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HomeMy WebLinkAboutBeacon at Southridge RecsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 1. SUIVIlVIARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, Eastern Washington-Idaho Synod of the ELCA, is requesting a Rezone (RZ) from the TN-R to the TN-C zoning district fora 12.76 acre site. A Conditional Use Permit (CUP) for an 87,757 square foot assisted living facility containing 187 residential units was approved for this property and the property directly to the north on November 18, 2008. The site of the assisted living facility is currently split zoned. As a condition of approval of the CUP, the applicant was required to rezone the portion of the site zoned TN-R to TN-C in order to have a consistent zoning for the entire site. The site was annexed in 2007as part of the Southridge development. 2. SUMMARY RECOMMENDATION Staff has provided a detailed analysis of the requested RZ application below. Staff recommends approval of the application subject to the conditions listed in Ezhibit B. The Meridian Planning & ZOning Commission heard this item on November 20, 2008. At the public hearing they moved to recommend approval of the subiect RZ request. a. Summary of Commission Public Hearing: i. In favor: Van Elg ii. In opposition: None iii. Commenting• None iv. Written testimony: Van Elg (response to staff report) v. Staff presenting application: Sonya Wafters vi. Other staff commenting on application: None b. Kev Issue(s) of Discussion by Commission: i. Rezone of the property will correspond with the approved use. c. Kev Commission Change(s) to Staff Recommendation: i. None d. Outstanding Issue(s) for City Council: i. None 3. PROPOSED MOTIONS Approval After considering all Staff, Applicant, and public testimony, I move to approve File Number RZ-08- 008, as presented in the staff report for the hearing date of December 23, 2008, with the following modifications to the conditions of approval: (add any proposed modifications). Denial After considering all Staff, Applicant, and public testimony, I move to deny File Number RZ-08-008, as presented during the hearing on December 23, 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). Beacon at Southridge RZ-08-008 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 Continuance After considering all Staff, Applicant, and public testimony, I move to continue File Number RZ-08- 008 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 1/ 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-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 Justification for CUP Approval: Taken from the applicant's narrative, "With this change, the application would not require any specific requests for waivers or variance from city ordinance. The adjustment will help clarify a zoning boundary that would otherwise remain confusing and irrelevant to the current use." See the applicant's narrative submitted with the RZ application and Section 10, Analysis, below for more information. 5. PROCESS FACTS a. The subject application is for a rezone. A public hearing for a rezone is required before the Planning & Zoning Commission and City Council consisted with Meridian City Code, Title 11, Chapter 5. b. Newspaper notifications published on: November 3, 2008 and November 17, 2008 (Commission); December 1, and 15, 2008 (City Council) c. Radius notices mailed to properties within 300 feet on: October 24, 2008 (Commission); November 26, 2008 (City Council) d. Applicant posted notice on site by: October 24, 2008 (Commission); December 10, 2008 (City Council 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. Beacon at Southridge RZ-08-008 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 c. Adjacent Land Use and Zoning 1. North: Agricultural land, zoned TN-C (recently approved for an assisted living facility) 2. West: Rural residentiaUagricultural 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 2391ots consisting of 189 residential lots, 11 commerciaUother 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 Conditional Use Permit (CUP-OS-027) was approved on the subject property and the property directly to the north on the south side of Overland Road on November 18, 2008 for an 87,757 square foot assisted living facility containing 187 residential units. - 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 be served by the 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. Linder Road. Issues or concerns: None 2. Vegetation: There are no existing trees on the site. 3. Floodplain: NA 4. Canals/Ditches Irrigation: NA 5. Hazards: Staff is unaware of any hazards that may exist on the site. 6. Existing Zoning: TN-R 7. Lot/Property Size: 12.76 acres f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this site is proposed from a planned public street, Southridge Drive that is proposed to intersect Overland Road approximately % mile west of S. Linder Road. Beacon at Southridge RZ-08-008 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 7. COMMENTS MEETING On October 30, 2008, a joint agency and departments meeting was held with service providers in this azea. 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" azea. The specific land use designations for this property aze 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 azeas aze chazacterized 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 maybe compatible in a MDR azea but large apartment buildings or apartment complexes aze not. In general, MDR azeas should be protected from encroachments of higher density or higher intensity uses. MDR azeas should include a mix of housing types that achieve an overall average tazget 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 azeas 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 shaze an interconnected sidewalk and street system. Higher density housing types within MDR azeas generally should be located near 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 Speck 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 azeas. However, as previously stated, higher densities housing types aze appropriate near mixed use and more intensely developed azeas. To the east of this site on the southwest corner of Overland & Linder, commercial uses aze 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. Additionally, because of the nature of the approved use (i.e. older residents that don't drive), the traffic impact and occupancy won't be as high as an apartment complex. Staff fords that the proposed rezone to accommodate the approved 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). Beacon at Southridge RZ-08-008 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 When the City established its Area of City Impact, it planned to provide City services to the subject property. The subject property is within the corporate boundaries of the City. Municipal services will be provided 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 (ACLID). 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). The conditionally approved assisted livingfacility will contribute to the provision of a 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, Goal IV, Objective C, Action 1, page 113). Staff believes that the approved residential use of the property will be compatible with and have a low impact on the 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 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 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 rezone to TN-C is consistent with the Comprehensive Plan and is compatible with existing and future surrounding uses. 9. UNIFIED DEVELOPMENT CODE a. Allowed Uses in Traditional Neighborhood Districts: UDC Table 11-2D-21ists the permitted, accessory, and conditional uses in the TN-C zoning district. Nursing or Residential Care Facilities (assisted living) are a conditional use in the TN-R zoning district. A CUP was approved on November 18, 2008 for an assisted livingfacility on this site. b. Dimensional Standards: Development of the subject property is required to comply with the dimensional standards listed in UDC Table 11-2D-6 for the TN-R district. Beacon at Southridge RZ-08-008 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 c. 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 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. The assisted living facility will be the first of a mix of uses in this vicinity. A public library, elementary school, church, brownstones, single family residences, and commercial uses are proposed for this area in the future. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: Staff is supportive of the RZ request as proposed, with the following comments: 12Z: The applicant is requesting to rezone 12.76 acres of land from the TN-R district to the TN-C district As a condition of approval of the CUP, the applicant was required to rezone the portion of the site zoned TN-R to TN-C, consistent with the property to the north, so that the future assisted living facility would not be split zoned. Currently, the 4-story portion of the proposed assisted living facility would span across both the TN-C and TN-R districts (see Exhibit A.4). In the TN-R district, the maximum building height is 40 feet and the maximum height to eave providing roof access is 30 feet. The proposed structure exceeds the aforementioned height limitations. With approval of the rezone, development of the entire property would be consistent with the TN-C district standards. The Comprehensive Plan future land use map designation for this property is MUC and MDR, which is consistent with the proposed TN-C district. Based on the policies and goals contained in the Comprehensive Plan and the future land use designations of MUC and MDR for this site, Staff believes that the requested rezone to TN-C is appropriate for this property. Please see Exhibit D for detailed analysis of the required facts and findings. The rezone legal description submitted with the application (stamped on October 6, 2008 by Aaron Ballard, PLS) and included in Exhibit C shows the property within the existing corporate boundary of the City of Meridian. Development Agreement (DA): UDC 11-SB-3D2 and Idaho Code § 65-6711A provides the City the authority to require a property owner to enter into a DA with the City that may require some written commitment for all future uses. A DA already exists for the Southridge development in which this property lies. An amendment to the DA was recently approved by City Council that tied development of the entire Southridge property to a master conceptual plan. The master plan depicts an assisted living facility on the subject property as proposed by the applicant. Further, the CUP approved for this site also requires the applicant to comply with the site plan and building elevations attached in Exhibits A.2 and A.3. For these reasons, Staff does not feel a new DA or an addendum to the existing DA is necessary. If the Commission or Council believes that an amendment to the existing DA is necessary, then staff recommends a clear outline of the commitments of the developer being required. b. Staff Recommendation: Staff recommends approval of the rezone for the Beacon at Southridge assisted living facility, as presented in the Staff Report for the hearing date of November 20, 2008, based on the Findings of Fact as listed in Exhibit D and subject to the conditions listed in Exhibit B. The Meridian Planning & Zonins Commission heard this item on November 20. 2008 At the public hearing they moved to recommend approval of the subiect RZ request. Beacon at Southridge RZ-08-008 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 11. EXITS A. Drawings 1. Vicinity/Zoning Map 2. Site Plan Approved with CUP-08-027 (prepared by The Land Group, dated 7/30/08, labeled as Sheet C2.00) 3. Building Elevations Approved with CUP-08-027 (prepared by Pope Architects) 4. Zoning Boundaries (Current) B. Agency Comments C. Legal Description & Exhibit Map D. Required Findings from Unified Development Code (UDC 11-SB-3E) Beacon at Southridge RZ-08-008 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 A. Drawings 1. Vicinity/Zoning Map I-L 141- ~~~s R a T r~ Site ~~ni rr ~-i P.. ~ ~1 ~ _ _ O 9 .~ e us l , ~; ~~ T`-'` ~~ RS IR4 ~ !~ R4 ~~ 4~ Exhibit A Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 2. Site Plan Approved with CUP-08-027 (prepared by The Land Group, dated 7/30/08, labeled as Sheet C2.00) g ~~ u QEVELOP4AEN'I' C~tbTACT3 ~~ ERlANB .....Ap .. ,. ,„_..._ ., .. _... _... „~ ~ WEST QY - -' 0 ~ ~. 1 i ~ il r J, i _ 'T~ r ^` ~ ~ ~ ~ ~ ,~ ~ ". ~ ,~ J , f i t~ ~ ,, J d i~ d ~ ~y I ~~ , ~ ~ ~ ~ ~ ~ ~ ~ ~~ ~~~~ ~~~ ~- r F Dana ~ _ _ , ~ I ' ~, f - , ,.. s.. ~ ~ j~ ~ ~_ ~ ,~ ,, sae ~~ry . -~ - - -1 ~ ~/ X995 Acres ~ i 1 _ j .1 Zoning: TN~C 1 ~ f TN~R ~~' r' ~ ~ ~ ~ } ~~ ~ ~,~ ~`' -1 i ~ ~ Ph ~ a~n ~ -' ~ ~ ~ zs rya~~u a aP n s ~~~ ~ ~ ~:. i 'eau n e u i~ e tai , ~ ~~t ~ . w ~ T~ ~ ~~~ a ~` 3 ~ `~:~ ~ J- ~~~:~ 1. Exhibit A Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 3. Building Elevations Approved with CUP-08-027 (prepared by Pope Architects) The~6eacon at South Ridge tv eridi° i~,lD _, ~:~. .wa,~ ;T. ~ u:' ..~~ ~~ ~ -~ ~ _. _ ,. __ ,fir ~ 4s ~41 ., ~" _ _ I ~ ~ .~ ,. _ _. _ ..~.+. ~ ~ .r. y~q a :>p4, . Front View Courtyard Yiew The~Cieacmi at South Ridge Meridian, t© ECVf~'i?J' Exhibit A Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 _-, ~~ ~. ~.. r i View from Noah emir.:' ~"he Beacon at South Ridgy: Nleritlian, ID Fns ; C:~+lt t n. ,, ns_+~»rca _~. ~ _~ 3 '- F yy a yF .~- t `~ i ~' J _:_~ ~- ~~ ` * } ^~ r a A rte,. View from East ` ~~ '~_ V[ewfrom West ,~«~~ ~~^ '~~' ~~.. -~tti Exhibit A Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 4. Zoning Boundaries (Current) Exhibit A Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 B. Agency Comments 1. PLANNING DEPARTMENT 1.1 REZONE 1.1.1 The rezone legal description submitted with the application (stamped on October 6, 2008 by Aaron Ballard, PLS) and included in Exhibit C shows the property within the existing corporate boundary of the City of Meridian. 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, 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. 2.4 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 fmal 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 9-4-5 contact the City of Meridian Engineering Department at (208)898-5500 for 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. 2.6 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. Exhibit A Pate Z CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 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. 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 andlor 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 The applicant shall comply with all conditions of approval of CUP-08-027 for the Beacon at Southridge assisted living facility. 4. POLICE DEPARTMENT 4.1 The Police Department did not submit comments on this application. 5. PARKS DEPARTMENT 5.1 The Parks Department had no comments on this application. 6. SANITARY SERVICES COMPANY 6.1 SSC has no comments related to this application. Exhibit B Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 7. ADA COUNTY HIGHWAY DISTRICT tan October 20, 2008, the Ada County Highway District acted on MCUP-08-027 far Assisted Living Facility. The conditions and requirements also apply to MRZ-08-008. • Prior to final approval you wil! need to submit construction plans to the ACRD Development Review Section to insure compliance with the conditions identified above and/or for traffic impact foe assessment This is a s+~parate review process that requires direct plans submittal to the Development Review staff at ~e Highway District, • A traffic impact fee wilt fay assessed by ACHD and wifl be due prior to the issuance of a building permit Contact ACHD Planning $ Dev®lopment Serofices at 367170 for information regarding impact fees. Exhibit B Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 C. Legal Description & Exhibit Map ~ '.' ~~ ~-~~ e,~~t~ uarauri, a;ve;. Thetrce South _,'ti°3~'~~" last a distance aaf2~.Q3 fit to,a pZ~ittt; `Tlaencr: 90,#~ fees atong the ~a~: ol'a nvn-tangent cure tcs'dte left, said cone having a radins cyE ~,tf0 feast, a central angt4 of ! ?" l €i'?'$", a etaa~°d bearing Qf Svutli 2'~~30'17'" ~fe;st~ and a chsard distance of 9CP„ t 1 feet iv a mint; Th~~ncc Svutla t5'S?'" ~,~'t a distance cif I I3, fit to a p~'iint; Thence 153.2=! feet atcng tfie arc csf a cirei~Iar cnrve tc~ ttae right, mid cttave haw ir+g a radius oaf 3d~fI,C~{f fete, a eu~rxnl angle ~f 2~t' i a`S$", a ehcard taring cif Senstls 33~34'4II" ~'0+`est, and a clao~ dunce crf I ~ t .~$ feet to a paint; 'I°taence 5vuth ~$~O8't30" W a distance ~f I b t .fi feet to n mint: Thence. South ~6~00'~b" VJ4st a dist~uic~ taf 141n4.16 feet try a print; `I~6aenee t 7R.?~ fit alrscrg, the arc of a ci€cui~ar curve tra the ltrit, said ctsr~e ttawiag a rius a~f v$~.-1~ feet, a central eagle vi 35'46"~~", a cIi<srrl trs;aring:~f Sc~uttt 3C^ 7s'"27" ~!`e~t: and g c~tE3 distasree csf t ~ 3.36 feet to a pm~int; I hence '~~uth I $"~ I'2 i "' ~ es1 a distance of 99.35 fret tip a p~sint; Thcrce "?Q,69 fbet alaang the en: t?fi a ci#'c:utur cun'c t~ dae right! said erne having ffi radius ~f 45.Ot4 feet, a cesatrai angte caf ~3fl~tt0`f?f}`°, a chs'rd bearing, elf Suutlt 63°~ t :?7" ~ Wit; and a clavrd distance ~f 63.b4 feet tcy a pvir~t; TIt~~9c:a Nvtrth i t°l$'33" Wiest a +~istartce csf?55.14 feet t4 a mint; "I't3ence 1119.b5" feet ale+ng fife arc vfa cirs;ulat curve tts dte r%gl~t, said csu°vc: basing a radins vt 3 t6.7j felt; a central angle ~f 1 ~3~'37°', a chard bearing a~f'tiorth 62~tt 1'4tl" 4C+"eat, zu~ad n cttvrd distance of I CfS.l ~ feet tar a p+~iza;t; :'t`hence 53. "?9 feet; along the ;arc of a circular c~xrve to tltc tefi, said etane Eaawirtg a radius of 3f.?4.Ud fit, a central angle ~?f 14~'I6'2,;,>, a c3x~rd bearing of ldvrth 57°2£t'f~" ~ eat, and a chord distance of 53.7n fit tea a p,'tinb; Thence Bch ?5 °~t'~'S6" Facet a d'a e of 25.t}I fs:et to s pcxantz !"hence Ncarth Iil}~39'~~"` !seat a diste of tii#4.4 t feet tt~ fife f't>IN~' i~F I3Et3IN1` L?v~;. Tl~ als,~c!e-deserit+ezt ~t of land ~ntains I'?.7h acres. mare sir lest suJagect t+~ any etrag, ,wtnents or rues-at=w•ay.. Tie ttfisvn legal i~~rigttic~ta is ~~rittett fir a~~c7nirag pt~rse~ aanl~ ar~d i~ sebt iraten~ied fc°r€ ~ ~,: u.~e of te~n,€ ~ irg t~n`'t~}° rights. ~ i~ ateri>t~3 i, I^~iii`r7i~ "Ft" by this ret~rer~ce is rrtade a part hereof. P , ~ . ~ , s~: 1°t-ll" i ~ CRCItrT', t1~tf:. .I,? E. ~I•it~tLF I)Itli~'Is Stfl'TE IUCI ~:"~Cl..f'.tl7AFIt"4 53tif6 `r,g..g ~s--~tfa~ I 2fl5aS :.,a ..5 iFrlh~ t= ° .._ ~..-~..----~ t~t~t~R~~t~~~ ~ L~ z~ 3' Exhibit C Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 pp~g,tqupy~pted ~n ~ypCp/!q~/~~t~i~pgy~ygth~Lp~giy~qy~gqfy3 tt~5~ 1p~y~ ~~~fpy~c!t~i~~p~ygg2g3y, ~br T81i~~~ ~ dT4!?br dY ~ •'xi39~ ? W+~~lr. ~~Y~a i~ !8~ IY141~d8T:4L 94 a B~dti e~ur~~y9 ~d~~t '°. r~~ ~,,~~ ~~ ~~~~~~f ~ :ens ~ ~ ; ~ ~ ~ ~•~°~ ,:;-~~,~ i:~(~~ ~lltw;~ i I~ ~~.~ t'~ ~~ ~~~ % ~`~~: ~ j -~T° ~ ~5~'~'2~'°~ ,~ ^~; ' ~ ' ` j r r ~ r r~ ~ ~"N~~'~2`fl~ E ' ~ r 1 r ~ ~'fi'5~'.3~ E` '' ~ ~;' ~t~.U~' `~ ~ .%A9'4'~"~ ~ ~" ~ r.` La r _ . / `fir ~3~~~ r r ~ ~~~ 15$4. ~ F` `~r°~~ rAtt ,>r / / qry °~ ~y ~t R~ ~a ~e ' ~ / i°~'"63~$'~}sd I ~}fn 7J~~~1~i°4; ~1'rl°i,+ ~ ~ ;' / r #~F /` r f /r / i ~ ' r .r `,, ; ,- ' ~ :'' r T3T4 ~~i) V /~ f y ., 1 /r m~ r' r / r' ~,~ r / i ` ~ / ~~r ~i- q , ~ ~ ~~ ~ ~F ~r..1 G 1\` f ~®~ ~.. ~ ~ ~ ~~BP ~.. , , ~ ~~ . ~ .. ~ .. '®~1 d~~air d Exhibit C Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008 D. Required Findings from Unified Development Code (UDC 11-SB-3E) 1. Rezone Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to rezone the subject property to TN-C. The Commission fords that the proposed zoning map amendment complies with the applicable provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission fords that the proposed use of the property for an assisted living facility is consistent with the requested TN-C zoning district and future land use map designation of MUC & MDR for this property. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, The Commission fords that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. b. The annexation is in the best of interest of the City (UDC 11-5B-3.E). This finding is not applicable as the applicant is requesting approval of a rezone, not annexation. Exhibit D Page 1