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HomeMy WebLinkAboutStaff Report ~7 ~. ~~. ;,Ft A~( ~r~f STAFF REPORT Hearing Date: February 5, 2009 '~ ~~- TO: Planning & Zoning Commission E IDIAN,---- - FROM: Sonya Watters, Associate City Planner ~ ~ ~.}~-~ ~ D ~- ~ 208-884-5533 ~~~~ '~ ~ - . ^! Y;, SUBJECT: CUP-08-032 -Locust Grove Plaza B ~,~ ~~;` ~ Y,,~ _ I. SUNIlVIARY DESCRII'TION OF APPLICANT'SREQUEST -~; ~; ' °o ~~~~-l~n=~ The applicant, Ruby Edwards: Architecture + Design, has applied for Conditional Use Permit (CUP) approval of a residential care (assisted living) facility in an L-O district, as required by UDC Table " ":~ ~ 11-2B-2. ~; ~w The applicant is proposing a 30,106 square foot, two story, 54-bed, assisted living facility to be ~ ,.. constructed in two phases. The first phase will consist of 30 beds with a 24 bed future expansion. See ,~ • "#'' Section 10 of the staff report for more information. :: ' -;- II. SUIYIlVIARY RECOMMENDATION Staff is recommending approval of the proposed development with the conditions of approval listed - in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D of the Staff Report. ;f III. PROPOSED MOTION ~. .y~. ~'~ ~_' Approval !P~''dw ~~ "i,r After considering all staff, applicant and public testimony, I move to approve File Number CUP-08- 032, as presented in the staff report for the hearing date of February 5, 2009 with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number CUP-08-032, r ~- ~ as presented during the hearing on February 5, 2009, for the following reasons: (you must state ";:~~ v specific reasons for denial and what the applicant could do to obtain your approval in the future). I ,,.t L ~~ further move to direct Staff to prepare an appropriate findings document to be considered at the next ~¢ ° ~ Planning and Zoning Commission meeting on February 19, 2009. rt r - Continuance ' I move to continue File Number CUP-08-032 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) ` ~ ~ IV. APPLICATION AND PROPERTY FACTS ~~ A. Site Address/Location: } '~ ,~ , ,,.•. The site is located at 1695 S. Locust Grove Road on the southwest corner of S. Locust Grove Road and E. Overland Road, in the northeast % of Section 19, Township 3 North, Range 1 East. B. Owner(s): ~~ r Locust Grove Plaza, LLC k-=~~~ ,:~x~ 2548 Stokesbeny Place, Ste. 105 ~~ ,~ 3 t; Meridian, ID 83642 µ.1 ~~~ >T Locust Grove Plaza CUP-08-032 PAGE 1 .~ ~~ x ,,"~: ~~~». , vt y ~.~~, n~~- ". ,. s ~ ~ ~: ~ ~ _~ W4 C. Applicant: Ruby Edwards: Architecture + Design 200 N. 4~' Street, Ste. 101 Boise, ID 83702 D. Representative: Wescott Edwards, Ruby Edwards: Architecture + Design (208-345-7323) E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11, Chapter 5. D. Newspaper notifications published on: January 19, and February 2, 2009 E. Radius notices mailed to properties within 300 feet on: January 9, 2009 F. Applicant posted notice on site by: January 23, 2009 VI. LAND USE A. Existing Land Use(s): The site is currently vacant. B. Character of Surrounding Area and Adjacent Land Use and Zoning: Residential uses abut the site on the west and south. A convenience store/gas station exists across Overland Road to the north and vacant land exists across Locust Grove to the east and northeast. 1. North: Overland Road and Maverik c-store/fuel station, zoned C-G 2. East: Locust Grove Road; Vacant land, zoned C-G 3. South: Sportsman Pointe Subdivision, zoned R-4 4. West: Sportsman Pointe Subdivision, zoned R-4 C. History of Previous Actions: - In 2007, the subject property was granted Annexation and Zoning (AZ-07-004) approval by City Council with an L-O zoning district. A Development Agreement was approved with the annexation (Instrument No. 107126900) restricting the site to office uses. Alternative Compliance (ALT-07-005) was approved for construction of a concrete landing, retaining walls, and two stairways within the required street landscape buffers. Design Review (DES- 07-002) approval was also obtained for the site and building at that time. - A Development Agreement Modification (MDA-08-006) was approved by City Council on January 13, 2009, which allowed for the operation of an assisted living facility on the site with conditional use approval, along with principal permitted uses in the L-O district. A new site plan and building elevations were also included in the DA for the proposed assisted living facility. D. Utilities: 1. Public Works: a. Location of sewer: E Overland Road. ~~,~ ~; , ~ ~~ ~: r ~, *. F',; . ~: Kt; 2': ~= b. Location of water: E Overland Road c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: NA SST _ 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: A small portion of this site along the northwest property boundary lies within the XS flood zone but is not within the floodway. 4. Topography: The geography of this site slopes down significantly from the adjacent streets. I F. Access: One access point to/from the site is proposed to/from Locust Grove Road at the south end of the site• no access is ro osed or a roved to/from Overland Road. P p pP F.: ~~, VII. COMPREHENSIVE PLAN POLICIES AND GOALS 'This site is designated as "Office" on the Comprehensive Plan Future Land Use Map. Per Chapter VII of the Comprehensive Plan (page 106), the office designation provides for opportunities for low- ~~ impact business areas. These would include offices, technology and resource centers; ancillary commercial uses maybe considered (particularly within research and development centers or :: technological parks). _ While the proposed use of the site is not an office as designated on the future land use map, staff "'" ~`~ believes the proposed assisted living facility is similar in intensity to an office use, or maybe less, and will serve as a buffer between existing and future higher intensity commercial uses and abutting N~'; residential properties. The UDC (Table 11-2B-2) allows residential care facilities as a conditional use in the L-O district. Because the site is already zoned L-O and abuts a residential neighborhood on the west and south boundaries, Staff believes the proposed use is compatible with the adjacent residential uses and the intent of the Office designation. Additionally, the amount of traffic generated by the r,. ;; ~: proposed use should be comparable to that of an office use. Therefore, Staff believes the assisted living facility is an appropriate use on this site and is consistent with the intent of the Comprehensive - Plan. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): • Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for the provision of all public services. r The City of Meridian plans to provide municipal services to the subject property in the following f manner: y~ ``°' - 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 (ACfID). This service will not change. - The subject lands are currently serviced by the Meridian School District No. 2. This service '.: will not change. ~: ~ .: .._.~.~. ..1~<.~... ~fy; rJe A,3 .i .V: ~'.r'..?s'."n.' .~'.y.. 'iY .~-~. zY. R' '~>¢ ,' .<:. :,. ~... .,_ .a~,x ..~ ~; y. N~~........ ~t.~xr'a .:.?•+4r.. •L. f N•~v'F, ~ "~`, .y ~, ^~..m, +, ~q. r .t rsc, c.~~b'.'.'"~~ ~~ `q}'~y~."~:; u~Y ~ Ya ~,; , t i °t w.ie 5` ~r` 9 ~j l s:~y i yg,s~~ ~ ,`~~F~ ~i, A ~ YI ~ 4rY"• ~,', t ;.;itlxi;4i r" t, :wa,•8.4 fi $ ;i~: ~ i , s . ~ t n ,.+4 Wyk', ~`ie''~x • '~+`.~'~~~ ~ f.l;;~~,aM+'4 ,.. ~~.:; ~•.i5,~:aE,.~:'•.;~1;,~~,:k- aT. '~ _.. I ~~ ..~ .•I,, 1.~,.. 'd.Fi';aa.. "a'n~ .•.~•«. I, r .e ~7 . Y *.gi: M _ ,~' `,~~, •` , 4 ', k ua's..: ' eiq; : ~4Y;(,+ {.M ' ~T 9. ~; ~'~"; "s. /.,,: n .pr ~.. 'r1 . i Yr. 'asr~< ..-e, ~'1~~~'Y A•.~+::~s5 ,~.K.. . +~7' y,• sw9t .. ~t 4 1~` .x++" ~~ @f r 1 SP ~r ' ^ . '''~~ . L^ • . t~ '1''Y ::~,,,°... •l:. -~*t~m',:".s,, ~. 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' a <. v`~>~: 5•;;i~•,z: ~4 ?. s ~~.~ yY;,rrtJ~ ~ .f,w': ifeR', a,~~", ~?;~A;~•y:s ~,ix~^ °i: `.$", v§fr` ~'`','':'~ii,,, x, tz,§ t 't: r ~., '..N :.f• t v-~r t, `."'e;: ar: :aa- bpi, ...~~' ^3s.:xs°te'~ , ~`v •t3cew~?3®::.'-k 0.1 N ~~, !1,:,~~..,.r.~t_ ~-~,F,. ~z.:'ra:.er3s. ~~ ~.:: ~..:; i .sS~;'`~,. .: F..r=y`,.,": tiA S. '~: :~iS,aeg ~S~ IF~"~~>~•`t~~~~" z•. Y.Y.~Z:ft~`: ~ i ;., I ~ 'a.S •, '"^; .Efi+rA ~• ;;V M1y^.4;.. Y„ jI .•t;. .~.'4ti5~&,i'-F%~''t~ ~s' r y~,f yxAF i ~'~' •J40. ,gyp; ,' i ~ 4 ~ ': +,4:r:a ' ri:f~~' `9T~Cw,~ L'S u `V; - t`t. a+: i, ~'e •~ ~ - ~ : ~',' Div" A"'s*'"• .. ~S. 1I r ~.. ~: °: ~ , - The subject lands are currently serviced by the Meridian Library District. This service will `~' ; not change and the Meridian Library District should suffer no revenue loss as a result of the }:y ;: subject annexation. Municipal, fee-supported, services will be provided by the Meridian Building Department, the ,~ >:_ Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater ' Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary `< Services Company. • Chapter VII, Goal IV, Objective C, Action 1 -Protect existing residential properties from 4 ' incompatible land use development on adjacent parcels. i. Staff believes that the proposed residential use of the site will be compatible with and have a low _ impact on the existing adjacent residential uses to the west and south. The applicant is proposing to construct a 20 foot wide landscape buffer and 6 foot tall vinyl fence along the residential property boundaries as a buffer between land uses. ~ . ~. r~ • Chapter V, Goal III, Objective D, Action 5 -Require all commercial and industrial businesses to `' ; ' install and maintain landscaping. `s Street buffer landscaping and internal parking lot landscaping is depicted on the landscape plan ~_ `' for the proposed project. All landscaping shall be installed and maintained on the site in , accordance with the standards listed in UDC 11-3B. ~ , • 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 F' ~R, ~ . variety of long term health care options available in the community. t~°.:< x~; • Chapter VII, Goal 1V, Objective D, Action 2 -Restrict curb cuts and access points on collectors } and arterial streets. - Only one access is proposed to/from Locust Grove Road, an arterial street; no access points are proposed or approved to/from Overland Road. VIII. UNIFIED DEVELOPMENT CODE „s A. Schedule of Use: Unified Development Code (iJDC) 11-2B-21ists the permitted, accessory, and conditional uses in the L-O zoning district. The proposed assisted living facility is classified as a ,. ; nursing/residential care facility use, per UDC 11-1A-1. As such, conditional use approval is ~~ ~ required for the proposed use in the L-O district. Additionally, specific use standards apply to this ~: ~ type of use (see UDC 11-4-3-29). ~;; = B. 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 s , ;,- $ in the district, the scale and mix of allowed commercial uses, and the location of the district -~ ~ ` proximity to streets and highways. - C. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in UDC 11-2B-3 for the L-O zoning district. D. Landscaping 1. Width of street buffer(s): 25 feet adjacent to E. Overland Road, a principal arterial street; and ~; Locust Grove Plaza CUP-08=032 PAGE 4 r Fh } :. -.. ~ 4~ ~ - ~w- i ~ f'F ~ 4F.. ~' ~' ! ' ~~, ~1'R. F~ *¢;N ~' S F Y ~~S ~ ~=v `h 1 ~~~ T f ~e~ ~5~. 'f }'", r: y ~. ~'a Kh j,~ Y tMy~,. .. }Zi• J ktt4; tI s-tom ~'t" :.?::e ~, '`" ' } lhd~ ~i r -r ~ .~ ~•x.~ ~.;~ ,. tlf,, ire' r~ ..; tiM w ~ _ s; '•l1f ~T -•.: +,~. Kt ° 3~1 r,{?~ ;~ 5~ ~4Y ~. eyd ~r ~ < ~ ~~.. ~v Y _ ~y~. ~° ~+ s~ 4 r N~ ~ai ~' ~W.;~v ~ y ~ ~' :"- J' :1.: A~~ `v- '~:~,,' ~~:~;, 3 ',' 1 , ~`~yt ,~ r ~ ~ ~~? z- F:. _:~~~;- -~~~'~-, c ~ ;~", ,. "4 ~ ~; _ ;°~; l Tyr ~%. r'?' ~~ ~~ ;;r_ ~~ ~~ •~,.', ~, r ~i r: .Y s ?;~ ~ yx -~l ~:~; ;F t ~, ;~; t~, t.` a `}. u~ ,~.y ~r~;, ;,. a.;., F_ _ i;~_~:: 25 feet adjacent to S. Locust Grove Road, a minor arterial street 2. Width of buffer(s) between land uses: 20 feet 3. Percentage of site as open space: NA 4. Tree Preservation: Mitigation is required for all existing healthy trees 4-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement. There are some existing gees on the site that are greater than 4-inch caliper that are proposed to be removed. Elroy Huff, City Arborist, verified the existing trees consist of dead, dying, or hazardous trees that do not require mitigation, per UDC 11-3B-1 OC. S. E. Off-Street Parking: UDC Table 11-3C-6 requires 0.5 parking spaces per bed; 54 beds are proposed. Based on this amount, 27 parking stalls would be required; 29 are proposed, which complies with this requirement. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. CUP Application: Conditional use permit approval is requested fora 30,106 square foot, 54- bed, assisted living facility in an L-O district. The Comprehensive Plan designation for this site if OfFice. Staff is supportive of the proposed use on this site and believes it is consistent with the Comprehensive Plan (see Section VII above for more information). Specific Use Standards: Per UDC 11-4-3-29, the following standards apply to nursing or residential care facilities: (staff analysis in italics) A. General standards: 1. If the use results in more than ten (10) persons occupying a dwelling at any one time, the applicant or owner shall concurrently apply for a change of occupancy as required by the building code in accord with Title 10 of this code. The applicant is proposing to construct a new building for the proposed assisted livingfacility. 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. The recommended conditions require the applicant to comply with this requirement. B. Additional standards for uses providing care to children and juveniles under the age of eighteen (18) years: (Not applicable) 1. All outdoor play areas shall be completely enclosed by a minimum six foot (6') non- scalable fence to secure against exit/entry by small children and to screen abutting properties. The fencing material shall meet the swimming pool fence requirements of the building code in accord with Title 10 of this code. 2. Outdoor play equipment over six feet (6') high shall not be located in a front yard or within any required yard. 3. Outdoor play areas in residential districts or uses adjacent to an existing residence shall not be used after dusk. C. Additional standards for uses providing care to patients who suffer from Alzheimer's disease, dementia or other similar disability that may cause disorientation: 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 Locust Grove Plaza CUP-OS-032 PAGES ~3 'l ~~ swimming pool fence requirements of the building code in accord with Title 10 of this code. (Ord. OS-1170, 8-30-2005, eff. 9-15-2005) The applicant states that this facility will "'" not house patients with Alzheimer's or similar disabilities that may cause dementia. r~'` Site Plan: The site plan submitted with this application (prepared by Ruby Edwards: Architecture + Design, labeled as Sheet Al .1, dated 11/20/08) depicts one 15,730 square foot ~' `' building pad fora 30,106 square foot building to be constructed in two phases. The proposed R~' ' on-site parking meets and exceeds UDC standards. The two-story building is proposed to be ~ located away from the adjacent residential property boundary next to Locust Grove and f ~: Overland Roads with parking at the rear of the structure adjacent to the residential properties. ~, Staff has reviewed the proposed site plan and found it complies with the dimensional i;;. , . standards listed in UDC Table 11-2B-3 for the L-O zoning district. s'~ " , Landscape Plan: A landscape plan was submitted with this application (prepared by Ruby Edwards: Architecture + Design, labeled as Sheet L1.0, dated 11/25/08). The plan depicts a ' ` 25-foot wide street buffer along both Overland and Locust Grove Roads; a 20-foot wide ~. landscape buffer and 6-foot tall vinyl fence along the west and south property boundaries adjacent to residential uses; a berm along the west boundary that projects 2 feet above the parking area to shield neighboring residential properties from car headlights; and internal parking lot landscaping. The applicant has submitted across-section of the proposed berm " ` ` ~~ that depicts "anti-personnel" landscaping along the west and south property boundaries r e between the berm and the fence to deter people from loitering in this area in response to ~x; concerns of the Police Department. Staff and the Police Department are supportive of the r;; > _ proposed landscape plan and cross-section of the berm as they comply with the standards listed in UDC 11-3B and meet security concerns. ~ Access: One access point to/from the site is proposed to/from Locust Grove Road at the south ' °~ end of the site; no access is proposed or approved to/from Overland Road. No stub streets 5< exist to this site; the property surrounding the site on the west and south is akeady developed. "= Staff and ACfID are supportive of the proposed access. Sidewalks: The conceptual site plan depicts a 7-foot wide attached sidewalk along both Overland and Locust Grove Roads. The Comprehensive Plan (page 55) requires detached ~'` ' sidewalks along all arterial streets within the City. Because the existing sidewalks were ti,`~, recently constructed with adjacent road improvements, staff is not requiring new detached sidewalks to be constructed on this site. Fencing: The applicant is proposing to replace the existing wood fence along the west and south property boundaries with a 6-foot tall vinyl fence. - Building Elevations: The Applicant has submitted building elevations with this application that are included in Exhibit A. Building materials depicted on the elevations include shake i~~ '_ siding in two different colors, lap siding, a belly band, simulated stone veneer, and architectural composition roof shingles. Staff is supportive of the proposed elevations as they :- comply with the design standards listed in UDC 11-3A-19C and the elevations in the ~~ : ~ amended Development Agreement for this site. The future building constructed on this site . s` shall substantially comply with these elevations. ``''~ 2. Alternative Compliance (ALT) Application: The applicant is requesting approval of Alternative Compliance to construct retaining walls and a plaza area within the required street buffers along Overland and Locust Grove Roads. Per UDC 11-3B-7C.6, except for `"' " walkways, driveways, and signs, impervious surfaces are prohibited within required street ` buffers. Because this lot has considerable slope from the east to the west, the site requires .. ~- substantial excavation in order for the building to be built at a level between the adjacent Locust Grove Plaza CUP-08-032 PAGE6 ~~~4 '- i,; y v ;,~~~~ ;;',; _ ~. ~;, ~, ."a,t:: ., f _ ~~ 6, F ' ~ 'yW~l :x. ". ~a~ ~ ~, ~w „~, . ~~ «° ~~~ ~"~. ~;~ ,:a 1. k'~. 'fir:, ,,...., ~r;?' `~ residential neighborhood and the intersection, making retaining walls necessary in certain areas. ~ As mitigation for impervious surfaces to be located within the street buffers, the applicant ~" ~' proposes to construct a water feature, outside seating area (plaza) with landscape planters, trees, and pedestrian pathways as amenities for the development. .. "' ':` Per UDC 11-SB-SB.2, requests for alternative compliance are allowed when a site involves ~"' space limitations or an unusually shaped lot. Staff believes that this parcel has space ~:;: limitations due to its size and irregular shape. For this reason, Staff is supportive of the request for Alternative Compliance as proposed. See attached Findings in Exhibit D for ~~:' more information. Note: Per UDC 11-SA-2, Alternative Compliance applications are G k approved at administrative level by the Planning Director. However, because ALT is requested concurrently with the CUP, Staff has included analysis on the ALT request in this '~~~ : ;; staff report; the ALT application does not require Commission/Council action. ~ ,._ s.-; --. A%- 3. Design Review (DES): The applicant has requested DES approval with this application in sb'. accordance with UDC 11-3A-19B, which requires structures over 10,000 square feet in the L- ~~>` " O district to comply with the design standards listed in UDC 11-3A-19C as follows: (staff s'''` analysis in italics): ~~.'. 1. Architectural Character: a. Facades -Facades visible from a public street shall incorporate modulations in the ~'` facade, roof line recesses and projections along a minimum of twenty percent (20%) ~'~ - of the length of the facade. The proposed building incorporates fodulations in ~~~ the facade, roofline recesses and projections in excess of the required arrcount. b. Primary public entrance(s) -The primary building entrance(s) shall be clearly defined by the architectural design of the building. Windows, awnings, or arcades shall total a ~'_ minimum of thirty percent (30%) of the facade length facing a public street. 1 he primary entrance is defined by a covered drop-off circle connected to the parking lot. Windows and arcades are proposed along the building facades facing public streets ~. , in excess of 30% of the length of the facade, as required. ~ti c. Roof lines -Roof design shall demonstrate two or more of the following: a) overhanging eaves, b) sloped roofs; c) two or more roof planes; d) varying parapet h ;, ' heights; and e) cornices. The proposed roof design incorporates sloped roofs, overhanging eaves, various roofplanes, and dormers. ` ~ d. Pattern variations - At least two changes in one or a combination of the following a .. . . shall be incorporated into the building design: color, texture, and / or materials. The ~5. ~ ~'~ structure is proposed to consist of a mixture of horizontal lap siding, simulated shake ~' `' siding and trim, all painted in various earth tones as well as some simulated stone on all sides of the building. ~~~.. ~ e. Mechanical equipment -All ground-level and rooftop mechanical equipment shall be screened to the height of the unit as viewed from the property line. The applicant will ~, ~ be required to comply with this requirement. 2. Color and materials: Exterior building walls shall demonstrate the appearance of high- . quality materials of stone, brick, wood or other native materials. Acceptable materials include tinted or textured masonry block, textured architectural coated concrete panels, tinted or textured masonry block, stucco, or stucco-like synthetic materials. Smooth-faced concrete block, tilt-up concrete panels, or prefabricated steel panels are prohibited except Locust Grove Plaza CUP-08-032 PAGE 7 ~ of 3 A ~ ~ 1 ' + ; y { .•T Y •• ~.. 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' ' Y•, ~e..~'" .t ~. .S.Y:,Y°?x~+ ,~~! ~3 ':>:, f ~" M1° ' ~• : ; . ~ ' - . ~. t j ~:h ~;;g,.,: t, '~yk .A ~ ~y~- v•: ,,£~. -.T_~Jh, .E4~+~i '~"Y~ -^'.r'n~',4,... ~ P S ~ 1 -T-',Y. ~, .. . .,. ~ r ~ - „) •~. y ~. ~' .f: r: :N •- ..rk.•~ .'~:'. :,a: a}r `.1 .. .~"n 4 S ~ 1:. ~ s 7'.. 4<~av., `<Y,~;~h,+`y:~<Yr~~~' s7 :~~'f"rt~r t.~'<F g ~: is#:'. ~-,,;r', •, ..Y r+.:':?'::.$ .t r ' ! J; ' •d ..h;a'Ws'i.':•P:r 'i~i ~~~~ v°..~. n`i~:. ' :Yat' i` ~ ~ i < ~ '. a + ~ ., M'• £~. ±R: < . . c,N • +.•av i r" 'NN" xJ~ r . ]f ~ ~ 1 .' Hi i ~) ~ . • ' ~] , ,. 1ni.~t~•'3f I'i~ ';..+c PC ~+ ?y ~ - •: n ' ~ ~ S y _ ~ ,~ +: • i. Y '.+4, f I ` ~ ' 9 1 S ~ ~ . fGt:.' RF. t. `Sn• i` +: "},~ 4~.~'^ y~e', :. .7 7 :' ~• 'A:~ A:; s' 1 .~ 5 I . .H7y• } 1 ~ d .x ... ( + ~~~ +:i s. _ ~: Y +r.~q '.4 i^py ~1:+s` '4;'i..:. Y ` r #:~t 3W~ ~ ~ • ~ S .~ ' :'r 5?\ F t <'~Y,, :~''".~ :~.,L'~ ~+ .d r s' ~' ': ~`: "' '~' ~ ~ ~ ` .-., v , . ~ r, + :'n ^.+v:C. "Sr'.l i~.~~~.+}p arg y' a 'x,o* f. a- ~ 't a ~ l h . . ,~ j (.,3.5~ ~- ,,a N;z fl - ; ~, .. ~.r : s r ^' .• •.:.,~.r,..,..f~~ .~:c'~.~,• '13t2aF. ~ t: r~ " ~,Cn~+ {'o _ ~ .~.J,v~^, sx ~.~v.~'~'~ ~ ; s ~ ~ ~ ~ ~.,~ y~,~' y~ i I t :'. ~,p,.,a.€~ye ,~',i I I ~ ° , , . r 4 1 r. ,- i . as accent materials. As previously stated, the structure is proposed to consist of a mixture of horizontal lap siding, simulated shake siding and trim, all painted in various earth ~~ tones as well as some simulated stone on all sides of the building. 3. Parlang Lots: No more than seventy percent (70%) of the off-street parking area for the ' structure shall be located between the front fagade of the structure and abutting streets, ~ >~ unless the principal building(s) and/or parking is/are screened from view by other ~;~ :,_~. structures, landscaping and/or berms. All of the proposed off-street parking is located ;~ behind the building. r= _ 4. Pedestrian walkways: 3''° a. A continuous internal pedestrian walkway that is a minimum of eight feet (8') in width shall be provided from the perimeter sidewalk to the main building entrance. The walkway width shall be maintained clear of any outdoor sale displays, vending machines, or temporary structures. The internal pathway connecting to the `. ~ perimeter sidewalk along Overland and Locust Grove is S feet in width, which does ~ not comply with this requirement; the site plan shall be revised to reflect an 8 foot wide pathway connecting the perimeter sidewalks along Overland and Locust ~'.: Grove Roads to the main building entrance. ~' '` b. The internal pedestrian walkway shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks. Not applicable (the internal pathway does not cross any vehicular driving surfaces.) c. Walkways at least eight feet (8') in width, shall be provided for any aisle length that _;' is greater than one-hundred fifty (150) parking spaces or two hundred feet (200') away from the main building entrance. Not applicable ~" d. The walkways shall have weather protection (including but not limited to an awning or arcade) within twenty of all customer entrances. An awning is proposed as weather protection over the main building entrance. X. EXHIBITS ~~ A. Drawings 1. Vicinity/Zoning Map 2. Site Plan (dated: 11/20/08) 3. Landscape Plan (dated: 11/25/08) 4. Cross-Section of Proposed Berm with Landscaping 5. Building Elevations (dated: 11/20/08) u;= B. Conditions of Approval 1. Planning Department f, ' 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department *~'~', 6. Sanitary Service Company Locust Grove Plaza CUP-08-032 PAGE 8 !} »:,:•~;•f:r,h~. ,3~xs~ ~;,~ dig • fi ~ - r ?, ~ ~ ~ 3 u ~ • , yx::• •:~to ~,, ..y. .. 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S ;~1, x.£ + +~,3'?~:"r --~'-;>.•..r ~} :?~st,:~4"'. ~~`~, ! ~ ~ ,jay ~,i_;-.. ,,3~.,e?r . 1 ° ~ E.~ I ` 5 '~ "e ' ~ •Y ± ~ ~..3 }. '. r!f{, ;~ i l'+ 'iii, l1' 1~ (~ »• , ~1 ; .t};~ . ~h ~ ' otki: ni . ~.. I ..'F;d i .. ~. .. .~ " .~ 'IF f: ~. ' I 1 , ~a .. " ., • u .r.' . ,: ~ : x. r t -i ~+6 ;~= " ' ` ~ ,~ 5 , ~..., ~., - ~s.tt, 3~ 3 Wa~~ ~'S` °~`.'"~~•'r 5 '~ ` ° ' ~ ' ' ~ z ~ } ~ fi _ ;x x" ~; ~ ~;r , s a, ~} ~. 7e, 3~, Sl rd' .y~,}. im3 ` 1' :: ?It; ..yy 1 73"t 1 ~ ~ 3 5 ~ " , a , .Y, ~yx. f. Jr.~J • t ~~~ ~;.~ + xa.~i ":~ P.f"' ='+'Y:~k+S.' ~ F . f 4 ~ i...~ .2,~+ .,~>.,.!++~ v~H . if ° . i4N~~~lw~+.~ ~y`rr~; .~'. , ., ~~ I : ~q~~ ~•Lr' -`i ~ i r,~r `~ ssv ~ ~ r r -~yY ~r ~. + t.. .; .. ~ +" . A . .. .; , . . _ ~ ' .. .. . . ~ t ,y :,~~, w 5 , ~ ~ v, r .. ~ .~ °+C 1 ~.' n ~: , F .:;}SI'r x~k'i r^~.P ~r`„: ~ ~ I IY , s,' ~ ii :i~{>6~~~"~~Riy ~~,. :. .} .t ~( 7 -..e dry : L R ., _ :` ;; r ~`<~; <;~: -". ~', ~' ~` `~" ,~_ ~? ~,-,., :ae i'.f - ..-i ~4 ~i~:1~' ~ ~..1 ~. F .~ ~ T~`} ~': ~.-. ,,~ ti:~ iF,~ iE.; .Tc 2 ~'a~~ ~fr;syE+ ~r ~.~~i !:.':. ..: ~~: ,~ { ry~ . _,';, ' N :~~i M s =~~ ~~.-::$ .; ' ;: .:~~~F ~~:,; Vicinity/Zoning Map Exhibit C -Page 2 sr s s ~f. ~. 2. Site Plan (dated: 11/20/08) ~~ ~ ~ ..': + a•. s... Boa s~,ar.s~ ~,®~ ~~~~ ~~~~ ~~,~,,~ m~_.~w -- ~~~ ~ ~ ~. NC~iT~ ~A~1rEA~,1f ~~ w.. ~~ ~ ~ ~~ ~ .. med. ~~ ~~e ~~~ Exhibit C -Page 3 y X ~ ~K§ A y) 1~ +4 fY~~G 1~ ~!. ~.`~ cal F ~M .~11~ ~dC~'~'i~ ~~ ~~ r ~~j~} k ra 7 ~ ~;;~. ~ '` ~ ~ n~ ~ ~ a-Yy s e'y~ ~~ ~.~~ }..^rtr „Ftt~l txl r ~ L tyv3LF ~^Z 4 ~~~_. 6, ~~ y ~~ ~ ,{' k ~~ ~ ~+ ' ~ s r~G~~i `Y4 ~Y .. .. ~a U Lt ~ r rl"v, t ~~ha _.. v r tc ~~ t it , ~;jf~i, ~-~ ~~ t d~ •£ra X31 '.' n~~,' a i F .r /'~~ R T'~I HSi ~ .. ~y py f 1 Ii _ ~ I N ~.,. K::., ~; 3. Landscape Plan (dated: 11/25/08) Exhibit C -Page 4 r ~~ G1 ~~ r ~~ 'ire _m ~ .~ ~.~. ~_ _ m. ~~ neosw ~ osr sa. .o "~'~ ~~ ~m~ m iae °i s~ m~rwrxe mm S~ M. fO 7: i /'+~ t~tl~0i~•ie ~1 t~il1r e~s~o•~ sgas~soa~•~ su~~~ur ~~--"~ ar~~ ewsito®.~a~ro~ }a~ ~s~d®s.~s•~ ~sr°. ~~r r ~~ W ~~ ~~~ ~~~ a ~~ w -_~_~,~ -~~ ,gin ... L1~Q ~- ~. K x ,~,;~' F -tT +jG~;. ~}~ '.! w ,~ a '. ~ T~'i Y~~1.F-~J.4 y ~~ dom.: ~ -i n ~o ~~3}'-0 ,I,yi r f PFr ~ -^, ~2~ `~~+ ~~ ~ ~~ ~ ~ !p ~'n £ ~ ~ yfr~~ ~ ~ ~( a 5~~ t~ ~?k ~'ti- r „~. ~~ ~ 4 ~~ „ ~, «~~ ,,r 't ,fR +'Y K y~ t~~ftt{11+ ~ r ~ ~ -, y~ - a, ,ti;~jt,~,,~~. - F ~ d t t ~ ~&5 `.~~ ;~ ~~ TM - f ~ ~ 4 l.A ..~~, l h,~ Yi Fay v7 'f+~~^ ~ \t L ~1 ~ y.... r ~ ~ ~5 }~`X'F k iii ~ ,~~.. - ra ?; ~ r ~ ~. N ~ t a ''~: Y~ 1 ~S ~~i y l ~x ~_; ys~~ .: ....~ r~Yf°, (:n~ ~ tH d ijp~ ~+T i ~ x 1 .. ~~ <'} a_ ; E" a~ u.." r,_, i`,"> 4. Cross-Section of Proposed Berm with Landscaping -'~a d ~ - e ~. 6 L _ ~~ t~ I t - 4 ! ~. t ~.: ., C+~tfER TRFFFE5 A9 -_ I , ~ ~ ti - ;~-r,`' ° ~~.~ r I ~ ~ ~'~~ Y'- r aNr-ra~~sor~ LkNDS~r~a: ~.- _ Z,', ~ _ -"{ - PLANTINGS t(TCAYFO 'Al.C1~7G '; j-- ._. ~ - ~ _' , ~,. 5f7UiH AP:CI VEST PRa('FR7Y ~ ~, ',' LINES, ItcCLUDiNG gAR9ERRY, ' - ! -- SKYRDCItEi JUNIPER, HAWfdlilRtYE~.. ~ _ I AND PYRACA.NTHA SHRUBS - ~ x. - `• +'`' > > :- ~.. NEW NT~V}'L FENCE ~ ~ ,~~~ ~~ ~ _ I ~I~ I ~ , n +'.";,-, ;F, qua ~ f~,• I~. ~~ !°- -0~ 2'-T9° it'-5" ~a'-~° s „ub Kflm~ - uab Pumber [3rs~wn Relere+ic~ L~fawing ruby ~ e~war~e¢ architecture Srr.Ie + de®ig¢i, P•a• late Exhibit C -Page 5 - - :91 k _ __- I~`lu = _na W _ - i~I f26/~Ct i ,~t M r•_z, ~~w~~ ~~ .. ~2y~ry , 3, r ~ #~ ~x~ °~9'~ - iM1` 'FJ }~ i .Y`F'~ ~Ia °~ i`.~ 1~t3~~~s y ~" ~ '€: vrr s ~e ~ z~ r, ~ ~, 1 ,JS s _ ~ `~ ` Y - ~'j{ 'i~ ~ i 4'fi ~ ~F ~~ ~,~~' ,`. g z sK~'- r~ ~.~ ~~ ~ y~~, T a ~. s t a'f n ~ ~ ,€ .. 'y ~ ~~ ' E" c 4~ by `:-s f~ i~ 'xr:. ~ 3 ~~ ~' t a 3a ~: r ~ ~". ,~~• ...~ .. ~:.• l c C '« ~ S', J .~ '. ~L5~7,' ~~ a ~"' V LC3Cl+S i CRQ',~ rla5'hTCt7 L1V PI a' rWw _. _ _ _ C81J.~,§ ~` f}'dfRHA!dC~ ft1R CARS 5. Building Elevations (dated: 11/20/08) ., re + ate.. ~... ~~ ~~.~ ~,®~ M~~~ ~:,~~~, ~~~~ ~T ~~.~.,. ~.~4 ~ ~_~ ~~~~ _ P °'';~ I ~d s~:l ~ ~~ ~. V~4i F1EVA71~1 wr W ~~ ~g ~~~ ~~~ ~~~ ~~~~ PR~lIMINPIRY FAT RTRO]t~TR1'CRC~~ r en ~ aYtl YniF r,. LiM1 P MAN 6i C,2ff Exhibit C -Page 6 S~~J1H FLEYA118Mi ~t •p A3.1 EJJ2.P~5S~i ~sr pEVan~ .~ E.. ~~ Y ~" ~'~. ~+ .:. _. ` i~q~ r W TG f~ ~ 'L G : - -~ ; - ~ t ~ ~ ~ _ r ' a ~ r _ ~~ I~ 1. F 3 ~ ~"jam f1 ~ ~f t ' 1 ~~=~~~ ~' - ~'T ~~r, Nip FSQM ~ va'w ,~? ~ ~. ~s~; ~;~ ~;' r ; . <z .1 i.. ~ , M ~~ o ~ y1' 1~+--`:.ate.-~. _ _., _ ~~i -" ~....__-- a~iara J~ ~ ~ ~~ v~~ r Exhibit C -Page 7 - „~ ~,.. Y ~1 + ~ ~ ~~ ~1 ~ , ~r , ~ y ~ ~p ~~yA 7 - ~Y-'~' "5 ~ r 1~ ~ ~: ~. ,. .,,~saM 7 r * _ ~-~ 3 V~ Y ~p! ' Li _ i ~ ~ 4 ;C yr '' y "~.~yf9+ ~" e ~,''t~ia Mrr A w * .?~" w1 ~ ` z~ ~ ~'y a a S~~-. ~~ ~~ tom: ~ `cC ~~,~ ~~ ~~ ~X~ ~., 1. 7.c } y'r~ f;f. 3 W~L^"..t T .~~, 5,_^' r.t i-3 _ t~4 A.v . ,. ,i_ ;i r. 4N ~a"5 ;a 'm~ .i_ << ~ ~ i~a ~ ~r~"+[: v~ s >~r ~_ ~~ s } k ~.s'. .:~" . .,: 4' .~... B. Conditions of Approval ~N_-:~~. On January 1 S, 2009 a joint agency and departments meeting was held with service providers in this area. These agencies submitted comments on this application, which are included below. ~° ~_~, Y: . ~~: `=s ~. 4`~ -. CF 4$' $p ,7 4 ' ~ ,i 2 1. Planning Department 1.1 All comments and conditions of the annexation (AZ-07-004), development agreement (Instrument No. 107126900), and amended development agreement (MDA-08-006, yet to be recorded), associated with this site shall also be considered conditions of the subject Conditional Use Permit (CUP-08-032). 1.2 The Applicant shall comply with the Specific Use Standards for nursing/residential care facilities listed in UDC 11-4-3-29 as follows: a. The owner and/or operator of the facility shall secure and maintain a license from the state of Idaho Department of Health and Welfare, Facility Standards Division. 1.3 The applicant's request for design review approval of the site and building is approved. Development of the site shall substantially comply with the site plan and building elevations attached in Exhibit A. 1.4 The applicant's request for Alternative Compliance to construct retaining walls and a plaza area within the required street buffers along Overland Road and Locust Grove Road is approved. As mitigation for impervious surfaces to be located within the street buffers, the applicant shall construct a water feature, outside seating area (plaza) with landscape planters, trees, and pedestrian pathways within the site as amenities for the development, as proposed. 1.5 The applicant shall construct. a 6-foot tall vinyl fence along the west and south property boundaries as proposed on the site plan. 1.6 All ground-level and rooftop mechanical equipment shall be screened to the height of the unit as viewed from the property line, per UDC 11-3A-19C.1.f. 1.7 An 8-foot wide pathway shall be provided connecting the perimeter sidewalks along Overland and Locust Grove Roads to the main building entrance, per UDC 11-3A-19C.4. 1.8 The landscape plan shall be revised to reflect a berm within the southwest portion of the buffer along the south property boundary where the grade is significantly lower than the southeast portion of the buffer. 1.9 The number of plantings on the back portion of the berm abutting the residential properties shown on the cross-section of the berm included in Exhibit A.4 shall be determined based on 50% coverage at maturity. 1.10 The applicant shall submit a Certificate of Zoning Compliance application for the proposed assisted living facility with revised plans that comply with the conditions of approval listed herein, prior to issuance of building permits. 1.11 Applicant shall have a maximum of 18 months to commence the use as permitted in accord with the conditions of approval listed above (UDC 11-SB-6F). If the approved use has not begun within 18 months of approval, a new conditional use permit must be obtained prior to operation. Exhibit C -Page 8 r ~ ~h Et,' ~! ~~¢ ~ s;7 ~ t o- 1'w ~.y~ 4 "a Z "S A~i ~ i q 1 ~ y ~ I. 3. r yt~ 4. ~,+~ t~kcL i e! ~ r ;..~ 3 F 7 ,, i,`' ly' 1 ~ ~ ~~~ ~~~ ~ 1 ti _ ~ a ~ 4 rY1,h 4 1.4 ~` ~ ~~- ' '' ~' t `k ~.<Y ~ , ~ ~ ~ ~ y r ~~ gme} tt ~~~ -' Y ice' _r 'v4 ai~r7or~d wti~~ ~g v.4 ~ ~~ y~1- ~.ti,~k, ~.1; tl F,.~Mry; yr ' 'jl} . ~ v ~. ~ , ~.~ 2. Public Works Department 2.1 Water service to this site is being proposed via extension of main located in E Overland Road. b.,` _,: The applicant will be responsible to install water mains to and through this development, ~'' ' ` a, . coordinate main size and routing with the Public Works department. ~ ~ 2.2 Sanitary sewer service to this development is being proposed via extension of mains in E ~2 . ~~ 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. ~<< = 2.3 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public ~;,.: - right of way (include all water services and hydrants). ~:; ;. 2.4 The applicant has indicated the required pressurized irrigation system in this development will be b owned and operated by an imgation district, therefore a letter of plan approval shall be submitted ~` ~~ prior to scheduling of apre-construction meeting. If it is to be maintained as a private system, plans and specifications will be reviewed by the Public Works Department as part of the construction plan review. A "draft copy" of the operations and maintenance manual will be required prior to plan approval with the "final draft" being required prior to final plat signature on ~; , . the last phase of this project. ~~ 2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round ~ source of water (UDC 11-3A-6). The applicant should be required to use any existing surface -, water for the primary source. If a surface source is not available, asingle-point connection to the ~L,lf 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. 2.6 Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters. The applicant shall make the necessary adjustments to achieve this separation -~~~ requirement and comply with all landscape requirements. 2.7 Additional width to the public utilities, drainage and imgation easement along the right-of way '~~ ; shall be dedicated where the sidewalk is located past the right-of--way. The additional width , needs to be sufficient to allow for 10 feet of easement past the sidewalk. 2.8 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 M~ r (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 334 2190 B Whi 208 R b ., - . ert . tney at ( ) Contact o 2.9 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being developed shall be tiled. Plans will need to 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 prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be t`` reviewed and approved by the City Engineer. ~`: -` ~. 2.10 Street signs are to be in place, water system shall be installed and activated, sewer system shall have passed air-testing and video inspection, fencing installed, drainage lots constructed, road _ base approved by the Ada County Highway District ,prior to applying for building permits. Exhibit C -Page 9 r ¢~ f -~'ka ~ ~ ~ ~ 'F ti x t ~ k ~~ '' " r t ~ ~ :. ~+4~ 1~~# ~~ t ; K ? ~~ ~ i,s ~~~~ ' _ ~t ~ ~ } ~. s*r~A n# ~ .7 : k v of ~?t` IF.~~ Yr^i1;~. _' ~~ j •~' ~5 .! X~'~7 ._ .r..i6 ". V ~~ n l t I.. 8 ~ `2 ~ ~ - 1}~ Y~. ,~ Sri nn + - - stir. a '~ '~~` ~ ~ ~.n ~, r~ ~: ~ ~>. q K i KKc[x ~ 7 h 'N t ~~ 2 J .' ~~4 ~t eF Y 5 ~i4. !~' ~ 2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted i ;- ~, r or to fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., p signature on the final plat. 2.12 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. . 2.13 Applicant shall be required to pay Public Works development plan review, and construction ~` inspection fees, as determined during the plan review process, prior to construction plan approval. >'l~ 2.14 Applicant shall be responsible for application and compliance with and NPDES Permitting that ~._ may be required by the Environmental Protection Agency. _'' ~ 2.15 Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe required by the Army Corps of Engineers. 2.16 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes ~, are located on or near sidewalk the applicant shall comply with all American with Disabilities Act a~ , ., requirements for unobstructed sidewalk access. ~ ~~ ~ ~ 2.17 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. ~.. ~ ~ ° ~- 2.18 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 building pads are at least 1-foot above. 5~; - 2.19 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole ~ shall be required on subdivision entrances and collector roadways. Design of the streetlights shall be approved by the Public Works Department. Decorative lights require a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants, and no fiuther than 400' distance in between locations. Final design locations and quantity are determined after ~ power designs are completed by Idaho Power Company. The street light contractor shall obtain ' approval from the Public Works Department, and permit from Building Department prior to f>. ; commencing installations. ~:`.~ ~i ~'~i 3. Fire Department 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %z" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. 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. Exhibit C -Page 10 w ~. ~:~r~~~~ S Yy t ~ ~~^ r~l => ~ r-.... ~~ ~:y ~'_ 1 y^ f t .g ~ N~`~~N. ... f' R~9 ~ t r r ~ + Le.: h e . ~i;xh ` ~~~~,. ~yry~ ~ r r: ~~~' .r ~ `r~i a ? „$h v '~L~ ,r, xi - A .4 tN ~4, h ti~ 3 ~,. 1 Y p f ~ ~Y ~ ~~'4Y ~~{ ' I ,<' 3 S ~fi''j ~,~,. ~~ SY. y~: 1~ 11 ~„ 't L j' 1Y t ~~ ~~ P .7d ~ ~ ~ i t G ~ ' lY ' a i '. i p~za~ ~ ,~.1a~ }. - i.. ,-r - ti ~~ ~;;. ~~~ ~'`~ _ ~u,. - era w ~, ~` 3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required j to have an approved turn around. Phasing of the project may require a temporary approved turn f " ` around on streets greater than 150' in length with no outlet. ~~ = 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 For all Fire Lanes provide signage "No Parking Fire Lane". 3.6 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical clearance of 13'6. 3.7 Operational fire hydrants, temporary or permanent street signs and access roads with an all -_, weather surface are required before combustible construction is brought on site. ;,.= 3.8 Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D ~.,; ~~; ~ 3.9 Maintain a separation of 5' from the building to the dumpster enclosure. 3.10 The Fire Dept. has concerns about the ability to address the project and have the addresses visible from the street which the project is addressed off of. Please contact the Addressing Specialist at ~' -: 898-5500 to address this concern prior to the public hearing. The first digit of the Office Suite shall ,, ` correspond to the floor level. ~` t` 3.11 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. ' ~ '~ 3.12 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 C,,' 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 fii .. m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). `- ` 3.13 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered. ~ +~ ~ ~~,- 3.14 There shall be a fire hydrant within 100' of all fire department connections. ~:. ~ 4. Police Department ~ :;: H~~ - 4.1 The proposed landscaping creates hiding spots along the west property boundary. The applicant shall consider aspects of OPTED in dealing with the strategic placement of anti- friendly landscaping to reduce the desire of anyone to try and walk through this area. The applicant shall contact Elroy Huff with the Parks Department to help determine the best t ~ type of anti-friendly landscaping products for this growing region. The revised landscape `; plan in Exhibit A reflects anti friendly landscaping within the buffer to residential uses as ~~ requested. ~~_ ; .~~ 4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if ~`' °: solid fencing is used. All pathways and open areas shall have adequate lighting. All pedestrian L L`;'' "~ Exhibit C -Page 11 ~:. . F 4 ~ a~ b } f "'y #~ ti ~~~r { ~k~+ ~. c ~ +~r:: ga._ ~,,;'~+'~~.~. .-~,; ~ tf nc, t•.•:: A { f~yIY.J e t~d~~,{T r,, .y ' S.r: ~ l $~''~4~K.+~ ' 5 s 4 i ~ ~., ~._ Y ~~.~. '$ [ p f ~ r.~ 1~ hd7r, f1~ H ~:_~ ~ .~ el tJ \ k '. ~ '' - S N ~ffit4 ~ Ikj, v.Y ~ / i . , il ~ ~N ~i-.JY ~ 2~t • 3 s~r tc~ ,_ y ,r . ~ ~ 1 w'Ff` ` i ~'~ - f ~,>.~.-... 4'- 0.ii ! ~•t`.y~., SS ~: - ~S '~M.F~ y ~ ~ 1 L r :V•Tk ` iFy ~S Y ~A 1 v+~ c .;r, ~ ~ .wA ~ r~ ~ ~, ~ ~E, ry: ,V~ c t "` f ~' ~; a ~{ { . ice... h. _._... z .. ,...i`+i~ .. F ~ - pathways that are not already lit by existing building or street lights shall have a 4-foot bollard style or equivalent pathway lighting to illuminate the entire pathway while being shielded to prevent light from going into residential lots or shining into traffic on either Locust Grove Road or Overland Road. 4.3 The design of the outdoor plaza area located very close to the intersection of Overland and ~" Locust Grove Roads. The area around the plaza must have either a heavy buried concrete bollard or large concrete planter style bollard to protect the facility residents in case a vehicle was to come over the curb towards this plaza. These residents, by applicant description, are probably not going to be able to react quickly to protect themselves and will need additional barrier protection from a vehicle losing control or a vehicle involved in a '~ ' separate accident heading towards this plaza, The applicant shall meet with John Overton, _ Police Department, to discuss this requirement and concern. 5. Parks Department '.> 5.1 The Parks Department has no concerns with the site design as submitted with the application. '~= `~ ~ 6. Sanitary Service Company 6.1 Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site plan from SSC. ~, . ,~ ,. #;. _: ~; t~ ` ,:: r` .,_ -~ 6.2 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius. 7. Ada County Highway District SITE SPECIFIC CONDITIONS OF APPROVAL 7.1.1 Construct one 30-foot wide, full-access, curb return driveway intersecting Locust Grove Road located approximately 355-feet south of Overland Road (measured near edge to neaz edge). Pave the driveway its full width at least 30-feet into the site. 7.1.2 Close the two existing driveways onto Locust Grove Road and replace them with curb, gutter, and sidewalk to match existing improvements. 7.1.3 Other than access specifically approved with this application, direct lot access to Locust Grove Road is prohibited. 7.1.4 No access has been proposed to Overland Road and none is approved. 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 ACRD roadway or right-of--way. 7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 Comply with the District's Tree Planter Width Policy. Exhibit C -Page 12 t ~ ?:~ ~ ~' ~ ' ~t ~' ..r, '~ ~.; _ ti -:~-. rF, Frc~, ~?'F :k'~h X45- 1 N..'.~^^K0 v '.' ~" E "R'~"*5 ~~g~~,~ ~ ,y~ p~7L~y.,~q~ 3 v .. _. ~A F.9#fsY'I ~L" YJ ~ F t P.r°!Q L~ _ 2 f 4 z~4J v F L A.+p sib ~ r r"ur '` •'? t Yet ~ ~ w~~y~T ¢ 7 ,~~ ~ f " y 1l ~.f;. ~ ' H ~~ {, ~ti ~ L ~ ~ ~r?~i x- `~ }. }':, ~~F FYA ~~, ~_,: ..,. ~,~. s ~:r ~' .; ~~~; ~'' :' ~~_ >. ~.. ~< F s ct ~;' ~'~ ^- :~~ ~~'~: 4:. t i,I 3 ~w ~F ~ iy. .t".:_ t?•.. ^s: ~~' •'' t ~..G 4~ R 4 ii F~:: ~?;~. 7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7.2.9 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACRD right-of--way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACRD conduits (spare or filled) are compromised during any phase of construction. 7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.2.13 Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Exhibit C -Page 13 ~ ,~ w ~dr~:; .,.y~if;j ` a~ r 0. a a ~ <A.y ~ t':'^ ~~ S§~ 4h~~i9, .. ..4£. tS~ cr3 } ~~ fr~~ ~` aq~ i'~4'~ypy ' S W ~ -., k ~~~ ~:.. t~ 3 ~~ ~ yV t~~ / j f ~ " 1 2:j H •: a `~~' ~ f . ti. 'a z' Vkat ~~a ~i ~ i _. r L .Vf~~ ~~ y1 ~~''~''t~'<' r~yr'i S E~~y-~k, ~ ~~ W -.:r x~~~,Y C~'" ' k` ~: ;, -. A;. } ,'~ k': 'i' ~' "4 ~'., , ~- D. Required Findings from Unified Development Code 1. Conditional Use Permit Findings: P; The decision malting body shall base its determination on the Conditional Use Permit request upon the following: ~ 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. -, , Staff fords that the existing site is large enough to accommodate the proposed use and comply with the dimensional and development regulations of the L-O zoning district, except for impervious surfaces proposed within the required street buffers. The applicant ~' is requesting approval of Alternative Compliance for the allowance of impervious ~"' ` surfaces (retaining walls and a plaza area) within the street buffers along Overland and Locust Grove Roads. Staff finds that if the applicant complies with the conditions of ~~ ~` approval in Exhibit B, development of this site should meet the intent of the UDC. Staff recommends the Commission rely on Staff's analysis and any oral or written public testimony provided when determining if this site is large enough to accommodate the proposed use. y, B. That the proposed use will be harmonious with the Meridian Comprehensive Plan x`% and in accord with the requirements of this Title. ~.~,'~ Staff finds that the Comprehensive Plan Future Land Use Map designation for this property is Office. The property is currently zoned L-O which complies with this ~' , designation. Staff fords the proposed use is comparable to that of an office use and will serve as a buffer/transition between existing and future higher intense commercial uses and abutting residential properties. Lastly, Staff fords the proposed use is generally harmonious with the requirements of the UDC (See Sections 8 and 10 above for more information regarding the requirements for this use). - `~ C. That the desi construction o eration and maintenance will be com atible with ~; t~ ~ P P ~~ other uses in the general neighborhood and with the e~sting or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. ' Staff finds that, if the Applicant complies with the conditions outlined in this report, the operation of the proposed assisted living facility should be compatible with adjacent ~~ . residential and commercial uses and with the existing and intended character of the area. Further, Staff believes that the proposed use will not adversely change the essential ~: character of the area. The Commission should rely upon any public testimony provided to ri. determine if the development will be compatible with other uses in the vicinity. ~;: D. That the proposed use, if it complies with all conditions of the approval imposed, ~~: will not adversely affect other property in the vicinity. Staff fords that, if the Applicant complies with the conditions outlined in this report, the _ proposed use will not adversely affect other property in the area. The Commission should rely upon any public testimony provided to determine if the development will adversely affect the other property in the vicinity. °~ _ ~:: +: ~. ~. Exhibit D -Page 1 s; ~;` ~; F=~ , ~ ~' ~ ~ ~" ' ~. s k. uk r f -1 }YL t' ti~ ~5p~" 2'u' .t~f' '~ "'3 f.,. F~ 44{ F~ ~ y ? ~* ~. j~ '~ y.' ~ ~-' ~ r ~ i ~ €'+~ ' t 0.4 s 5n. f ~f, __ Hf I~ '' -~~ r§ 41.x4 -:rtr~. j$;;~~ ~L +i k r S f ~. i r ~ ~~ .~ +~ _ ~~' 2 z t r r §~ t:~:~,~ ~u; pr~~~65 it k; i _ 3 ~s ~ ~ ~ ~ E~ _~ ~~ 7 ~,'' f L; n ~ '.i', ~ ~ ~ #~~ ~I ~ h ~ ~ T tf ~-C r1 ~' ~~~, h ~, ~ ~ r~ ~ ~ rya ~ Sn ~` + ~~' p b` t w i #`` ~ i ~{ ~ 4Y= 4 n } ` +~ e' ~,~~ ~, xr a;; ,., "`~ 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, F- ~ k=;. . drainage structures, refuse disposal, water, and sewer. ~? Staff fmds that the site will be adequately served by the previously mentioned public facilities and services. ,, ~#' ' ` 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. a: w--, If approved, the Applicant will be fmancing any improvements required for development. n~`'' Staff fmds there will not be excessive additional requirements at public cost and that the s : _.` proposed use will not be detrimental to the community's economic welfaze. 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 Viz' ~ general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or odors. Staff recognizes that traffic and noise is a concern; however, Staff does not believe that ` > the amount generated by the proposed new use of the property will be detrimental to any " ~ ~ persons, property, or the general welfaze of the public as there are no neazby residents. ~~ ' ~° Staff does not anticipate the proposed use will create excessive noise, smoke, fumes, F; glare, or odors. - H. That the proposed use will not result in the destruction, loss or damage of a natural, scenic, or historic feature considered to be of major importance. ~~ ~ Staff fmds that there should not be any health, safety or environmental problems ~`~ associated with the proposed use that should be brought to the Commission's attention. ~ Staff fmds that the proposed use will not result in the destruction, loss or damage of any ~. natural, scenic, or historic feature of major importance. -' ~ 2. Alternative Compliance Findings (UDC 11-SB-SE): ~` a. Strict adherence or application of the requirements is not feasible; OR Staff fmds that the subject property has topographicaUshape restraints. This does, in fact, preclude full compliance with the City's landscaping standards. b. The alternative compliance provides an equal or superior means for meeting the 1- requirements; and Staff finds the alternative compliance does provide a superior means for meeting the City's landscaping requirements. Staff fmds the proposed water feature that will provide visual interest for the traveling public as well as "white noise" from traffic for residents sitting in the plaza azea. Additionally, Staff believes the plaza will be an appealing gathering area for residents of the assisted living facility. Therefore, Staff supports the proposed landscape plan, 5 as depicted in Exhibit A. "~ c. The alternative means will not be materially detrimental to the public welfare or impair '' the intended uses and character of the surrounding properties. ~~ Staff fmds that the proposed alternative will not be detrimental to the public welfaze or impair ~.:, . the use/chazacter of the surrounding properties. `~ ~~ Exhibit D -Page 2 }r -ter wf,'f uj^'~ ~~1F x' ~~ .. ~,~: ~~ C Gs"~ vfp ,G r 5 ~~. a 4~f -. - ~. V-' `~~~~i~~ rid#~ ~, ~n t~ .~ '" 5 M. ~ .` + Y W ~'t~ fl~~. ~ Yt. l `~. !! ui~ ~' ~« te„ f :.z ~~_~~ S, r t gyp' iL) r K fE'Sf7~:~' ~ ~ ~. ~ ' ~_ 6 ~~ i 3: { S ~ ~ 11 F Jy.ry,~R. ~ t ~ ~ ~~ _ r z~- i4 ah'~' ~ 9-~"tl. ~ q "~. ~~ F • F i 2~~Yt±' ~ ~~~ ._ Fib+F~~sn '" ti . 'kYFg .~ s S ~~ r, 5 ~ r ~ ~ i ~1 ~ ~ gg ~ ! ~ . F~ Y~ k ty: i .. 4 a. s ~ y .S'~ \ :~ ~'7 ~. t w ~;_ . „~ :ter 1 t- ~~. ~{ ~~ .*.• 't'~I a1 ~~ 4 !l~'4n~1.. - ~.~ ~ .~ , ~, sra 4 ~ ~~±.:. STAFF REPORT Hearing Date: February 5, 2009 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner 208-884-5533 SUBJECT: CUP-08-032 — Locust Grove Plaza E IDIAN J A N 22"]3 v�A I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST City Of Meiidian <r The applicant, Ruby Edwards: Architecture + Design, has applied for Conditional Use Permit (CUP) approval of a residential care (assisted living) facility in an L-O district, as required by UDC Table 11-2B-2. The applicant is proposing a 30,106 square foot, two story, 54-bed, assisted living facility to be constructed in two phases. The first phase will consist of 30 beds with a 24 bed future expansion. See Section 10 of the staff report for more information. II. SUMMARY RECOMMENDATION Staff is recommending approval of the proposed development with the conditions of approval listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D of the Staff Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number CUP-08- 032, as presented in the staff report for the hearing date of February 5, 2009 with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number CUP-08-032, as presented during the hearing on February 5, 2009, for the following reasons: (you must state specific reasons for denial and what the applicant could do to obtain your approval in the future). I further move to direct Staff to prepare an appropriate findings document to be considered at the next Planning and Zoning Commission meeting on February 19, 2009. Continuance I move to continue File Number CUP-08-032 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 1695 S. Locust Grove Road, on the southwest corner of S. Locust Grove Road and E. Overland Road, in the northeast '/ of Section 19, Township 3 North, Range 1 East. B. Owner(s): Locust Grove Plaza, LLC 2548 Stokesberry Place, Ste. 105 Meridian, ID 83642 Locust Grove Plaza CUP-08-032 PAGE 1 C. Applicant: Ruby Edwards: Architecture + Design 200 N. 4"' Street, Ste. 101 Boise, ID 83702 D. Representative: Wescott Edwards, Ruby Edwards: Architecture + Design (208-345-7323) E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11, Chapter 5. D. Newspaper notifications published on: January 19, and February 2, 2009 E. Radius notices mailed to properties within 300 feet on: January 9, 2009 F. Applicant posted notice on site by: January 23, 2009 V1. LAND USE A. Existing Land Use(s): The site is currently vacant. B. Character of Surrounding Area and Adjacent Land Use and Zoning: Residential uses abut the site on the west and south. A convenience store/gas station exists across Overland Road to the north and vacant land exists across Locust Grove to the east and northeast. 1. North: Overland Road and Maverik c-store/fuel station, zoned C-G 2. East: Locust Grove Road; Vacant land, zoned C-G 3. South: Sportsman Pointe Subdivision, zoned R-4 4. West: Sportsman Pointe Subdivision, zoned R-4 C. History of Previous Actions: ➢ In 2007, the subject property was granted Annexation and Zoning (AZ-07-004) approval by City Council with an L-O zoning district. A Development Agreement was approved with the annexation (Instrument No. 107126900) restricting the site to office uses. Alternative Compliance (ALT-07-005) was approved for construction of a concrete landing, retaining walls, and two stairways within the required street landscape buffers. Design Review (DES- 07-002) approval was also obtained for the site and building at that time. ➢ A Development Agreement Modification (MDA-08-006) was approved by City Council on January 13, 2009, which allowed for the operation of an assisted living facility on the site with conditional use approval, along with principal permitted uses in the L-O district. A new site plan and building elevations were also included in the DA for the proposed assisted living facility. D. Utilities: 1. Public Works: a. Location of sewer: E Overland Road. Locust Grove Plaza CUP-08-032 PAGE 2 b. Location of water: E Overland Road c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: NA 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: A small portion of this site along the northwest property boundary lies within the X5 flood zone but is not within the floodway. 4. Topography: The geography of this site slopes down significantly from the adjacent streets. F. Access: One access point to/from the site is proposed to/from Locust Grove Road at the south end of the site; no access is proposed or approved to/from Overland Road. VH. COMPREHENSIVE PLAN POLICIES AND GOALS This site is designated as "Office" on the Comprehensive Plan Future Land Use Map. Per Chapter VII of the Comprehensive Plan (page 106), the office designation provides for opportunities for low - impact business areas. These would include offices, technology and resource centers; ancillary commercial uses may be considered (particularly within research and development centers or technological parks). While the proposed use of the site is not an office as designated on the future land use map, staff believes the proposed assisted living facility is similar in intensity to an office use, or maybe less, and will serve as a buffer between existing and future higher intensity commercial uses and abutting residential properties. The UDC (Table 11-2B-2) allows residential care facilities as a conditional use in the L-O district. Because the site is already zoned L-O and abuts a residential neighborhood on the west and south boundaries, Staff believes the proposed use is compatible with the adjacent residential uses and the intent of the Office designation. Additionally, the amount of traffic generated by the proposed use should be comparable to that of an office use. Therefore, Staff believes the assisted living facility is an appropriate use on this site and is consistent with the intent of the Comprehensive Plan. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): • Chapter VII, Goal 11I, Objective A, Action 1 -Require that development projects have planned for the provision of all public services. The City of Meridian plans to provide municipal services to the subject property 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. Locust Grove Plaza CUP-08-032 PAGE 3 ➢ The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipal, fee -supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. • Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from incompatible land use development on adjacent parcels. Staff believes that the proposed residential use of the site will be compatible with and have a low impact on the existing adjacent residential uses to the west and south. The applicant is proposing to construct a 20 foot wide landscape buffer and 6-foot tall vinyl fence along the residential property boundaries as a buffer between land uses. • Chapter V, Goal III, Objective D, Action 5 — Require all commercial and industrial businesses to install and maintain landscaping. Street buffer landscaping and internal parking lot landscaping is depicted on the landscape plan for the proposed project. All landscaping shall be installed and maintained on the site in accordance with the standards listed in UDC 11-3B. • 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. • Chapter VII, Goal IV, Objective D, Action 2 —Restrict curb cuts and access points on collectors and arterial streets. Only one access is proposed to/from Locust Grove Road, an arterial street; no access points are proposed or approved to from Overland Road. VIII. UNIFIED DEVELOPMENT CODE A. Schedule of Use: Unified Development Code (UDC) 11-2B-2 lists the permitted, accessory, and conditional uses in the L-O zoning district. The proposed assisted living facility is classified as a nursing/residential care facility use, per UDC 11-1A-1. As such, conditional use approval is required for the proposed use in the L-O district. Additionally, specific use standards apply to this type of use (see UDC 11-4-3-29). B. 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. C. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in UDC 11-2B-3 for the L-O zoning district. D. Landscaping 1. Width of street buffer(s): 25 feet adjacent to E. Overland Road, a principal arterial street; and Locust Grove Plaza CUP-08-032 PAGE 4 25 feet adjacent to S. Locust Grove Road, a minor arterial street 2. Width of buffer(s) between land uses: 20 feet 3. Percentage of site as open space: NA 4. Tree Preservation: Mitigation is required for all existing healthy trees 4-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement. There are some existing trees on the site that are greater than 4-inch caliper that are proposed to be removed. Elroy Huff, City Arborist, verified the existing trees consist of dead, dying, or hazardous trees that do not require mitigation, per UDC 11-3B-I0C 5. E. Off -Street Parking: UDC Table 11-3C-6 requires 0.5 parking spaces per bed; 54 beds are proposed. Based on this amount, 27 parking stalls would be required; 29 are proposed, which complies with this requirement. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. CUP Application: Conditional use permit approval is requested for a 30,106 square foot, 54- bed, assisted living facility in an L-O district. The Comprehensive Plan designation for this site if Office. Staff is supportive of the proposed use on this site and believes it is consistent with the Comprehensive Plan (see Section VII above for more information). Specific Use Standards: Per UDC 11-4-3-29, the following standards apply to nursing or residential care facilities: (staff analysis in italics) A. General standards: 1. If the use results in more than ten (10) persons occupying a dwelling at any one time, the applicant or owner shall concurrently apply for a change of occupancy as required by the building code in accord with Title 10 of this code. The applicant is proposing to construct a new building for the proposed assisted living facility. The applicant shall comply with the Building Code requirements for this occupancy class. 2. The owner and/or operator of the facility shall secure and maintain a license from the state of Idaho department of health and welfare, facility standards division. The recommended conditions require the applicant to comply with this requirement. B. Additional standards for uses providing care to children and juveniles under the age of eighteen (18) years: (Not applicable) 1. All outdoor play areas shall be completely enclosed by a minimum six foot (6') non - scalable fence to secure against exit/entry by small children and to screen abutting properties. The fencing material shall meet the swimming pool fence requirements of the building code in accord with Title 10 of this code. 2. Outdoor play equipment over six feet (6') high shall not be located in a front yard or within any required yard. 3. Outdoor play areas in residential districts or uses adjacent to an existing residence shall not be used after dusk. C. Additional standards for uses providing care to patients who suffer from Alzheimer's disease, dementia or other similar disability that may cause disorientation: A barrier with a minimum height of six feet (6'), along the perimeter of any portion of the site that is accessible to these patients shall be provided. The fencing material shall meet the Locust Grove Plaza CUP-08-032 PAGE 5 swimming pool fence requirements of the building code in accord with Title 10 of this code. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) The applicant states that this facility will not house patients with Alzheimer's or similar disabilities that may cause dementia. Site Plan: The site plan submitted with this application (prepared by Ruby Edwards: Architecture + Design, labeled as Sheet Al. 1, dated 11/20/08) depicts one 15,730 square foot building pad for a 30,106 square foot building to be constructed in two phases. The proposed on -site parking meets and exceeds UDC standards. The two-story building is proposed to be located away from the adjacent residential property boundary next to Locust Grove and Overland Roads with parking at the rear of the structure adjacent to the residential properties. Staff has reviewed the proposed site plan and found it complies with the dimensional standards listed in UDC Table 11-2B-3 for the L-O zoning district. Landscape Plan: A landscape plan was submitted with this application (prepared by Ruby Edwards: Architecture + Design, labeled as Sheet L1.0, dated 11/25/08). The plan depicts a 25-foot wide street buffer along both Overland and Locust Grove Roads; a 20-foot wide landscape buffer and 6-foot tall vinyl fence along the west and south property boundaries adjacent to residential uses; a berm along the west boundary that projects 2 feet above the parking area to shield neighboring residential properties from car headlights; and internal parking lot landscaping. The applicant has submitted a cross-section of the proposed berm that depicts "anti -personnel" landscaping along the west and south property boundaries between the berm and the fence to deter people from loitering in this area in response to concerns of the Police Department. Staff and the Police Department are supportive of the proposed landscape plan and cross-section of the berm as they comply with the standards listed in UDC 11-3B and meet security concerns. Access: One access point to/from the site is proposed to/from Locust Grove Road at the south end of the site; no access is proposed or approved to/from Overland Road. No stub streets exist to this site; the property surrounding the site on the west and south is already developed. Staff and ACHD are supportive of the proposed access. Sidewalks: The conceptual site plan depicts a 7-foot wide attached sidewalk along both Overland and Locust Grove Roads. The Comprehensive Plan (page 55) requires detached sidewalks along all arterial streets within the City. Because the existing sidewalks were recently constructed with adjacent road improvements, staff is not requiring new detached sidewalks to be constructed on this site. Fencing: The applicant is proposing to replace the existing wood fence along the west and south property boundaries with a 6-foot tall vinyl fence. Building Elevations: The Applicant has submitted building elevations with this application that are included in Exhibit A. Building materials depicted on the elevations include shake siding in two different colors, lap siding, a belly band, simulated stone veneer, and architectural composition roof shingles. Staff is supportive of the proposed elevations as they comply with the design standards listed in UDC 11-3A-19C and the elevations in the amended Development Agreement for this site. The future building constructed on this site, shall substantially comply with these elevations. 2. Alternative Compliance (ALT) Application: The applicant is requesting approval of Alternative Compliance to construct retaining walls and a plaza area within the required street buffers along Overland and Locust Grove Roads. Per UDC 11-3B-7C.6, except for walkways, driveways, and signs, impervious surfaces are prohibited within required street buffers. Because this lot has considerable slope from the east to the west, the site requires substantial excavation in order for the building to be built at a level between the adjacent Locust Grove Plaza CUP-08-032 PAGE 6 residential neighborhood and the intersection, making retaining walls necessary in certain areas. As mitigation for impervious surfaces to be located within the street buffers, the applicant proposes to construct a water feature, outside seating area (plaza) with landscape planters, trees, and pedestrian pathways as amenities for the development. Per UDC 11-5B-5B.2, requests for alternative compliance are allowed when a site involves space limitations or an unusually shaped lot. Staff believes that this parcel has space limitations due to its size and irregular shape. For this reason, Staff is supportive of the request for Alternative Compliance as proposed. See attached Findings in Exhibit D for more information. Note: Per UDC 11-5A-2, Alternative Compliance applications are approved at administrative level by the Planning Director. However, because ALT is requested concurrently with the CUP, Staff has included analysis on the ALT request in this staff report; the ALT application does not require Commission/Council action. 3. Design Review (DES): The applicant has requested DES approval with this application in accordance with UDC 11-3A-19B, which requires structures over 10,000 square feet in the L- O district to comply with the design standards listed in UDC 11-3A-19C as follows: (staff analysis in italics): 1. Architectural Character: a. Facades - Facades visible from a public street shall incorporate modulations in the facade, roof line recesses and projections along a minimum of twenty percent (20%) of the length of the facade. The proposed building incorporates modulations in the facade, roofline recesses and projections in excess of the required amount. b. Primary public entrance(s) - The primary building entrance(s) shall be clearly defined by the architectural design of the building. Windows, awnings, or arcades shall total a minimum of thirty percent (30%) of the facade length facing a public street. The primary entrance is defined by a covered drop-off circle connected to the parking lot. Windows and arcades are proposed along the building facades facing public streets in excess of 30% of the length of the faVade, as required. c. Roof lines - Roof design shall demonstrate two or more of the following: a) overhanging eaves, b) sloped roofs; c) two or more roof planes; d) varying parapet heights; and e) cornices. The proposed roof design incorporates sloped roofs, overhanging eaves, various roof planes, and dormers. d. Pattern variations - At least two changes in one or a combination of the following shall be incorporated into the building design: color, texture, and / or materials. The structure is proposed to consist of a mixture of horizontal lap siding, simulated shake siding and trim, all painted in various earth tones as well as some simulated stone on all sides of the building. e. Mechanical equipment - All ground -level and rooftop mechanical equipment shall be screened to the height of the unit as viewed from the property line. The applicant will be required to comply with this requirement. 2. Color and materials: Exterior building walls shall demonstrate the appearance of high - quality materials of stone, brick, wood or other native materials. Acceptable materials include tinted or textured masonry block, textured architectural coated concrete panels, tinted or textured masonry block, stucco, or stucco -like synthetic materials. Smooth -faced concrete block, tilt -up concrete panels, or prefabricated steel panels are prohibited except Locust Grove Plaza CUP-08-032 PAGE 7 as accent materials. As previously stated, the structure is proposed to consist of a mixture of horizontal lap siding, simulated shake siding and trim, all painted in various earth tones as well as some simulated stone on all sides of the building. 3. Parking Lots: No more than seventy percent (70%) of the off-street parking area for the structure shall be located between the front facade of the structure and abutting streets, unless the principal building(s) and/or parking is/are screened from view by other structures, landscaping and/or berms. All of the proposed off-street parking is located behind the building. 4. Pedestrian walkways: a. A continuous internal pedestrian walkway that is a minimum of eight feet (8') in width shall be provided from the perimeter sidewalk to the main building entrance. The walkway width shall be maintained clear of any outdoor sale displays, vending machines, or temporary structures. The internal pathway connecting to the perimeter sidewalk along Overland and Locust Grove is 5 feet in width, which does not comply with this requirement, the site plan shall be revised to reflect an 8-foot wide pathway connecting the perimeter sidewalks along Overland and Locust Grove Roads to the main building entrance. b. The internal pedestrian walkway shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks. Not applicable (the internal pathway does not cross any vehicular driving surfaces) c. Walkways at least eight feet (8') in width, shall be provided for any aisle length that is greater than one -hundred fifty (150) parking spaces or two hundred feet (200') away from the main building entrance. Not applicable d. The walkways shall have weather protection (including but not limited to an awning or arcade) within twenty of all customer entrances. An awning is proposed as weather protection over the main building entrance. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Site Plan (dated: 11/20/08) 3. Landscape Plan (dated: 11/25/08) 4. Cross -Section of Proposed Berm with Landscaping 5. Building Elevations (dated: 11/20/08) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company Locust Grove Plaza CUP-08-032 PAGE 8 7. Ada County Highway District C. Required Findings from Unified Development Code Locust Grove Plaza CUP-08-032 PAGE 9 1. Vicinity/Zoning Map C-G C-G , IL C-G C-C soon MEN■ mm on 0 N C-G R4 ft] Exhibit C — Page 2 2. Site Plan (dated: 11/20/08) mmft *dW"Nft■ + iMlp. P.M. 70Q N •h wwtrt Sw, 191 WK. ID BM Ph MM"n ". 3MM7= �ixa iw�`w4a�i .ic. SLr"$id'6 PREU MINARY Nor FOR CXR.LcroN "T is Exhibit C — Page 3 3. Landscape Plan (dated: 11/25/08) 9-- 0 $AHLAAAiEflI[YE ,CHEOULE suY)[aMaia• ,ea01N.Ma�a SSDULAT1" GF MACT QN4PONfNM a PRELIMINARY r,*rc«COMTRL raw Exhibit C — Page 4 4. Cross -Section of Proposed Berm with Landscaping AND -PERSONNEL. LANDSCAPE PLANTINGS LDCAtFD ALONG SOUTH AND WEST PROPIR7Y LINES, INCCLUOING BARBERRY, SKYROCKET JUNIPER, HAWTHORNE_- AND "ACANI)4A SHRUBS - NEW VINYL FENCE 2 2'-0' 22'-,0' Jab Nome ,ob Number I)mwn ruby I edwards: F� . (' lewee Drawing architecture 51"IP + design, p. a. Dote OVERHANG 'OR CARS 2'-0" 2'-7^ 2'-0' z 0 U LOWST GROVE ASSSTED LWW, FLU 1/4" - Uj Cl /,6/v1_4 In Exhibit C — Page 5 5. Building Elevations (dated: 11/20/08) EAST ELEiA'DON W—r rn bf T A F% 4 'ti PRELIMINARY WT VA OXTRLCTEN Exhibit C — Page 6 •l now a.F 4 •' '� R 'T N 2 - j 14, e.� re : B. Conditions of Approval On January 15, 2009 a joint agency and departments meeting was held with service providers in this area. These agencies submitted comments on this application, which are included below. 1. Planning Department 1.1 All comments and conditions of the annexation (AZ-07-004), development agreement (Instrument No. 107126900), and amended development agreement (MDA-08-006, yet to be recorded), associated with this site shall also be considered conditions of the subject Conditional Use Permit (CUP-08-032). 1.2 The Applicant shall comply with the Specific Use Standards for nursing/residential care facilities listed in UDC 11-4-3-29 as follows: a. The owner and/or operator of the facility shall secure and maintain a license from the state of Idaho Department of Health and Welfare, Facility Standards Division. 1.3 The applicant's request for design review approval of the site and building is approved. Development of the site shall substantially comply with the site plan and building elevations attached in Exhibit A. 1.4 The applicant's request for Alternative Compliance to construct retaining walls and a plaza area within the required street buffers along Overland Road and Locust Grove Road is approved. As mitigation for impervious surfaces to be located within the street buffers, the applicant shall construct a water feature, outside seating area (plaza) with landscape planters, trees, and pedestrian pathways within the site as amenities for the development, as proposed. 1.5 The applicant shall construct a 6-foot tall vinyl fence along the west and south property boundaries as proposed on the site plan. 1.6 All ground -level and rooftop mechanical equipment shall be screened to the height of the unit as viewed from the property line, per UDC 11-3A-I9C.1.f. 1.7 An 8-foot wide pathway shall be provided connecting the perimeter sidewalks along Overland and Locust Grove Roads to the main building entrance, per UDC 11-3A-19C.4. 1.8 The landscape plan shall be revised to reflect a berm within the southwest portion of the buffer along the south property boundary where the grade is significantly lower than the southeast portion of the buffer. 1.9 The number of plantings on the back portion of the berm abutting the residential properties shown on the cross-section of the berm included in Exhibit A.4 shall be determined based on 50% coverage at maturity. 1.10 The applicant shall submit a Certificate of Zoning Compliance application for the proposed assisted living facility with revised plans that comply with the conditions of approval listed herein, prior to issuance of building permits. 1.11 Applicant shall have a maximum of 18 months to commence the use as permitted in accord with the conditions of approval listed above (UDC 11-513-6F). If the approved use has not begun within 18 months of approval, a new conditional use permit must be obtained prior to operation. Exhibit C — Page 8 2. Public Works Department 2.1 Water service to this site is being proposed via extension of main located in E Overland Road. The applicant will be responsible to install water mains to and through this development, coordinate main size and routing with the Public Works department. 2.2 Sanitary sewer service to this development is being proposed via extension of mains in E 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. 2.3 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). 2.4 The applicant has indicated the required pressurized irrigation system in this development will be owned and operated by an irrigation district, therefore a letter of plan approval shall be submitted prior to scheduling of a pre -construction meeting. If it is to be maintained as a private system, plans and specifications will be reviewed by the Public Works Department as part of the construction plan review. A "draft copy" of the operations and maintenance manual will be required prior to plan approval with the "final draft" being required prior to final plat signature on the last phase of this project. 2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 11-3A-6). The applicant should be required to use any existing surface water for the primary source. If a surface source is not available, a single -point connection to the culinary water system shall be required. If a single -point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.6 Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters. The applicant shall make the necessary adjustments to achieve this separation requirement and comply with all landscape requirements. 2.7 Additional width to the public utilities, drainage and irrigation easement along the right -of way shall be dedicated where the sidewalk is located past the right-of-way. The additional width needs to be sufficient to allow for 10 feet of easement past the sidewalk. 2.8 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non -domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.9 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being developed shall be tiled. Plans will need to 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 prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 2.10 Street signs are to be in place, water system shall be installed and activated, sewer system shall have passed air -testing and video inspection, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District, prior to applying for building permits. Exhibit C — Page 9 2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2.12 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. 2.13 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to construction plan approval. 2.14 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.15 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.16 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes are located on or near sidewalk the applicant shall comply with all American with Disabilities Act requirements for unobstructed sidewalk access. 2.17 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. 2.18 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 building pads are at least 1-foot above. 2.19 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public residential streets. Two -hundred and fifty watt high pressure sodium streetlights, on 30' pole shall be required on subdivision entrances and collector roadways. Design of the streetlights shall be approved by the Public Works Department. Decorative lights require a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400' distance in between locations. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain approval from the Public Works Department, and permit from Building Department prior to commencing installations. 3. Fire Department 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 ''/z" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. C. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. 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. Exhibit C — Page 10 3.3 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. 3.4 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 For all Fire Lanes provide signage "No Parking Fire Lane". 3.6 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical clearance of 13'6. 3.7 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.8 Commercial and office occupancies will require a fire -flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D 3.9 Maintain a separation of 5' from the building to the dumpster enclosure. 3.10 The Fire Dept. has concerns about the ability to address the project and have the addresses visible from the street which the project is addressed off of. Please contact the Addressing Specialist at 898-5500 to address this concern prior to the public hearing. The first digit of the Office Suite shall correspond to the floor level. 3.11 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.12 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on -site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 3.13 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered. 3.14 There shall be a fire hydrant within 100' of all fire department connections. 4. Police Department 4.1 The proposed landscaping creates hiding spots along the west property boundary. The applicant shall consider aspects of CPTED in dealing with the strategic placement of anti - friendly landscaping to reduce the desire of anyone to try and walk through this area. The applicant shall contact Elroy Huff with the Parks Department to help determine the best type of anti -friendly landscaping products for this growing region. The revised landscape plan in Exhibit A reflects anti friendly landscaping within the buffer to residential uses as requested. 4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. All pathways and open areas shall have adequate lighting. All pedestrian Exhibit C — Page 11 pathways that are not already lit by existing building or street lights shall have a 4-foot bollard style or equivalent pathway lighting to illuminate the entire pathway while being shielded to prevent light from going into residential lots or shining into traffic on either Locust Grove Road or Overland Road. 4.3 The design of the outdoor plaza area located very close to the intersection of Overland and Locust Grove Roads. The area around the plaza must have either a heavy buried concrete bollard or large concrete planter style bollard to protect the facility residents in case a vehicle was to come over the curb towards this plaza. These residents, by applicant description, are probably not going to be able to react quickly to protect themselves and will need additional barrier protection from a vehicle losing control or a vehicle involved in a separate accident heading towards this plaza, The applicant shall meet with John Overton, Police Department, to discuss this requirement and concern. 5. Parks Department 5.1 The Parks Department has no concerns with the site design as submitted with the application. 6. Sanitary Service Company 6.1 Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site plan from SSC. 6.2 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius. 7. Ada County Highway District SITE SPECIFIC CONDITIONS OF APPROVAL 7.1.1 Construct one 30-foot wide, full -access, curb return driveway intersecting Locust Grove Road located approximately 355-feet south of Overland Road (measured near edge to near edge). Pave the driveway its full width at least 30-feet into the site. 7.1.2 Close the two existing driveways onto Locust Grove Road and replace them with curb, gutter, and sidewalk to match existing improvements. 7.1.3 Other than access specifically approved with this application, direct lot access to Locust Grove Road is prohibited. 7.1.4 No access has been proposed to Overland Road and none is approved. 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 may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 Comply with the District's Tree Planter Width Policy. Exhibit C — Page 12 7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7.2.9 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) 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 restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Exhibit C — Page 13 D. Required Findings from Unified Development Code 1. Conditional Use Permit Findings: The decision making body shall base its determination on the Conditional Use Permit request upon the following: 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. Staff finds that the existing site is large enough to accommodate the proposed use and comply with the dimensional and development regulations of the L-O zoning district, except for impervious surfaces proposed within the required street buffers. The applicant is requesting approval of Alternative Compliance for the allowance of impervious surfaces (retaining walls and a plaza area) within the street buffers along Overland and Locust Grove Roads. Staff finds that if the applicant complies with the conditions of approval in Exhibit B, development of this site should meet the intent of the UDC. Staff recommends the Conunission rely on Staff's analysis and any oral or written public testimony provided when determining if this site is large enough to accommodate the proposed use. B. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the Comprehensive Plan Future Land Use Map designation for this property is Office. The property is currently zoned L-O which complies with this designation. Staff finds the proposed use is comparable to that of an office use and will serve as a buffer/transition between existing and future higher intense commercial uses and abutting residential properties. Lastly, Staff finds the proposed use is generally harmonious with the requirements of the UDC (See Sections 8 and 10 above for more information regarding the requirements for this use). C. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds that, if the Applicant complies with the conditions outlined in this report, the operation of the proposed assisted living facility should be compatible with adjacent residential and commercial uses and with the existing and intended character of the area. Further, Staff believes that the proposed use will not adversely change the essential character of the area. The Commission should rely upon any public testimony provided to determine if the development will be compatible with other uses in the vicinity. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds that, if the Applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. The Commission should rely upon any public testimony provided to determine if the development will adversely affect the other property in the vicinity. Exhibit D — Page 1 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. Staff finds that the site will be adequately served by the previously mentioned public facilities and services. 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. If approved, the Applicant will be financing any improvements required for development. Staff finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community's economic welfare. 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 general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or odors. Staff recognizes that traffic and noise is a concern; however, Staff does not believe that the amount generated by the proposed new use of the property will be detrimental to any persons, property, or the general welfare of the public as there are no nearby residents. Staff does not anticipate the proposed use will create excessive noise, smoke, fumes, glare, or odors. H. That the proposed use will not result in the destruction, loss or damage of a natural, scenic, or historic feature considered to be of major importance. Staff finds that there should not be any health, safety or environmental problems associated with the proposed use that should be brought to the Commission's attention. Staff finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic, or historic feature of major importance. 2. Alternative Compliance Findings (UDC 11-513-5E): a. Strict adherence or application of the requirements is not feasible; OR Staff finds that the subject property has topographical/shape restraints. This does, in fact, preclude full compliance with the City's landscaping standards. b. The alternative compliance provides an equal or superior means for meeting the requirements; and Staff finds the alternative compliance does provide a superior means for meeting the City's landscaping requirements. Staff finds the proposed water feature that will provide visual interest for the traveling public as well as "white noise" from traffic for residents sitting in the plaza area. Additionally, Staff believes the plaza will be an appealing gathering area for residents of the assisted living facility. Therefore, Staff supports the proposed landscape plan, as depicted in Exhibit A. c. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of the surrounding properties. Staff finds that the proposed alternative will not be detrimental to the public welfare or impair the use/character of the surrounding properties. Exhibit D — Page 2