the community
with public spaces such as a cafe, club lounge, beauty shop, library, fitness room, and child daycare.
Many units have decks or ground floor patios. Memory care residents will have access to a secure
fenced garden with a gazebo for shade and outdoor activities.
The subject site is located on the south side of W. Overland Road, approximately % mile west of S.
Linder Road. The subject property is within the corporate boundaries of the city and was annexed as
part of the Southridge development. (NOTE: With the annexation of Southridge, this area was
depicted on a master concept plan to have a mix of multi -family and single-family buildings. The
development agreement (DA) and master concept plan are proposed for modification to reflect the
subject nursing care use. The DA modification is scheduled for a public hearing before the City
Council on October 14t'. If the City Council does not approve the DA modification and concept plan,
then the subject CUP should also be denied, as it is not consistent with the approvals currently in
place. Staff will provide the Commission an update on the DA modification at the public hearing.)
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CUP application below. Staff recommends
approval of CUP-08-027 for the Beacon at Southridge assisted living facility, as presented in the
Staff Report for the hearing date of October 16, 2008, based on the Findings of Fact as listed in
Exhibit D and subject to the conditions listed in Exhibit B.
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number CUP-08-
027, as presented in the staff report for the hearing date of October 16, 2008, with the following
modifications to the conditions of approval: (add any proposed modifications).
Beacon at Southridge CUP-08-027
Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number CUP-08-
027, as presented during the hearing on October 16, 2008, for the following reasons: (you must 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 Number CUP-
08-027 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:
The site is located on the south side of W. Overland Road, approximately % mile west of S.
Linder Road in the NE % of Section 23, Township 3 North, Range 1 West.
b. Applicant/Owner:
Eastern Washington -Idaho Synod of the ELCA
314 S. Spruce Street, Ste. A
Spokane, WA 99201-5823
c. Representative:
Van Elg or Phil Hull, The Land Group Inc.
462 E. Shore Drive, Ste. 100
Eagle, ID 83616
d. Present Zoning District: TN-C (Traditional Neighborhood Center) & TN-R (Traditional
Neighborhood Residential)
e. Present Comprehensive Plan Designation: Ten Mile Interchange Specific: Mixed Use
Commercial (MUC) & Medium Density Residential (MDR)
f. Description of Applicant's Request: The applicant is requesting Conditional Use Permit (CUP)
approval for an assisted living facility in the TN-C and TN-R districts; to exceed the maximum
building height allowed in the TN-C district; and to exceed the maximum building footprint
square footage allowed in the TN-C district.
g. Description of Applicant's Justification for CUP Approval: "A senior living community such as
this would be a great benefit to the seniors of the city and surrounding area as well as the
community as a whole." See the applicant's narrative submitted with the CUP application and
Section 10, Analysis, belowfor more information.
5. PROCESS FACTS
a. 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 11-5A-2D,
a public hearing is required before the Commission and City Council on this matter.
b. Newspaper notifications published on: September 29, and October 13, 2008
c. Radius notices mailed to properties within 300 feet on: September 19, 2008
d. Applicant posted notice on site by: October 2, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
6. LAND USE
a. Existing Land Use(s): Vacant agricultural land.
b. Description of Character of Surrounding Area: The surrounding area consists of rural residential
and agricultural properties.
c. Adjacent Land Use and Zoning
1. North: Overland Road, rural residential/agricultural land, zoned RUT in Ada County
2. West: Rural residential/agricultural land, zoned RUT in Ada County
3. South: Agricultural land, zoned TN-R
4. East: Agricultural land, zoned TN-C and TN-R
d. History of Previous Actions:
➢ In 2007, the subject property was granted Annexation and Zoning (AZ-06-031) approval with
TN-C and TN-R zoning districts (Ordinance #07-1319). A Development Agreement was also
approved with the annexation (Instrument No. 107074205).
➢ A Preliminary Plat (PP-06-031) was approved concurrent with the annexation for 239 lots
consisting of 189 residential lots, 11 commercial/other lots, 8 mega lots (to be developed in
the future), and 31 common/open space lots.
➢ A Property Boundary Adjustment (PBA-08-014) application was approved by the Planning
Department on October 13, 2008 for the creation of the subject parcel.
➢ A Development Agreement modification (MDA-08-004) application is currently in process to
eliminate the mega lot concept which requires platting of all parcels to allow for property
boundary adjustments and platting. The conceptual master plan is also proposed to be
modified to include the subject assisted living facility and future church and reflect changes
to the alignment of streets within the site and Overland Road due to topography and ACHD
requirements.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: This project will sewer to the previously installed 27 inch Overland
Road Re -Alignment Sewer Trunk.
Location of water: This project will be served from existing water mains located in W
Overland Road and S Lender Road.
Issues or concerns: None
2. Vegetation: There are no existing trees on the site.
3. Floodplain: NA
4. Canals/Ditches Irrigation: Two ditches traverse the northern portion of the site.
5. Hazards: No hazards are known to exist on the site
6. Existing Zoning: TN-R and TN-C
7. Lot Size: 19.62 acres
f. Conditional Use Information:
I. Square footage of structure: 87,757
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
2. Hours of Operation: 24 hours a day/7 days a week
g. Off -Street Parking: (0.5 parking spaces required per dwelling unit, per UDC 11-3C-6; 187
residential units are proposed)
I. Parking spaces required: 94 (based on 187 residential units)
2. Parking spaces provided: 149 (97 surface parking stalls; 52 underground parking stalls)
h. Landscaping
1. Width of street buffer(s): 25 feet along Overland; 20 feet along Southridge
2. Width of buffer(s) between land uses: NA
3. Other landscaping standards: See 11-3B-8, Parking Lot Landscaping, for internal parking lot
landscaping requirements.
Required dimensional standards of the TN-C district (UDC 11-2D-5):
➢ Maximum building height: 45'
➢ Minimum number of stories for new construction adjacent to any street: 2
➢ Maximum building footprint is 20,000 square feet (s.f.); however, other than retail, all other
uses may be allowed a footprint of greater than 20,000 s.f. through the CUP process.
➢ Minimum contiguous district size if 6 acres.
➢ Administrative Design Review: NA (NOTE: The criteria for administrative review have not
yet been implemented, but may be in place when this site applies for building permits)
Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this
site is proposed from one public street, Southridge Drive that is proposed to intersect Overland
Road approximately % mile west of S. Linder Road. One 26-foot wide emergency access only
driveway is proposed to Overland Road, per request of the Fire Department. Internal driveways
are proposed for circulation within the site.
7. COMMENTS MEETING
On September 25, 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 Parks
Department, Meridian Public Works Department, Meridian, and the Sanitary Services Company.
Staff has included comments, conditions, and recommended actions in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as within the
"Ten Mile Interchange Specific" area. The specific land use designations for this property are Mixed
Use Commercial (MUC) & Medium Density Residential (MDR).
The purpose of the MUC designation is to encourage the development of a mixture of office, retail,
recreational, employment, and other miscellaneous uses, with supporting multi -family or single
family attached residential uses.
MDR designated areas are characterized by relatively low densities and a predominance of single-
family and 2-unit housing types emphasizing ownership opportunities. Smaller two, three and four
unit apartment buildings may be compatible in a MDR area but large apartment buildings or
apartment complexes are not. In general, MDR areas should be protected from encroachments of
higher density or higher intensity uses. MDR areas should include a mix of housing types that achieve
Beacon at Southridge CUP-08-027
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
an overall average target density of 6 dwelling units per gross acre. Generally, densities should range
from 4-8 units per acre. Most developments should fall within this range, although small areas of
slightly higher density may exist. MDR areas should be designed to be conducive to walking and all
of the housing and other uses should share an interconnected sidewalk and street system. Higher
density housing types within MDR areas generally should be located nearer mixed use or other more
intensely developed areas, with a transition to smaller buildings such as duplexes and single-family
detached houses as the distance from the more intensely developed area increases. See Ten Mile
Interchange Specific Area Plan for more information.
The proposed density (number of beds/units) of the assisted living facility is 9.53 per acre, which
exceeds the target density of 4-8 units per acre for MDR designated areas. However, as previously
stated, higher densities housing types are appropriate near mixed use and more intensely developed
areas. To the east of this site on the southwest corner of Overland & Linder, commercial uses are
planned; directly to the east a church is proposed to be constructed with phase 2 that will be
associated with the assisted living facility and connected by a pathway; and phase 3, to the south, is
proposed to consist of 4 brownstone structures consisting of 16 units per building for a total of 64
residential units. An elementary school and public library are proposed southeast of the site on the
west side of Linder and medium -density single-family residential homes are proposed to the south.
Staff finds that the proposed use of the property as an assisted living facility complies with the
applicable provisions of the Comprehensive Plan and furthers the goals and objectives set forth
therein.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
• Require that development projects have planned for the provision of all public services
(Chapter VII, Goal III, Objective A, Action 1, page 111).
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The subject property is already within the corporate boundaries of the City.
The City of Meridian plans to provide municipal services to the lands proposed to be
developed in the following manner:
➢ Sanitary sewer and water service will be extended to the project at the developer's
expense.
➢ The subject lands currently lie within 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 Meridian Police Department
(MPD).
➢ The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
➢ The subject lands are currently serviced by the Meridian School District No. 2. This
service will not change.
➢ The subject lands are currently serviced by the Meridian Library District. This service
will not change.
• 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 is supportive of the proposed assisted living facility and believes it will contribute to the
variety of long term health care options available in the community.
Beacon at Southridge CUP-08-027
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter VII, Goal IV, Objective C, Action 1, page 113).
Staff believes that the proposed residential use of the property will be compatible with
existing adjacent residential uses to the west and north.
Develop methods, such as cross -access agreements, frontage roads, to reduce the number of
existing access points onto arterial streets (Chapter VI, Goal H, Objective A, Action 12).
A public street, Southridge Drive, is proposed for access to the site, and other phases of the
development, from Overland Road. This should help to reduce the number of access points on
Overland Road.
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 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 be provided
with City services.
Staff believes that the proposed use is consistent with the Comprehensive Plan and is compatible
with existing and future 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. Allowed Uses in Traditional Neighborhood Districts: UDC Table 11-2D-2 lists the permitted,
accessory, and conditional uses in the TN-C and TN-R zoning districts. Nursing or Residential
Care Facilities (assisted living) are a conditional use in both the TN-C and TN-R zoning districts.
b. Purpose Statement of Zone: Per UDC 11-213-1, the purpose of the traditional neighborhood
districts is to encourage mixed use, compact development that is sensitive to the environmental
characteristics of the land and facilitates the efficient use of services. Vertically integrated
residential projects are encouraged in all traditional neighborhood districts. A traditional
neighborhood district diversifies and integrates land uses within close proximity to each other,
and it provides for the daily recreational and shopping needs of the residents.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation: Staff is generally supportive of the CUP
request as proposed, with the following comments:
CUP: The applicant is requesting CUP approval for an assisted living facility (nursing care
facility) in the TN-C and TN-R districts; to exceed the maximum building height of 45'
(measured at the midpoint of the roof per International Building Code standards) allowed in the
TN-C district to allow a building height of 567' (measured to the ridge); and to exceed the
maximum building footprint square footage allowed in the TN-C district of 20,000 square feet to
allow an 87,757 square foot building footprint.
Beacon at Southridge CUP-08-027
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
The site is currently zoned TN-C and TN-R and the proposed 4-story structure spans across both
districts (see Exhibit A. 7). The TN-R district does not allow an increase in height above the
maximum allowed of 40', even with CUP approval. For this reason, Staff is recommending as
a condition of approval of the subject CUP that the applicant rezone the TN-R zoned
Portion of the site to TN-C, prior to applying for certificate of zoning compliance for the
assisted living facility. Because the applicant has already submitted the rezone application
(a public hearing is scheduled for November 20, 2008), Staff is reviewing the subject CUP
approved.
based on the dimensional standards of the TN-C district, assuming that the rezone will be
Dimensional Standards: Staff has reviewed the dimensional standards listed in UDC 11-2D-5
and 11-2D-6 for the TN-C district (listed above in Section 6) and found the site to be in
compliance with the required standards except the structure exceeds the maximum building
height and maximum building footprint, which are the subject of the CUP. Staff does not object to
the requested increase in building footprint and building height.
Specific Use Standards: Per UDC 11-4-3-29, the following standards apply to nursing or
residential care facilities (staff analysis in italics):
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 construct a new building for the proposed assisted living
facility. The applicant shall comply with the Building Code requirements for this
occupancy class.
2. The owner and/or operator of the facility shall secure and maintain a license
from the state of Idaho department of health and welfare, facility standards
division.
B. Additional standards for uses providing care to children and juveniles under the age of
eighteen (18) years: (Not applicable)
1. All outdoor play areas shall be completely enclosed by a minimum six foot (6) non -
scalable 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.
2. Outdoor play equipment over six feet (6) high shall not be located in a front yard or
within any required yard.
3. Outdoor play areas in residential districts or uses adjacent to an existing residence
shall not be used after dusk.
C. Additional standards for uses providing care to patients who suffer from Alzheimer's
disease, dementia or other similar disability that may cause disorientation: A barrier
with a minimum height of six 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. 05-1170, 8-30-2005, off. 9-15-2005) Because the facility will contain
one story assisted living wings with a memory care emphasis, the applicant shall comply
with this requirement, as shown on the plans.
Beacon at Southridge CUP-08-027
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
Design Guidelines: Per the Development Agreement approved with the annexation of this
property, all development in the TN-C district that has frontage on Overland Road is subject to
design review approval. Because this site has frontage on Overland Road, the applicant shall
comply with the design standards in effect at the time of Certificate of Zoning Compliance
application for the future structure on the site.
Building Elevations: Building elevations for the proposed building were submitted with this
application, prepared by Pope Architects, and are included in Exhibit A.6. Exterior materials are
proposed to consist of cement board horizontal lap siding, cement board shakes, and cement
board with batten, with manufactured stone accents and profile asphalt shingles. Staff is
supportive of the proposed elevations and construction materials as they represent high quality
design and materials. The future structure on this site shall substantially comply with the
elevations and construction materials submitted with this application shown in Exhibit A.6.
Access: Access to this site is proposed from one public street, Southridge Drive that is proposed
to intersect Overland Road approximately % mile west of S. Linder Road. One 26-foot wide
emergency access only driveway is proposed to Overland Road, per request of the Fire
Department. The Fire Department is requesting that bollards or an electric gate be installed
at this driveway to restrict access to emergency vehicles only. Internal driveways are proposed
for circulation within the site. The Fire Department has included a condition of approval that a
third access point to the site be provided with phase II of the development (the church site to the
east). Staff and ACHD are supportive of the access points proposed to the site.
Parking: Per UDC 11-3C-6, 0.5 parking spaces are required per dwelling unit; based on 187
residential units, 94 spaces are required. The applicant has provided 149 vehicle parking spaces
on the site (97 surface parking stalls and 52 underground parking stalls), which complies with and
exceeds this requirement. Per UDC 11-3C-6G, one bicycle parking space shall be provided for
every 25 proposed vehicle parking spaces or portion thereof. Per this requirement, a bicycle
rack capable of holding a minimum of 6 bicycles shall be installed on the site in compliance
with the standards listed in UDC 11-3C-5C.
Site Plan: Staff has reviewed the site plan, prepared by The Land Group, dated 7/30/08, labeled
as Sheet C2.00, submitted with this application. The following items should be shown on a
revised site plan submitted with the Certificate of Zoning Compliance application:
• A bicycle rack capable of holding a minimum of 6 bicycles is required to be installed on
the site in compliance with the standards listed in UDC 11-3C-5C.
Landscaping: Staff has reviewed the landscape plan, prepared by The Land Group, dated
8/11/08, labeled as Sheets L1.00, L1.01, and L1.10 subming
Compliance application: tted with this application. The followi
items should to be shown on a revised site plan submitted with the Certificate of Zoning
• One tree shall be added within the planter at the east end of the row of parking in front of
the assisted living facility, per UDC 11-3B-8C2d.
Existing Trees/Structures: Staff visited the site and there are no existing trees or structures on
the site.
Ditches/Canals: There are 3 ditches that traverse this site. The easternmost ditch was allowed to
remain open as a water amenity with the annexation application. However, the applicant is now
proposing to tile it.
Ponds: Four ponds are proposed on the site. Per UDC 11-3B-9C.6, open water ponds may
comprise up to 25% of required open space area. All ponds with a permanent water level shall
Beacon at Southridge CUP-08-027
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
have recirculated water, as proposed, and shall be maintained such that it does not become
a mosquito breeding ground.
Fencing: Fencing is proposed on the site for the memory care units (see Exhibit A.8). Because
the assisted living facility will provide care for people who suffer from dementia or similar
disabilities that may cause disorientation, a barrier with a minimum height of six feet (i
along the perimeter of any portion of the site that is accessible to these patients shall be
provided, per UDC 11-4-3-29. The fencing material shall meet the swimming pool fence
requirements of the building code in accord with Title 10 of this code. Proposed fencing
shall comply with these standards.
Hours of Operation: The applicant is proposing a 24 hour assisted living facility on this site.
Staff is supportive of the 24 hour use for the site.
Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted to the
Planning Department for approval prior to issuance of a building permit for the proposed
structure 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 shall be installed prior to occupancy.
b. Staff Recommendation: Staff recommends approval of CUP-08-027 for the Beacon at Southridge
assisted living facility, as presented in the Staff Report for the hearing date of October 16, 2008,
based on the Findings of Fact as listed in Exhibit D and subject to the conditions listed in Exhibit
B.
11. EXHIBITS
A. Drawings
I. Vicinity/Zoning Map
2. Proposed Conceptual Master Plan (Development Agreement modification in process to
modify the master plan as shown)
3. Site Plan (prepared by The Land Group, dated 7/30/08, labeled as Sheet C2.00)
4. Landscape Plan (prepared by The Land Group, dated 8/11/08, labeled as Sheets L1.00, L1.01,
and L1.10)
5. Floor Plans & Underground Parking Plan (prepared by Pope Architects)
6. Building Elevations (prepared by Pope Architects)
7. Zoning Boundaries
8. Fencing Plan for Memory Care Units
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
C. Required Findings from the Unified Development Code
Beacon at Southridge CUP-08-027
Page 9
RI
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
A. Drawings
1. Vicinity/Zoning Map
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Exhibit A
Page 0
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
2. Proposed Conceptual Master Plan (Development Agreement modification in process to modem the
master plan as shown)
Exhibit A
Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
3. Site Plan (prepared by The Land Group, dated 7/30/08, labeled as Sheet C2.00)
£VE9"ENT CONTACTS
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Site Boundary
19,75 Acres
Zoning: TN-C
TN-R
Exhibit A
Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16,2008
i
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Exhibit A
Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
5. Floor Plans & Underground Parking Plan (prepared by Pope Architects)
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Exhibit A
Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
I",
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Exhibit A
Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
6. Building Elevations (prepared by Pope Architects)
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Exhibit A
Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
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View from Southeast View from East
View from North
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Exhibit A
Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
7. Zoning Boundaries
Exhibit A
Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
8. Fencing Plan for Memory Care Units
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PAQJECT
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Meridian, ID
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Exhibit A
Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 CONDITONAL USE PERMIT
1.1.1 The site plan, prepared by The Land Group, dated 7/30/08, labeled as Sheet C2.00, is
approved with the following modification:
• A bicycle rack capable of holding a minimum of 6 bicycles is required to be installed on
the site in compliance with the standards listed in UDC 11-3C-5C.
1.1.2 The landscape plan, prepared by The Land Group, dated 8/11/08, is approved with the following
modifications:
a. One tree shall be added within the planter at the east end of the row of parking in front of the
assisted living facility, per UDC 11-3B-8C2d.
1.1.3 Building elevations for the proposed assisted living facility shall comply with the elevations
shown in Exhibit A.6. Building materials shall consist of cement board horizontal lap siding,
cement board shakes, and cement board with batten, with manufactured stone accents and profile asphalt shingles. at a minimum.
1.1.4 All of the assisted living portion of this site currently zoned TN-R, shall be rezoned to TN-C
and the amended Development Agreement (MDA-08-004) shall be recorded, prior to
submittal of a Certificate of Zoning Compliance application for the assisted living facility.
1.1.5 Per UDC 11-3B-9C.6, open water ponds may comprise up to 25% of required open space area.
All ponds with a permanent water level shall have recirculated water, as proposed, and shall be
maintained such that it does not become a mosquito breeding ground.
1.1.6 A barrier with a minimum height of six feet (6'), shall be installed along the perimeter of any
portion of the site that is accessible to patients with dementia or similar disabilities that cause
disorientation, per UDC 11-4-3-29. The fencing material shall meet the swimming pool fence
requirements of the building code in accord with Title 10 of this code.
1.1.7 The applicant shall comply with the design standards in effect for the site and future structure on
the site at the time of Certificate of Zoning Compliance application.
1.1.8 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 a building permit for the
proposed structure on the site.
1.1.9 All required improvements must be complete prior to obtaining a Certificate of Occupancy for the
Proposed structures. 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.
1.1.10 No new signs are approved with this CUP application. All business signs require a separate sign
permit in compliance with the sign ordinance (UDC 11-3D).
1.1.11 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 use has not begun within 18 months of
approval, a new conditional use permit must be obtained prior to operation.
1.1.12 The assisted living facility may operate as a 24 hour care facility, as proposed.
1.1.13 The site shall comply with all of specific use standards in accordance with UDC 11-4-3-29 for
nursing or residential care facilities.
Exhibit B
Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
1.1.14 The applicant shall submit a copy of the Health and Welfare license with Certificate of Zoning
Compliance application submittal.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in W
Overland 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 Overland Road and S
Linder Road. 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 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.
2.4 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.
2.5 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.
2.6 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures
and inspections (208)375-5211.
2.7 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.8 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.
2.9 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.
2.9 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.
Exhibit B
Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
2.10 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.11 All grading of the site shall be performed in conformance with MCC 1142-3H.
2.12 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.
2.13 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 footing is at least 1-foot above.
2.14 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.15 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.16 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
3. FIRE DEPARTMENT
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 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 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 placed 18" above finished grade to the center of the 4 %" 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 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of Signs.
lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
3.5 For all Fire Lanes provide signage "No Parking Fire Lane".
Exhibit B
Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
3.6 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6.
3.7 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.8 Commercial and office occupancies will require a fire -flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.9 The proposed development will have an estimated 187 residents at build out.
3.10 Maintain a separation of 5' from the building to the dumpster enclosure.
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 portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.13 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 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).
3.14 All electric gates are required to be 20' wide and be equipped with a Knoxbox key switch. Provide
knoxbox access to garage at all access points.
3.15 There shall be a fire hydrant within 100' of all fire department connections
3.16 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.17 Pool chemicals shall be stored in compliance with the International Fire Code.
3.18 Multi -Family and Commercial projects shall be required to provide additional 601, wide access point
to the building from the fire lane to allow for the movement of manual fire suppression equipment
and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that
building access is provided in such a manner that the most remote part of a building can be reached
with a length of 150' fire hose as measured around the perimeter of the building from the fire lane.
Code complaint Handicap parking stalls may be included to assist meeting this requirement. Contact
the Meridian Fire Department for details per IFC Section 504.1.
3.19 Provide detailed access and ventilation plan for underground parldng structure.
3.20 All buildings will be required to be sprinklered per NFPA 13.
3.21 Provide a third access point to the site when phase II is developed.
Exhibit B
Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
3.22 Install bollards or an electric gate at the emergency access driveway proposed on Overland
Road to restrict access to emergency vehicles only in accordance with Fire Department
standards.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. PARKS DEPARTMENT
5.1 The Parks Department did not submit comments on this application.
6. SANITARY SERVICES COMPANY
6.1 Please contact Doug Mason at SSC (888-3999) for detailed review of your proposal prior to the
public hearing. There is a concern that the required modifications may significantly impact your
site design and may require a revised site plan. If the site plan is revised, contact the planner
assigned to the project immediately to discuss the changes and how to proceed with the revised
site plan.
7. ADA COUNTY HIGHWAY DISTRICT (DRAFT)
7.1 Site Specific Conditions of Approval
7.1.1 Comply with the previously approved conditions and requirements set with the South Ridge
Subdivision application.
7.1.2 Construct a 5-foot detached concrete sidewalk on Overland Road abutting the site. The sidewalk
shall be located a minimum of 41-feet from the centerline of Overland Road abutting the site. If
the sidewalk is located outside of the right-of-way, the applicant will be required to provide an
easement for public use of the sidewalk.
7.1.3 Construct a center left turn lane on Overland Road at the Spanish Sun entry road. Coordinate the
design and construction of the center left turn lane with District Traffic Services and
Development Review staff.
7.1.4 Construct one service/fire road to intersect Overland Road approximately 450-feet west of
Spanish Sun Avenue if the service/fire roadway is to be gated or have bollards. If the service/fire
road is not to be gated or have bollards, then the service/fire roadway it to loop around the
building intersecting either Spanish Sun Avenue (a minimum of 160-feet south of Overland
Road) or Southridge Drive( a minimum of 75-feet from Spanish Sun Avenue).
7.1.5 Construct a full -access commercial street, Spanish Sun Avenue, to intersect Overland Road
located approximately 710-feet west of the existing centerline of Linder Road, as proposed.
7.1.6 Construct the following roadway segments as commercial roadways with standard 40-foot street
sections (vertical curb, gutter, and 5-foot concrete sidewalks) within 54-feet of right-of-way
unless other wise noted below:
• Spanish Sun Avenue from Overland Road to Southridge Drive.
• Southridge Drive from Spanish Sun Avenue south to the roundabout intersection with
American Frontier Drive.
7.1.7 The following internal commercial roadway segments shall be constructed to accommodate one
parking lane, a center turn lane, and 2-travel lanes with on street parking restricted to one side of
the roadway.
Exhibit B
Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
• Southridge Drive, from Spanish Sun Avenue to a point north of the splitter islands for the
proposed round about (this location will have to be coordinated with District Traffic
Services staff).
7.1.8 On street parking will be restricted on the following roadway segments:
• Spanish Sun Avenue
• Southridge Drive on the segments leading into the proposed
7.1.9 Construct one roundabout, as proposed. Coordinate the size and design of the roundabout with the
District's Traffic Services staff. The roundabout should be designed in accordance with the
District's Draft Roundabout Guidelines. Design the splitter islands to provide 21-foot street
sections on either side of the center island. Dedicate the splitter island and the roundabout island
as right-of-way.
7.1.10 Other than the access specifically approved with this application, direct lot access is prohibited to
Overland Road.
7.1.11 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 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 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.
7.2.8 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.
7.2.9 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.
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD 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
Exhibit B
Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 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.
7.2.13 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.
Exhibit B
Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
C. Require Findings from the Unified Development Code (UDC 11-513-6E)
Conditional Use Permit Findings:
The Commission and Council shall base its determination on the Conditional Use Permit
request upon the following:
1. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
The existing site is large enough to accommodate the proposed use and meet most of the
dimensional and development regulations of the TN-C district if the TN-R portion of the site
is rezoned to TN-C as conditioned with this CUP. However, the proposed development does
not comply with all of the dimensional standards of the TN-C district noted in the UDC. For
this reason, a CUP is requested as required by UDC 11-2D-3B.4.b, for buildings in the TN-C
district to exceed the maximum height limit required by UDC 11-2D-5A. A CUP is also
requested to exceed the maximum building footprint square footage allowed in the TN-C
district. Furthermore, the TN-C and TN-R zoning districts require CUP approval for Nursing
Care Facilities in accordance with UDC 11-2D-2 and strict adherence to the specific use
standards in UDC 11-4-3-29. See analysis in Section 10 for more information.
Off-street parking is required at the ratio of 0.5 per dwelling unit. Ninety four off-street
parking stalls are required for this site based on the number of beds (187) provided for the
residents of the facility; 149 are provided. The applicant complies with this requirement.
Staff recommends the Commission rely on Staff s analysis and any oral or written public
testimony provided when determining if this site is large enough to accommodate the
proposed use.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
Staff finds that the Comprehensive Plan Future Land Use Map designation for this property is
Ten Mile Interchange Specific: Mixed Use Commercial (MUC) & Medium Density
Residential (MDR). If the TN-R zoned portion of this property is rezoned to TN-C as
required, then the site should comply with applicable dimensional standards. Staff finds that
the proposed use is generally harmonious with the requirements of the UDC and the
objectives of the Comprehensive Plan (See Sections 8 and 10 above for more information
regarding the requirements for this use).
3. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
Staff finds that, if the Applicant complies with the conditions outlined in this report, the
operation of the proposed use should be compatible with other uses in the general
neighborhood and with the existing and intended character of the area. Further, Staff believes
that the proposed use will not adversely change the essential character of the area.
4. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
Staff finds that, if the Applicant complies with the conditions outlined in this report, the
proposed use will not adversely affect other property in the area. The Commission should rely
Exhibit C
Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
upon any public testimony provided to determine if the development will adversely affect the
other property in the vicinity.
5. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
Staff finds that the site will be adequately served by the previously mentioned public facilities
and services.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the Applicant will be financing any improvements required for development.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the community's economic welfare.
7. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or odors.
Staff recognizes that traffic and noise is a concern; however, Staff does not believe that the
amount generated by the proposed new use of the property will be detrimental to any persons,
property, or the general welfare of the public. Staff does not anticipate the proposed use will
create excessive noise, smoke, fumes, glare, or odors.
8. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic, or historic feature considered to be of major importance.
Staff finds that there should not be any health, safety or environmental problems associated
with the proposed use that should be brought to the Commission's attention. Staff finds that
the proposed use will not result in the destruction, loss or damage of any natural, scenic, or
historic feature of major importance.
Exhibit C
Page 2