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PZ - Staff ReportHarmony Hills Assisted Living – CUP H-2016-0063 PAGE 1 STAFF REPORT HEARING DATE: August 4, 2016 TO: Planning and Zoning Commission FROM: Josh Beach, Associate City Planner 208-884-5533 SUBJECT: Harmony Hills Assisted Living – CUP H-2016-0063 I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Derk Pardoe, has applied for a conditional use permit (CUP) for a residential care facility in a C-G zoning district. See Section IX Analysis for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2016- 0063 as presented in the staff report for the hearing date of August 4, 2016, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny H-2016-0063 as presented during the hearing on August 4, 2016, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2016-0063 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 on the north side of W. Overland Road, west of S. Stoddard Road (1521 and 1529 S. Tech Lane) in the southwest ¼ of Section 13, Township 3 North, Range 1 West. B. Owner/Applicant: Derk Pardoe 3454 Stone Mountain Lane Sandy, UT 84072 C. Representative: Brian Carlisle, The Richardson Design Partnership, LLC 510 South 600 East Salt Lake City, UT 84102 D. Applicant's Statement/Justification: Please see applicant’s narrative for this information. Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 2 V. PROCESS FACTS A. The subject application is for a Conditional Use Permit. A public hearing is required before the Planning and Zoning Commission on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: June 20, and July 18, 2016 C. Radius notices mailed to properties within 300 feet on: July 18 and August 1, 2016 D. Applicant posted notice on site by: July 21, 2016 VI. LAND USE A. Existing Land Use(s): The site is currently vacant commercial property, zoned C-G. B. Adjacent Land Use and Zoning: 1. North: Overland Park Apartments (currently under construction) zoned, C-G 2. East: Vacant property zoned C-G 3. South: Overland Road and Sagewood Subdivision (currently under construction), zoned L-O and R-8 4. West: Vacant industrial property, zoned I-L (Future site of recently approved Bish’s RV Sales) C. History of Previous Actions:  In 2001, the property received a conditional use permit/planned unit development approval (CUP-01-009), under the name of Treasure Valley Technical Center, which allowed for daycare, office, retail and industrial uses. As part of that approval a conceptual site plan was approved and any future daycare, office and retail uses require conditional use permit approval.  In 2007, a preliminary plat and final plat (PP-07-013 and FP-07-036) was approved for the 26 +/- acre portion of the site to the north and west of Western Electronics that consisted of 11 building lots and 2 common lots.  In 2008, the property received comprehensive map amendment and rezone (CPA -08-005 and RZ-08-003) approval to change the land use from industrial to commercial and rezone the property from the I-L zone to the C-G zone. With the rezone of the property, the City required a development agreement (DA) that recorded as instrument #108119853. The recorded DA requires compliance with a specific concept plan and building elevations.  In 2014, the property received approval to modify the development agreement #108119853 (MDA-14-003) to develop the property as a mixed use development consisting of office, multi-family and retail uses. The subject DA recorded as Instrument #114034780. On July 19, 2016, theCity Council approved a development agreement modification application (H-2016-0061) that approved a new concept plan and conceptual elevations for the proposed development. To date, the amended development agreement has not been finalized. D. Utilities: 1. Public Works: a. Location of sewer: Sanitary sewer service to this site is intended to be from an extension from the mainline in S. Tech Lane. Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 3 b. Location of water: Water service to this site is intended to be from an extension from a water main stub in W. Overland Road. c. Issues or concerns: Applicant shall be responsible for the connection of the W. Overland Road Water main stub, located near the west driveway approach, to the existing main stub in the Overland Park Apartment project. This connection was a condition of the Overland Park Apartment project, however a delay in the construction was approved to until the subject parcel developed. E. Physical Features: 1. Canals/Ditches Irrigation: There is a 50 foot irrigation easement that runs along the southern and western property lines of the subject property. 2. Hazards: Staff is not aware of any hazards that exist on this site. 3. Flood Plain: This site is not within a flood plain. VII. COMPREHENSIVE PLAN POLICIES AND GOALS Land Use: The subject property is designated “Commercial” on the Comprehensive Plan Future Land Use Map. Per the Comprehensive Plan (page 105), commercial designated areas, “will provide a full range of commercial and retail to serve area residents and visito rs. Uses may include retail, wholesale, service and office uses, multi-family residential, as well as appropriate public uses such as government offices. Within this land use category, specific zones may be created to focus commercial activities unique to their locations. These zones may include neighborhood commercial uses focusing on specialized service for residential areas adjacent to that zone.” Staff finds that the proposed development is consistent with desired land use in the Commercial land use designated area, and should contribute to the variety of uses and dwelling unit options for seniors in the area. Policies: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property (staff analysis in italics):  “Require all commercial and industrial businesses to install and maintain landscaping.” (2.01.03B) Street buffer, parking lot and perimeter landscaping is required to be provided on the site in accord with the standards listed in UDC 11-3B.  Ensure that high-quality emergency care, primary, outpatient, home, and long-term care and other types of health care are provided in the community (2.02.01). Staff is supportive of the proposed residential care (assisted living) facility and believes it will contribute to the variety of long term health care options available in the community.  “Locate industrial and commercial uses where adequate water supply and water pressure are available for fire protection.” (3.04.02A) There is adequate water supply and pressure available to the site for fire protection.  “Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets.” Planter islands are proposed in the parking area and will be landscaped in accord with the standards listed in UDC 11-3B-8C. Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 4  “Require the improving and maintaining landscaping along public rights-of-way and landscaping of dedicated but unimproved rights-of-way strips.” (3.03.02P) In addition to the required twenty five (25) foot street landscape buffer, in accord with the standards listed in UDC 11-3B-7C.  “Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B) The proposed assisted living facility will contribute to the variety of housing types available within this part of the City.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) City services are readily available to serve the proposed development in accord with UDC 11-3A-21.  “Reduce the number of existing access points onto arterial streets by using methods such as cross access agreements, access management and frontage/backage roads.” (3.03.02N) The submitted plat depicts one access point to E. Overland Road that was granted with PP- 07-013. ACHD is requiring the applicant to coordinate with the property owner to the west to create a single cross-access driveway between the two lots. This will reduce the number of access points onto E. Overland Road. Further, the recorded plat grants cross access to the property to the west. For the above-stated reasons, staff believes the proposed use is consistent with the applicable comprehensive plan policies and is appropriate in this location. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail and service needs of the community in accordance with the Meridian comprehensive plan. Six (6) 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 in proximity to streets and highways. B. Schedule of Use: Unified Development Code (UDC) 11-2B-2 lists the permitted, accessory, conditional, and prohibited uses in the C-G zoning district. A residential care facility is listed as a conditional use in the C-G zoning district. Compliance with the specific use standards listed in UDC 11-4-3-29, Nursing or Residential Care Facilities, is required. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district apply to development of this site. D. Landscaping: Landscaping is required to be installed on the site in accord with the parking lot standards listed in UDC 11-3B-8C, street buffer standards listed in UDC 11-3B-7C in accord with UDC Table 11-2B-3. E. Off-Street Parking: UDC Table 11-3C-6 requires 0.5 vehicle parking spaces per bed. F. Structure and Site Design Standards: Development of this site must comply with the design standards in accord with UDC 11-3A-19 and the guidelines listed in the Architectural Standards Manual. Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 5 IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Conditional use Permit (CUP): The applicant has submitted an application for a conditional use permit (CUP) for a residential care facility in a C-G zoning district as required by UDC Table 11- 2B-2. A two-story 48,742 s.f. assisted living facility is proposed that will contain a total of 72 beds. As mentioned above, City Council recently approved a new concept plan and building elevations for the subject property consistent with the proposed development. The amended development agreement has not been finalized and needs to be before applying a certificate of zoning compliance approval. For illustrative purposes, staff has included the concept plan approved by Council, so the Commission can see how the entire site is envisioned to develop (see Exhibit A.2). Site Plan: A site plan is included in Exhibit A.2 that depicts how the site is proposed to develop. The subject parcel consists of 1.72 acres of land; two (2) parcels. ACHD Comments: ACHD is requiring the dedication of additional right-of-way for W. Overland Road to equal 60-feet from centerline of the roadway. This requirement may impact the site plan that has been proposed. The applicant will need to submit a revised site plan that takes into account this requirement. Access: Access is proposed to this site via a future access to Tech Lane, and a shared access point to E. Overland Road that was approved with PP-07-013. After the application submittal, the applicant submitted a revised site plan that has reoriented the entrance of the building towards the southwest instead of southeast. Further the proposed site plan now has a single shared access to W. Overland Road. Staff has routed the revised site plan to the Meridian Fire Department for comments but none have received as of the print date of the staff report. The applicant should coordinate with the Meridian Fire department to ensure the site can be served with a single access point. If not the applicant will be responsible for providing a secondary access in accord with the International Fire Code (IFC). It is also important to note the property to the west has been approved to develop with a vehicle sales facility (Bish’s RV). The recorded plat approved an access to W. Overland Road and annotates cross access to said property. The submitted concept plan was revised to allow the interconnectivity. Staff has concerns with recreational vehicles using the shared access. With the approval of the Bish’s RV Sales Facility, the applicant was approved an access to Overland Road, farther to the west. Staff encourages the applicant to coordinate with the adjacent property owner to clearly delineate that the shared driveway is to be used as a vehicle sales entrance only and the western most driveway is to be used as a service entrance to minimize conflicts between the two uses. Parking: Off-street parking is required to be provided on the site in accord with UDC Table 11- 3C-6 for age restricted or elderly housing. For a 1-bedroom unit, 0.5 of a space is required. Seventy-two (72) bedroom units are proposed, therefore, a total of 36 spaces are required. A total of 36 parking spaces are proposed, which meets the UDC requirements. Based on the number of vehicle parking stalls (35), a bicycle rack capable of holding a minimum of 2 bicycles is required to be provided per UDC 11-3C-6G in accord with the standards listed in UDC 11-3C-5C. A total of 2 bicycle parking spaces are proposed to be provided in compliance with this standard. Landscaping: Landscaping is required to be installed on the site in accord with the standards listed in UDC 11-3B. Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 6 The applicant shall construct a 25-foot wide street buffer along E. Overland Road, an arterial roadway, in accord with UDC 11-3B-7C. The proposed landscape buffer along the frontage of W. Overland Road does not show the required mixture of vegetation as required by UDC 11-3B-7. The UDC requires a mixture of trees, grass, bushes and ground cover. The applicant will need to revise the landscape plan to meet this requirement. There is an irrigation easement that exists along the southern and western boundaries of the site. The applicant will either need to provide an additional 5 feet of landscaping outside of the irrigation easement or apply for alternative compliance for the landscaping that would otherwise be required by the UDC. The gravel between the sidewalk and the curb adjacent to W. Overland road needs to be removed and replaced with vegetation. Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. The proposed plan complies with these standards. Amenities: The outdoor gathering space for the proposed assisted living facility is limited. In lieu of additional open space, the applicant has provided some additional amenities for the project. The amenities include the following: 1. Hair salon 2. Activity room 3. Theater room with refreshments 4. Entry lounge with fireplace 5. Common area with fireplace Trash Enclosure: A trash enclosure is depicted on the site plan at the southwest corner of the building. The color and material of the enclosure should complement that of the building. A detail of the enclosure should be submitted to Bob Olsen, Republic Services, (208-345-1265) for review and approval prior to submittal of the Certificate of Zoning Compliance application. Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC 11-4-3-29, Nursing or Residential Care Facilities, as follows: 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. This standard is not applicable. 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 applicant shall comply with this requirement. B. Additional standards for uses providing care to children and juveniles under the age of 18 years: This section is not applicable as care will not be provided to juveniles. 1. All outdoor play areas shall be completely enclosed by a minimum 6-foot 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 6-feet high shall not be located in a front yard or Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 7 within any required yard. 3. Outdoor play areas in residential district or uses adjacent to an existing residence shall not be used after dusk. Sidewalk: Sidewalks are required to be provided around buildings and along public streets in accord with the standards listed in UDC 11-3A-17. A 5 foot wide detached sidewalk is required to be constructed within the required 25 foot landscape buffer. Widen the sidewalk in front of the building to 7 feet to allow for vehicle overhang; or, install wheel stops within the parking stalls to prevent vehicle overhang in accord with UDC 11- 3C-5B.4. A minimum 5-foot wide walkway is required to be provided from the perimeter sidewalk along E. Overland Road to the main building entrance and shall be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete or bricks, per UDC 11-3A-19A.4; the site plan should be revised to reflect compliance with this requirement. Building Elevations: Building elevations and a rendering were submitted with this application for the proposed structure as shown in Exhibit A.4. Building materials consist of cultured stone, cement fiber board, and asphalt shingles. The proposed architecture for the assisted living facility is meant to complement the architecture of the Overland Park Apartments that are currently under construction to the north of this project. The future structure is required to comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual. Certificate of Zoning Compliance (CZC): The applicant is required to submit a CZC application for approval of the proposed use, site layout and building elevations from the Planning Division prior to submittal of a building permit application. Design Review: The applicant is required to submit a Design Review application concurrent with the CZC application for final approval of the site layout and building elevations. The proposed site layout and structures are required to comply with the design standards listed in UDC 11-3A- 19 and the guidelines contained in the Architectural Standards Manual. Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Site Plan (dated: 05/16/16) 3. Concept Plan 4. Landscape Plan (dated: 04/14/16) 5. Building Elevations B. Conditions of Approval 1. Planning Department 2. Public Works Department Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 8 3. Fire Department 4. Police Department 5. Sanitary Service Company 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 9 Exhibit A.1: Vicinity/Zoning Map Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 10 Exhibit A.2: Site Plan Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 11 Exhibit A.3: Concept Plan Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 12 Exhibit A.4: Landscape Plan Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 13 Exhibit A.5: Building Elevations Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 14 Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 15 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 Development of the site shall substantially comply with the site plan, landscape plan and building elevations included in Exhibit A, the conditions of approval listed herein, and the provisions of the development agreement. 1.2 The applicant shall comply with the specific use standards listed in UDC 11-4-3-29, Nursing or Residential Care Facilities. The site plan submitted with the Certificate of Zoning Compliance application shall demonstrate compliance with these standards and the conditions of approval in this report. 1.3 The site plan included in Exhibit A shall be revised as follows (as applicable): a. Widen the sidewalk in front of the building to 7 feet to allow for vehicle overhang; or, install wheel stops within the parking stalls to prevent vehicle overhang in accord with UDC 11-3C- 5B.4. b. Include a detail of the trash enclosure; the detail shall be submitted to Bob Olsen, Republic Services, (208-345-1265) for review and approval prior to submittal of the Certificate of Zoning Compliance application. The design of the enclosure should be compatible with the building in regard to materials and colors. c. A minimum 5-foot wide walkway is required to be provided from the perimeter sidewalk along West Overland Road to the main building entrance and shall be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete or bricks, per UDC 11-3A-19A.4. e. Revise the site plan to accommodate the additional ROW required by ACHD. 1.4 The landscape plan included in Exhibit A.4, dated April 14, 2016, shall be revised as follows: a. The gravel adjacent to W. Overland road between the sidewalk and the curb needs to be removed and landscaped according to UDC 11-3B-7C. b. The applicant shall either provide an additional five (5) feet of landscaping along W. Overland road outside of the irrigation easement, or apply for alternative compliance for the landscaping. If alternative compliance is desired, apply concurrently with the Certificate of Zoning Compliance and Design Review. c. Prior to the Commission hearing, the applicant shall submit an updated landscape plan that reflects the changes made to the site plan. 1.5 The applicant is required to submit a Certificate of Zoning Compliance application for approval of the proposed use and site layout from the Planning Division prior to submittal of a building permit application and after recordation of the amended development agreement (H-2015-0022). 1.6 The applicant shall submit a Design Review application concurrent with the Certificate of Zoning Compliance application for approval of the site layout and building elevations. The proposed site layout and structures are required to comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the Architectural Standards Manual. 1.7 Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 1.8 The Applicant shall have a maximum of two (2) years to commence the use as permitted in accord with the conditions of approval listed above. If the use has not begun within two (2) years Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 16 of approval, a new conditional use permit must be obtained prior to operation or a time extension must be requested in accord with UDC 11-5B-6F. 1.9 The applicant shall complete all required improvements prior to issuance of a Certificate of Occupancy. It is unlawful to use or occupy any building or structure until the Building Official has issued a Certificate of Occupancy. 2.0 The amended development agreement approved with A-2016-0061 shall be recorded prior to applying for a certificate of zoning compliance application. 2. PUBLIC WORKS DEPARTMENT 2.1 Applicant shall be responsible to initiate the partial relinquishment of the existing Sanitary Sewer and Water Main Easement that traverses along the north boundary, recorded as Instrument #108080948. A portion of this easement needs to be removed as it will not be needed. 2.2 Applicant shall be responsible for the connection of the W. Overland Road Water main stub, located near the west driveway approach, to the existing main stub in the Overland Park Apartment project. This connection was a condition of the Overland Park Apartment project; however a delay in the construction was approved to until the subject parcel developed. 2.3 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. 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. 2.4 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall be dedicated using the City of Meridian’s standard forms. Applicant shall submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.5 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.6 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 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. 2.7 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.8 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 17 2.9 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.10 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.11 All grading of the site shall be performed in conformance with MCC 11-1-4B. 2.12 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.13 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.14 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.15 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. FIRE DEPARTMENT 3.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking Knox box plugs. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle. b. Fire hydrants shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10’. f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets. g. Fire hydrants shall be provided to meet the requirements of 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. 1.5 In accordance with International Fire Code Section 503.2.5 and Appendix D, 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. Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 18 1.6 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’ outside, per International Fire Code Section 503.2.4. 1.7 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 1.8 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordan ce with International Fire Code Sections 503.4 & D103.6. 1.9 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 1.10 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical clearance of 13’6 as set forth in International Fire Code Section 503.2.1. 1.11 Commercial and office occupancies will require a fire-flow consistent with International Fire Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C. 1.12 Maintain a separation of 5’ from the building to the dumpster enclosure as set forth in International Fire Code Section 304.3.3. 1.13 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire Code Section 506. 1.14 The applicant shall work with Public Works and Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1. 1.15 All portions of the buildings located on this project must be within 150’ of a paved surface as measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1. 3.14 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 as set forth in International Fire Code Section 507.5.1. 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). 3.15 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local amendment to the International Fire Code 10-4-2L. 3.16 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets. IFC 102.9 3.17 Buildings over 30’ in height are required to have access roads in accordance with the International Fire Code Appendix D Section D105. 3.18 One of the elevators within the development shall be sized to accommodate an ambulance stretcher. Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 19 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns with this application. 5. REPUBLIC SERVICES 5.1 A detail of the enclosure should be submitted to Bob Olsen, Republic Services, (208-345-1265) for review and approval prior to submittal of the Certificate of Zoning Compliance application. 6. ADA COUNTY HIGHWAY DISTRICT 6.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 6.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 6.3 In accordance with District policy, 7203.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 6.4 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. 6.5 A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 6.7 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. 6.8 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. 6.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 6.11 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 20 6.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. 7. PARKS DEPARTMENT 7.1 The Parks Department has no concerns with this project. Harmony Hills Assisted Living – CUP H-2016-0063 PAGE 21 C. Required Findings from Unified Development Code 1. Conditional Use Permit (UDC 11-5B-6E) The Commission 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 subject property is large enough to accommodate the proposed use and the dimensional & development regulations of the C-G district as required by the UDC (see Analysis Section IX for more information). 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 proposed use is consistent and harmonious with the UDC and Comprehensive Plan Future Land Use Map designation of Commercial for this site if designed in accord with the conditions listed in Exhibit B. 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 proposed use should be compatible with other uses in the general neighborhood, with the existing and intended character of the area, and with other existing and future uses in the C-G and adjacent I-L zoning district. 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. 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 sanitary sewer, domestic water, refuse disposal, and irrigation are currently provided to the subject property. Staff finds that the proposed use will be served adequately by all of the public facilities and services listed above. 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. Harmony Hills Assisted Living – CUP H-2016-0063 22 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 finds the proposed use will not involve excessive traffic, noise, or odors that will be detrimental to any persons, property or the general welfare. 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 the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance in this area.