HomeMy WebLinkAboutShaylee Estates CUP-08-025_ :. .~ ~...h.~y..~ a.
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
Yn the Matter of the Request for a Con[lilional Use Permit for a Residential Care (Assisted
Living) Facility in a C-C Zoning District, by Maxc Johnson.
Case No(s). CUP-OS-025
For the Planning and Zoning Commission Hearing Date of: October ].6, 2008 (Findings on
November 6, 2008)
A. Findings of Fact
1. Hearing Pacts (see attached Staff Report for the hearing date of October 16, 2008,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of October 16, 200$,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of October
16, 200$, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of October 16, 2008, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-6503).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified
Development Cade codified at Title 11 Meridian City Code, and all current zoning maps
thereof. The City of Meridian has, by ordinance, established the Impact Area and the
Amended Coxnprehensive Plan of the City of Meridian, which was adopted August 6,
2002, Resolution No. 02-3$2 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-08-025
Page 1
5. Tt is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are ixnposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Chairman of the Commission. and City Clerk and then a copy
served by the Clerk upon the applicant, the Planning Department, the Public Works
Department and any affected party requesting notice.
7. That this approval is subject to the Conditions of Approval in the attached Staff Report
for the hearing date of October 16, 2008, incorporated by reference. The conditions are
concluded to be reasonable and the applicant shall meet such requirements as a condition
of approval of the application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City
Cade § 11-SA and based upon the above and foregoing Findings of Fact which are herein
adapted, it is hereby urdered that.
1. The applicant's Conditional User Permit as evidenced by having submitted the Site
Plan attached in Exhibit A.2 of the staff report dated October 16, 2008, is hereby
conditionally approved; and,
2. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of October 16, 2008, incorporated by reference.
D. Notice of Applicable Tiine Limits
Notice of Eighteen (1$) Month Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a
maximum pcriod of cightccn (18) months unless otherwise approved by the City.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in th.e conditions of approval,
and acquire building permits and commence construction ofpermanent footings or
structures an or in the ground. For conditional use permits that also require platting, the
final plat must be recorded within this eighteen (18) month period. For projects with
multiple phases, the eighteen (18) month deadline shall apply to the first phase. Tn the
event that the development is made in successive contiguous segments or multiple
phases, such phases shall be constricted within successive intervals of one (1) year
from the original date of approval. If the successive phases are not submitted within the
ane (1) year interval, the conditional approval of the future phases shall be null and
void. Upon written request and filed by the applicant prior t~ the termi.n.a.tion of the
period in accord with 11-SS-6:G.1, the Director may authorize a single extension of the
time to commence the use not to exceed ane (1) eighteen (18) month period. Additional
time extensions up to eighteen (18) manths as determined and approved by the
Commission maybe granted. With all extensions, the Director or Commission may
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-08-025
Page 2
require the canditional use comply with the current provisions of Meridian City Cade
Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review maybe filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which maybe adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of October 16, 2008.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-08-025
Page 3
By action f the Pla ing & Zoning Commission at its regular meeting held on the ~
day of , 2008.
COMMISSIONER DAVID MOE
(Chair)
VOTED~S.Q,~
COMMISSIONER MICHAEL ROHM
COMMISSIONER WENDY NEWTON-HUCKASAY
COMMISSIONER TOM O'BRIEN
VOTED
VOTED 1`"c
VOTED
COMMISSIONER JOE MARSHALL VOTED
CHAIRMAN
Attest:
Tara Green, Deputy City Clerk
Copy served upon Applicant, The Planning Dcpartmcnt, Public Works Dcpartment and City
Attorney.
By: _ ~\~ Dated:
City Clerk's Office
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CITY QF MER.IDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CI]P-08-025
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Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
STAFF REPORT
HEARING DATE: October 16, 2008 E IDIAN~
TO: Planning & Zoning Commission
ri ~.~
FROM: Sonya Watters, Associate City Planner
(20$)884-5533
SUBJECT: Shaylee Estates
• CUP-08-025
Request for Conditional Use Permit approval of a residential care facility in a
C-C zoning district
• PS-08-009
Request for approval of a private street for access and for addressing of the
praposed assisted living facility
5UMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Marc Johnson, has submitted a Conditional Use Permit (CUP) application fora 15-bed
9,499 square foot residential care (assisted living) facility in a GC zoning district. Concurrently, the
applicant is requesting approval of a private street (PS) to provide access to the site from Meridian
Road and for addressing purposes.
The site is located east of N. Meridian Road, approximately t/4 mile south of E. Fairview Avenue.
The site consists of three tax parcels currently addressed as 1332, 1402, and 1414 N. Meridian
Road. A Property Boundary Adjustment was recently recorded that created a new parcel for the
assisted living facility; a parcel number has not yet been issued for this property. The subject
property is currently located within the Urban Service Planning Area and the corporate boundaries of
the City.
2. SUMMARY RECOMMENDATION
The subject applications (CUP & PS) were submitted to the Planning Department for concurrent
review. By City Ordinance, the Planning & Zoning Commission is only required to make a decision
on the CL1P application; the PS application is reviewed at Staff level. Because the PS was submitted
concurrently with the CUP, Staff has included analysis for the PS in the subject report. Below, staff
has provided a detailed analysis and recommended conditions of approval far the requested CUP &
PS application. Staff is recommending approval of the proposed assisted living facility in the C-
Czoning district and the private street for Shaylee Estates (CUP-08-025 & PS-08-009) with the
conditions listed in Exhibit B, per the findings listed in Exhibit C of the Staff Report.
The Meridian Plannin and Zonin Commission heard this item on October 16 2008. At the
public hearing, they moved to approve CUP-08-025.
a. Summary of Commission Public Heariug:
i. In favor: Marc Johnsan
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Marc Johnson (response to staff report)
v. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: Noue
b. Key Issues of Discussion by Commission:
Shaylee Estates CUP PS PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
i. None
c. Kev Commission Chances to Staff Recommendation:
i. None
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP-08-
025 as presented in staff report for the hearing date of October 16, 2008 with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP-08-
025 as presented during the hearing on October 16, 2008 for the following reasons: (You must state
what the applicant could do to gain your approval of the CUF in the future.)
Continuance
I move to continue File Number CUF-08-025 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:
1332, 1402 & 1414 N. Meridian Road (Parcel #'s 86129020550, 86129020350 & 86129020531)
NW '/a of Section 7, Township 3 North, Range 1 East
b. Owner:
Marc Johnson
1402 N. Meridian Road
Meridian, ID 83642
c. Applicant:
Same as Owner
d. Representatives:
Andrew Davis, BRS Architects
1010 S. Allante, Ste. 100
Boise, ID 83709
e. Present Zoning: C-C (Conuuuiuty Business)
f: Present Comprehensive Plan Designation: Old Town
g. Description of Applicant's Request:
Taken from the applicant's narrative, "The plan consists of 1 S rooms for residents and all
supporting spaces required to operate the facility. Adequate parking has been provided according
to the standards as set forth in the City of Meridian Unified Development Code. We feel that this
project can succeed in helping the City of Meridian in achieving the goals of the C-C district and
will be a great addition to the community." (See Applicant's letter for more detail.)
1. Date of Site Plan (attached in Exhibit A): 9/17/08
2. Date of Landscape Plan (attached in Exhibit A): 9/11/08
Shaylee Instates CUY YS PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
3. Date of Building Elevations (attached in Exhibit A): 9/11/08
5. PROCESS FACTS
a. The subject application will in fact constitute a Conditional Use Permit as determined by City
Ordinance. By reason of the provisions of UDC 11-SA-2, a public hearing is required before the
Commission 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, 200$
d. Applicant posted notice on site by: October 1, 200$
6. LAND USE
a. Existing Land Use(s): There is an existing house and garage on the southern portion of the
subject property (shown as Parcel C on the Record of Survey attached in Exhibit A.S) that is
proposed to be removed upon development of the site.
b. Description of Character of Surrounding Area: The general area surrounding this site consists
primarily of residential uses, with a beauty salon, a church, and a ceramic store (Kock-a-
Doodles).
c. Adjacent Land Use and Zoning:
1. North: Commercial property and residential mobile home park, zoned C-C
2. East: Commercial properties, zoned C-C
3. South: Hair salon, zoned C-C
4. West: Office (Talon Construction) and residence, zoned C-C
d. History of Previous Actions:
• This property consists of portions of Blocks 3 and 4 of F. A. Nourse's Third Addition
subdivision.
• This property was previously rezoned to C-C (date unknown).
In 2007, a rezone (RZ-07-011) of 0.77 of an acre from C-C (Community Business) to O-T
(Old Town) was approved. However, the applicant decided not to follow-through with the
rezone of the ,property and did not sign the development agreement associated with the
rezone. Therefore, the property was not rezoned.
A Preliminary Plat (PP-07-010) was approved for 2 office building lots, 6single-family
residential building lots, and 1 common lot on 0.77 of an acre. Because the development plan
for this site changed and another property was acquired, the applicant did a property
boundary adjustment instead of a plat to create three individual parcels (see Exhibit A.5).
A Conditional use Permit (CUP-07-010) was approved to construct 6 townhomes in a
proposed O-T zone that did not meet the criteria of the Downtown Meridian Design
Guidelines. The applicant decided not to develop the property in the manner proposed and
instead is applying for the subject CUP for an assisted living.facility.
• A Property Boundary Adjustment (PBA-08-012) was approved for this site on September 16,
2008 by the Planning Department. The subject property is depicted as Parcel C on the Record
of Survey. The record of survey for the PBA has been recorded but a new parcel number has
not yet been issued (see Exhibit A.S).
Shaylee Estates CUP P5 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTM1rNT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: there is an 8 inch sewer main running north & south along the applicants
east property boundary.
Location of water: N Meridian Road
Issues ar concerns: None
2. Canals/Ditches Irrigation: None
3. Hazards: Staff is unaware of any hazards that may exist on this site.
4. Proposed Zoning: NA
5. Size of Property: 0.64 of an acre
f. Landscaping
1. Width of street buffer(s): NA
2. Width of buffer(s) between land uses: A 25-foot wide buffer to residential uses is required in
the C-C zoning district, per UDC 11-2B-3. There is a residential mobile home park located
north of the northeast corner of the site in a C-C zoning district; a buffer is required in this
area.
3. Parking Lot Landscaping: Perimeter and internal parking lot landscaping is required in
accordance with the standards listed in UDC 11-3B-8C.
g. Off-Street Parking: UDC 11-3C-6 requires age restricted elderly housing to have 0.5 parking
spaces per bed. The site plan shows 13 parking spaces for 1 S beds, which complies with this
requirement.
h. Summary of Proposed Streets and/or Access: Access to the assisted living facility portion of the
site will be provided from N. Meridian Road via Kimberlee Lane, a 24-foot wide proposed
private street, and a driveway at the southern boundary of the site. The southern driveway is a
shared driveway with the adjacent property owner and is apprnximatel.y 1 R-feet wide,
approximately 10-feet of which lies on the subject property. Driveways are stubbed to the
properties to the north and south for future connectivity and cross-access to reduce access points
on Meridian Koad. ACHU and Staff are supportive of the proposed private street and driveway
access to/from the site to/from Meridian Road. (See Section 10, Analysis, for more information.)
7. COMMENTS MEETING
On September 2S, 2008 a joint agency and department meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary
Services Company. Staff has included comments, conditions and recommended actions in Exhibit B
below.
8. COMPREFIENSIVE PLAN POLICIES AND GOALS
This property is designated "Old Town" on the Comprehensive Plan Future Land Use Map; however,
the Applicant is not proposing to rezone the property with the subject CUP application. Old Town is
defined in the Comprehensive Plan as follows: "This includes the historic downtown and the true
community center. Uses would include offices, retail and lodging, theatres, restaurazats, and service
retail for surrounding residents and visitors. A variety of residential uses could include reuse of
Shaylee Estates CUP PS YA(il/ 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
existing buildings for residential uses, new construction of multi-family residential over ground Hoar
retail or office uses. In order to provide and accommodate preservation of the historical character,
specific design requirements may be imposed. Pedestrian amenities would be emphasized. Public
investment to ensure that Old Town becomes a centralized activity center with public, cultural, and
recreational structures would Ue encouraged. The buuitdary of the Old Town district predominantly
follows Meridian's historic plat boundaries. In several areas, both sides of a street were incorporated
into the boundary to encourage similar uses and complimentary design of the facing houses and
buildings." Staff believes that the proposed assisted living facility is compatible with the vision far
Old Town and 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 development (staff analysis in italics below policy):
Require that development projects have planned for the provision of all public services
(Chapter VII, Goal 111, Objective A, Action 1, page 111).
When the City established its Area of City 1'mpact, it planned to provide City services to the
subject property.1'he subject property is already within the corporate boundaries of the City
and the two existing homes are already serviced. The City of Meridian plans to provide
municipal sen~ices 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.
• Promote development of Old Town and encourage infill development (Chapter IV, Goal II,
Objective D, page 28).
The subject application proposes to develop an infill property located within the downtown
area that contains an existing home and garuge, which will be removed upon development of
the site. Staff believes the proposed use of the property a.c an a.c.ci.cted living facilr.'ty will
contribute to a much needed residential component of the community.
• F,ncourage infill development in vacant/underdeveloped areas within the City over fringe area
development to halt the outward progression of urban development (Chapter V, Goal I,
Objective A.3, page 39).
The subject property is currently an underdeveloped piece of land that lies within the City's
Old Town designated area. The subject application proposes to develop the property with an
assisted living facility. Staff believes that by developing vacant or underdeveloped ureas of
the City it will slow the outward progression (sprawl) of urban development.
• Encourage residential infill to utilize existing services (Chapter VII, Goal N, Objective C,
page 113).
Shaylee Estates CUP P5 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
The proposed residential development will utilize existing services in this area.
• Require all new parking lots to provide landscaping in intexnal islands (Chapter V, Goal IlI,
Objective D, Action 3)
The applicant is planning to install landscaping within the proposed parking lot, per the
landscape plan submitted with the subject application.
• Develop methods, 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).
Driveway stubs are proposed to the north and south of this site_for future interconnectivity
and cross-access. This should help to reduce the number of access points on Meridian Road.
• 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.
• Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter VII, Gaal N, Objective C, Action 1, page 113).
Staff' believes that the proposed residential use of the property is compatible with existing
adjacent residential uses to the east.
Staff believes that the proposed use of the property is consistent with the Comprehensive Plan
Land Use Map designation of Old Town,for this site. Further, Staff believes that the proposed use
of the property will be compatible with tlae other uses ira the area and tFie intended character of
the Old Town area.
9.. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: UDC Table 11-2B-21ists the principal permitted, accessory, and conditional or
prohibited uses in the C-C zoning district. The proposed assisted living facility (nursing or
residential care facility) is listed as a conditional use in the C-C district.
b. Specific Use Standards: Per UDC 11-2B-2, there are specific use standards contained in the UDC
that apply to residential care facilities. The applicant shall comply with the specific use standards
listed in UDC 11-4-3-29 (see also Section 10, Analysis, below for more information).
c. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail
and service needs of the community in accord with the Meridian Comprehensive Plan. Four
districts are designated which differ in the size and scale of commercial structures accommodated
in the district, the scale and mix of allowed commercial uses, and the location of the district
proximity to streets and highways.
d. General Standards: Development of the subject property shall comply with the dimensional
standards listed in UDC 11-2B-3 for the proposed C-C zoning district.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
CONDITIONAL USE PERMIT: The Applicant is requesting Conditional Use Permit (CUP)
approval fora 15-bed assisted living facility in a C-C zoning district. A site plan, landscape
plan, and elevations of the proposed building have been submitted by the Applicant for review
by Staff. An elevated garden area and garden shed is depicted on the site plan at the south end
Shaylee lstates CUY Y5 PAGE 6
CITY OF MERIDIAN PLANNING pEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
of the site. A landscaped area is depicted on the north and east sides of the building with a
covered patio area on the north. A walkway is proposed around the building.
Dimensional Standards: This site is required to comply with the develaprzxent standards of the
C-C zoning district listed in UDC Table 11-2B-3 as follows:
~i'
Front setback in feet 0
Rear setback in feet 0
Interior side setback in feet 0
Street landsca a buffer in feet
Local 10
Collector 20
Arterial _
25
Entr a corridor 35
Interstate 50
Landscape buffer to residential uses 25
in feet ""'
Maximum building hei ht in feet 50
Maximum building size without design standard 60,000
approval as set forth in 11-3A-19 in s uare feet
Parking requirements See Chapter 3 Article C.
off-street parking and
loadin re uirements
Landscaping requirements See Chapter 3 Article B.
landsca inq requirements
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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 not proposing to re-use the existing structures on this site. New
construction is proposed. 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. A license is rega~ired for this use.
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 feucc 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.
5haylee I/states CUY P5 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 3008
2. Outdoor play equipment over six feet (6') high shall not be located in a front yard ar
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: 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) Not applicable (The applicant states that
this facility will not house patients that suffer from disabilities that may cause
disorientatian.)
Existing Structures: The site currently contains an existing home and a garage, which will be
removed upon development of the site. All structures shall be removed as proposed prior to
release of building permits for this development.
Landscaping: The applicant has submitted a landscape plan, dated 9/17/08, prepared by BRS
Architects, (included in Exhibit A.3) with this application. Staf£has reviewed said plan az~d
requests the applicant comply with the comments/revisions noted below:
A 25-foot wide landscape buffer to residential uses is required in the C-C zoiuug district,
per UDC 11-28-3. There is a mobile home park located north of the northeast corner
of the site in a C-C zoning district; a buffer is required in this area. Said buffer shall be
comprised of, but not limited to, a mix of evergreen and deciduous trees, shrubs, lawn, or
other vegetative groundcover; the buffer area shall result in a barrier that allows trees to
touch at the titrXe of the tree maturity, per UDC 11-3B-9C.1. No trees shall be planted
within the area where the sewer easement lies along the east property boundary; shrubs
and other vegetation shall be planted in this area instead.(Note: A residential use exists
adjacent to the northwest boundary of the site. Staff is not requiring a buffer in this area
because there is a 25-foot wide driveway and two rows of parking that separates it from
the assisted living facility. Also, the home is currently a rental owned by Marc Johnson,
Talon Construction, and will be converted to an office in the future.)
The planter island on the south end of the row of parking in front of the building shall be
revised to be a minimum of S-feet in width measured inside curbs, per UDC 11-313-
8C.2.a.
• A 15-foot wide sewer easement exists along the east boundary of the site. No new trees
shall be planted within this easement; existing trees may remain. Shrubs may be planted
within the easement instead of trees. Revise the plan accordingly.
Site Plan: The applicant has submitted a site plan, dated 9/17/08, prepared by BRS Architects,
(included in Exhibit A.2) with this application. Staff has reviewed said plan and requests the
applicant comply with the comments/revisions noted below:
• The planter island on the south end of the row of parking in front of the building shall be
revised to be a minimum of 5-feet in width measured inside curbs, per UDC 11-3B-
8C.2.a.
Fencing: A 6-foot tall cedar fence is depicted on the site plan along the east, north, and south
property boundaries. Six-foot tall wrought iron fencing is proposed along the west side of the
Shaylee Estates CLIP P5 PAGE 8
CITY OF MER1171AN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER ] h, 2008
common area on the north and south ends of the building. Fencing shall be constructed on the site
as depicted on the site plan.
Access/Cross-Access: A 24-foot wide private street (Kimberlee Lane) is proposed for access to
the site from Meridian Road. Additionally, an existing 18-foot wide (+/-) driveway is located at
the southern boundary of the site and is shared with the adjacent property to the south
(approximately 10-feet of the driveway lies on the subject property). The applicant is proposing
driveway stubs to the property to the north and to the shared driveway at the south of the site for
future connectivity and cross-access. Staff is supportive of the proposed cross-access as it should
assist in reducing access points to Meridian Road, an arterial street- Nowever, Staff is
requesting a minimum 20-foot wide driveway be provided south of the site if the driveway is
to function as a 2-way access driveway. Otherwise, the driveway shall be restricted to a one
way only access into the site and traffic generated from the beauty salon and the subject site
shall exit through the subject site via Kimberlee Lane. A reciprocal cross-access agreement
shall be entered into with the property owner to the south in order for the driveway to serve
as a 2-way driveway (part of the driveway will be on the beauty salon property). Cross-
access should be provided to the property to the north via across-access easement. A
recorded copy of both cross-access easements/agreements shall be submitted with the
Certificate of Zoning Compliance application for the proposed assisted living facility. Staff
and ACHD are supportive of the private street and driveway access to/from this site to/from
Meridian Road with the conditions contained in Exhibit B.
Parking: Per UDC Table 11-3C-6A, O.S off-street parking spaces are rcquircd pcr bcd in the
assisted living facility. Because 15 beds are proposed, 8 parking spaces are required; 13 spaces
are depicted on the site plan, which complies with this requirement. All handicap accessible
parking shall comply with ADA standards. Additionally, per UDC 11-3C-6G, one bicycle
parking space is required for every 25 proposed vehicle parking spaces or potion thereof. Because
13 vchiclc spaces are provided, a minimum of 1 bicycle space shall be provided as proposed on
the site plan.
Elevations: The Applicant has submitted buildng elevations for the proposed assisted living
facility that are included in Exhibit A.4 of this report. Building materials are proposed to consist
of vertical siding and cedar shingles with manufactured stone and timber accents. Roofing
materials are proposed to consist of architectural asphalt shingles. Staff approves of the elevations
and construction materials submitted with this application for the proposed assisted living facility
as they represent high quality materials and design.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to use any existing
surface or well water for the primary source. if a surface or well source is not available, asingle-
point connection to the culinary water system shall be required. If a single-point connection is
used, 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. An underground, pressurized irrigation
system should be installed to all landscape areas per the approved specifications and in
accordance with UDC 11-3A-15 and MCC 9-1-28.
Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted for
the proposed assisted living facility and shall be approved prior to release of building permits.
Plans submitted with the CZC application shall be revised to comply with the conditions of
approval listed in Exhibit B of this report.
PRIVATE STHH;E'1'S: 'l~he applicant is proposing a private street for access to the site from
Meridian Road and for addressing purposes for the assisted living facility.
~haylee )states CUY I'S PAGE 9
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 200$
Per UDC 11-3F-4, all private streets shall be designed and constructed to the following standards:
A. Design standards:
Easement: The private street shall be constructed on a perpetual ingress/egress
casement or a single platted lot that provides access to all applicable properties.
Because this site is not being platted, the private street shall be constructed on a
perpetual ingress/egress easement.
2. Connection point: Where the point of connection of the private street is to a public
street, the private street shall he approved by the Transportation Authority. ACHD
has approved the proposed location of the private street.
3. Emergency vehicle' The private street. shall provide sufficiezxt maneuvering area for
emergency vehicles as determined and approved by the Meridian Fire Department.
The Fire Department has stamped their approval on the submitted site plan.
4. Gates: Gates or other obstacles shall not be allowed.
B. Constriction standards:
For conversion of an existing facility to a private street at the direction of the Fire
Marshal:
a. All drive aisles shall be posted as fire lanes with no parking allowed.
b. if a curb exists next to the drive aisle, it shall be painted red.
2. For all other private streets:
a. Roadway and storm drainage: The private street shall be constructed in accord
with the roadway and storm drainage standards of the Transportation Authority
or as approved by the City of Meridian based on plans submitted by a certified
engineer.
b. Street width: The private street shall be constructed within the easement and shall
have a travel lane width of twenty-four (24) feet or twenty-six (26) feet as
determined by the Fire Marshal relative to the height and size of the praposcd
structures that adjoin the private street.
c. Sidewalks: Afive-foot (5') attached sidewalk or four-foot (4') dctachcd sidcwalk
shall be provided on one side of the street in commercial districts. This
requirement may be waived if the applicant can demonstrate that an alternative
pedestrian path exists.
d. Fire lanes: all drive aisles shall be posted as fire lanes with no parking allowed.
In addition, if a curb exists next to the drive aisle, it shall be painted red.
b. Staff Recommendation: Staff recommends approval of the subject applications (CUP-OS-
025, & PS-08-009) based on the Findings listed in Exhibit C and the conditions listed in
Exhibit B of this Staff Report far the hearing date of October 16, 2008. The Meridian
Plannin and Zonin Commission heard this item ou October 16 2008. At the ublic
hearing, they moved to approve CUP-0$-025.
11. EXHIBITS
A. Maps/Drawings
1. Vicinity/Zoning Map
Shaylee Estates CUP PS PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
2. Site Plan (dated: 9/17/08, labeled as Sheets SD.1, SD.2, and SD.3, prepared by BRS
Architects)
3. Landscape Plan (dated: 9/11/0$, labeled as Sheet LS1.1, prepared by BRS Architects)
4. Building Elevations (dated: 9/11/08, labeled as Sheet A4.1, prepared by BRS Architects)
5. Property Line Adjustment Record of Survey
B. Conditions of Approval
1. Planning Departtxtent
2. Public Works Department
3. Fire Department
4. Folice Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Required Findings from Unified Development Code
Shaylee Estates CUP PS PAGE I 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPQRT FOR THE HEARING DATE OF OCTOBER 16, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 CONDITIONAL USE PERMIT -SITE SPECIFIC CONDITIONS OF APPROVAL
1.1.1 The site plan, prepared by BRS Architects, dated 9/17/08, labeled as Sheets SD.1, SD.2, and
SD.3, is approved, with the cuiiditiuns listed herein. All comments and conditions of the
accompanying Private Street (PS-08-009)) application shall also be considered conditions of the
conditional use permit.
1.1.2 The landscape plan, dated 9/17/08, prepared by BRS Architects, (included in Exhibit A.3) shall
be revised as follows:
a. A 25-foot wide landscape buffer to residential uses is required in the C-C zoning district, per
UDC 11-2B-3. There is a mnhile home park located north of the northeast corner of the site
in a C-C zoning district; a buffer is required in this area. Said buffer shall be comprised of,
but not limited to, a mix of evergreen and deciduous trees, shrubs, lawn, or other vegetative
groundcover; the buffer area shall result in a barrier that allows trees to touch at the time of
the tree maturity, per UDC 11-3B-9C.1. No trees shall be planted within the area where the
sewer easement lies along the east propert}~ boundary; shrubs and other vegetation shall be
planted in this area instead.
b. The planter island on the south end of the raw of parking in front of the building shall be
revised to be a minimum of S-feet in width measured inside curbs, per UDC 11-3B-8C.2.a.
c. A 1 S-foot wide sewer easement exists along the east boundary of the site. No new trees shall
be planted within this easement; existing trees triay remain. Shrubs may be planted within the
easement instead of trees. Revise the plan accordingly.
1.1.3 The site plan, dated 9/17/08, prepared by BRS Architects, (included in Exhibit A.2) shall be
revised as follows:
a. The planter island on the south end of the row of parking in front of the building shall be
revised to be a minimum of 5-feet in width measured inside curbs, per UDC 11-3B-8C.2.a.
1.1.4 The applicant shall comply with the standards for private streets contained in UDC 11-3F-4. A
recorded copy of the private street easement shall be submitted with the Certificate of Zoning
Compliance application.
1.1.5 A minimum 20-foot wide driveway shall be provided at the south boundary of the site if 2-way
access is desired. A reciprocal cross-access agreement shall be entered into with the property
owner to the south via a recorded cross-access agreement. Otherwise, the driveway shall be
restricted to a one way only access into the site anal traffic generated froixi the beauty salon and
the subject site shall exit through the subject site via Kimberlee Lane. A recorded copy of the
cross-access easement (for one-way) or agreement (for two-way) shall be submitted with the
Certificate of Zoning Compliance application for the proposed assisted living facility.
1.1.6 Cross-access shall be provided to the property to the north via across-access easement. A
recorded copy of said easement shall be submitted with the Certificate of Zoning Compliance
application for the proposed assisted living facility.
1.1.7 The applicant shall comply with the applicable standards listed in UDC 11-4-3-29 for nursing or
residential care facilities.
1.1.8 A Certificate of Zoning Compliance is required prior to issuance of building permits for the
proposed assisted living facility. The proposed structure shall substantially comply with the
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPQRT POR THE HEARING DATE OF OCTOBER 16, 200$
elevations and construction materials submitted with this application and the conditions of
approval contained herein.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains located on
the east side of the applicant's project. 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 N Meridian 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 applicant shall provide a 20-foot common lot for all public water/sewer mains outside of
public right of"way. The common lot shall be covered with a blanket easement to the City of
Meridian.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by ayear-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.5 All 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 Departtuetzt.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to the issuance of an occupancy permit.
2.6 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 far inspections of disconnection of services. Wells maybe 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.
2.7 Any existing septic systems within this project shall be removed from service per City
Ordinance Scctiun 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures
and inspections (208)375-5211.
2.8 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-
2.9 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.
2.10 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall he installed a.nd approved prior to obtaining
certificates of occupancy.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPQRT FOR THE HEARING DATE OF pCTOBER 16, 2008
2.11 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, print to the issuance of a plan
approval letter.
2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
2.13 All grading of the site shall he performed in. conformance with MCC 11-12-3H.
2.14 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.
2.15 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.16 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 ACRD. 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.
2.17 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.
3. FIRE DEPARTMENT
3.1 Final Approval of the fire hydrant locations shall be by the Meridian Firc 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 witlriu 10'.
£ Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3:2 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.3 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.4 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide and support an imposed weight of 75,000
GVW.
3.5 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.
3.6 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAR]NG DATE OF OCTOBER 16, 2008
3.7 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. 1~or 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).
3.8 There shall be a fire hydrant within 100' of all fire department connections
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 nit submit. comments on this application.
6. SANITARY SERVICE COMPANY
6.1 Waste enclosure gate locks: The applicant shall provide gate locks for both open and closed
positions.
6.2 Waste enclosure dimensions: The applicant shall provide a minimum of 12 ft. clearance inside of
the enclosure gates with the gates in the open position.
6.3 Waste enclosure bumpers or stops: The applicant shall provide bumpers or stops inside of the
enclosure to prevent the container from damaging enclosure walls and gates.
6.4 Please contact Doug Mason at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Complete one of the following:
• Construct one half of a 31-foot street section with curb, gutter, and attached sidewalk
abutting Meridian Road. With the sidewalk located a minimum of 31-feet from the
centerline of Meridian Road (measured centerline to top bacl{ of curb) with either a 5-foot
wide detached or a 7-foot wide attached concrete sidewalk.
• Construct a 5-foot wide detached sidewalk a minimum of 36-feet from the centerline of
Meridian Road.
• Provide the District with a road trust in the amount of $5,747 (209 ft (frontage) x $25/per
lineur fuel x 10ib) for the future construction of the sidewalk along Meridian Road as
part of the Meridian Split Corridor Project.
7.1.2 Construct one private road (Kimberlee Lane) 24-feet wide located approximately 51-feet south. of
the north property line (property line to near edge).
7.1.3 Utilize the existing 18-foot wide driveway located approximately at the south property line. Pave
the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15-foot radii shutting the existing roadway edge.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
7.1.4 Other than the access specifically approved with this application, direct lot access to Meridian
Road is prohibited.
7.1.5 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 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 3R7-6258 (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 is 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 ACRD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any 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 restrictioris in force at the tune the applicant ar 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 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008
C. Required Findings from Unified Development Code
1. Conditional Use Permit Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish:
a. 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 Applicant is requesting a CUP for an assisted living facility in a C-C zoning district. The
Commission fmds that if the site is designed in accordance with the site/landscape plan
submitted with this application and the conditions of approval in Exhibit B, the site will be
large enough to accommodate the proposed use and meet all other dimensional and
development regulations of the C-C district.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
The Commission fmds that the proposed assisted living facility complies with the objectives
of the Comprehensive Plan for the Old Town designated area.
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or inteuded character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
The Commission finds that the proposed use of the property as an assisted living facility is
compatible with other uses in the general area and will not adversely change the ,character of
the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
The Corntnission finds that the proposed development should not adversely affect other
property in the vicinity if the applicant complies with all conditions of approval listed in
Exhibit B of this staff report and constructs all improveineuts acid operates the use in
accordance with the UDC standards.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
The Commission finds that sanitary sewer, domestic water and irrigation is already provided
to the front portion of the development where the existing home and office are and can be
made available to the assisted living facility proposed at the rear of the property. Please refer
to comments prepared by the Public Works Department, Fire Department and other agencies.
f. 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.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 200$
The Commission finds that the applicant will pay to extend the sanitary sewer and water
mains to the assisted living facility at the rear of the site. No additional capital facility costs
are expected from the City. The applicant and/or future property owners will be required to
pay highway impact fees.
g. 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 gencral
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
The Commission finds that the proposed development will not involvc uscs that will create
nuisances that would be detrimental to the general welfare of the surrounding area.
The Commission recognizes the fact that traffic and noise will increase with the approval of
this development; however, the Commission does not believe that the amount generated will
be detrimental to the general welfare of the puhlic-
h. That the proposed ase will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
The Commission finds that the proposed development will not result in the destruction, loss
or damage of any natural feature(s) of major importance-
2. Private Street Findings:
A. The Design of the private street meets the requirements of this Article;
The applicant will have to certify that the Ada County Street Naming Committee has
accepted the private street name. The design of the street meets the standards as set forth
in UDC 11-3F-4; no gates are allowed. Roadway and storm drainage shall be contained
on site.
B. Granting approval of the private street would not cause damage hazard, or
nuisance, or other detriment to persons property, or uses in the vicinity; and
Staff does not anticipate any hazard, nuisance or other detriment from the private street if
it is constructed and maintained as designed.
C. The use and location of the private street shall not conflict with the comprehensive
plan and/or the regional transportation plan.
The location of the private streets does not conflict with the Comprehensive Plan and/or
the regional transportation plan.
Exhibit C