2017 11-02ciE
LIDN �' MERIDIAN PLANNING AND ZONING
n COMMISSION AMENDED MEETING
AGENDA
City Council Chambers
33 E. Broadway Avenue, Meridian, Idaho
Thursday, November 2, 2017 at 6:00 p.m.
1. Roll -call Attendance
0 Treg Bernt _X_ Steven Yearsley
X Gregory Wilson _0_ Ryan Fitzgerald
X Jessica Perreault _X_ Bill Cassanelli
0 Rhonda McCarvel — Chairperson
2. Adoption of the Agenda Adopted
3. Consent Agenda Adopted
A. Approve Minutes October 19, 2017 Planning and Zoning
Commission Meeting
B. Amended onto Agenda: Findings of Fact and Conclusions of
Law for Veranda Senior Living (H-2017-0130) By Brighton
Investments LLC Located Approximately % Mile East of South
Eagle Road on the South Side of East Amity Road.
4. Action Items
A. Public Hearing Continued from October 5, 2017 for Rapid Creek
Subdivision (H-2017-0117) by WHPacific located near the
Southwest Corner of W. McMillan Road and N. Black Cat Rd
Recommend Approval to City Council — Schedule for December
5, 2017
Request: Annexation and Zoning of 23.02 acres of land with
an R-8 zoning district
2. Request: Preliminary Plat Consisting of 93 building lots and
11 common lots on 21.02 acres of land in a proposed R-8
zoning district
B. Public Hearing for Johnny Bronx (H-2017-0134) by Matt Brown
Located at 4970 N. Linder Road. Approved
Meridian Planning and Zoning Commission Meeting Agenda — Thursday, November 2, 2017 Page 1 of 2
All materials presented at public meetings shall become property of the City of Meridian.
Anyone desiring accommodation for disabilities related to documents and/or hearing,
please contact the City Clerk's Office at 888-4433 at least 48 hours prior to the public meeting.
1. Request: Conditonal Use Permit for a Drive -Through
Establishment on 0.56 of an Acre of Land in the C -G Zoning
District within 300 Feet of Another Drive -Through
Establishment and Residential Uses
Adjourned: 6:33 p.m.
Meridian Planning and Zoning Commission Meeting Agenda — Thursday, November 2, 2017 Page 2 of 2
All materials presented at public meetings shall become property of the City of Meridian.
Anyone desiring accommodation for disabilities related to documents and/or hearing,
please contact the City Clerk's Office at 888-4433 at least 48 hours prior to the public meeting.
Meridian Planning Zoning Commission Meeting
DATE: November 2, 2017
Minutes for 10-19-2017
P and Z Minutes for 10-19-2017
ITEM NUMBER:
PROJECT NUMBER:
MEETING NOTES
r_► FRKS OFFICE FINAL ACTION
Meridian Planning & Zoning Commission
October 19, 2017
Page 102 of 100
McCarvel: Come on, who wants to --
Fitzgerald: I move we adjourn.
McCarvel: We have been waiting for this one.
Bernt: Second.
McCarvel: It has been moved and seconded to close the public -- close the meeting for
October -- adjourn the meeting of October 19th slash 20th. All those in favor say aye.
Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
MEETING ADJOURNED AT 12:02 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
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Meridian Planning Zoning Commission Meeting
DATE: November 2, 2017 ITEM NUMBER:
PROJECT NUMBER: H-2017-0130
Findings for Veranda Senior Living
Findings of Fact and Conclusions of Law for application H-2017-0130 by Brighton
Investments, LLC for a Conditional Use Permit of 3.38 Acres of Land in the C -N Zoning
District for Veranda Senior Living at Century Farm Located at Approximately 1/2 Mile
East of South Eagle Road on the South Side of East Amity Road.
MEETING NOTES
M APPROVED
CLERKS OFFICE FINAL ACTION
E-MAILED TO
STAFF
SENT TO
AGENCY
SENT TO
APPLICANT
NOTES
INITIALS
DATE:
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2017-0130
Page 1
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
In the Matter of the Request for Conditional Use Permit for a Residential Care Facility on 3.38
Acres of Land in the C-N Zoning District for Veranda Senior Living at Hill’s Century Farm,
Located Approximately ½ mile East of S. Eagle Road on the South Side of E. Amity Road, by
Brighton Investments, LLC.
Case No(s). H-2017-0130
For the Planning & Zoning Commission Hearing Date of: October 19, 2017 (Findings on November
2, 2017)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of October 19, 2017, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of October 19, 2017, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of October 19,
2017, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of October 19, 2017, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision, which shall be
signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2017-0130
Page 2
upon the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of October 19, 2017, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission’s authority as provided in Meridian City Code § 11-
5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant’s request for conditional use permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of October 19, 2017, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City in accord with UDC 11-5B-6F.1.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting, the final plat must be
signed by the City Engineer within this two (2) year period in accord with UDC 11-5B-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.F.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the Commission may be granted. With all extensions, the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional
use permit entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff report for the hearing date of October 19, 2017
BY action of the Planning & Zoning Commission at its regular meeting held on the rid day of
love h'1 hem , 2017.
COMMISSIONER RHONDA MCCARVEL, CHAIRMAN
COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN
COMMISSIONER STEVEN YEARSLEY
COMMISSIONER GREGORY WILSON
COMMISSIONER TREG BERNT
COMMISSIONER WILLIAM CASSINELLI
COMMISSIONER JESSICA PERREAULT
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VOTED
Copy served upon the Applicant, the Planning and Development Services divisions of the Community
Development Department, the Public Works Department and the City Attorney.
By: Dated:
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2017-0130 Page 3
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 1
STAFF REPORT
Hearing Date: October 19, 2017
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
SUBJECT: Veranda Senior Living at Hill’s Century Farm – CUP (H-2017-0130)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Brighton Investments, LLC, has applied for a conditional use permit (CUP) for a
residential care facility on 3.38 acres of land in the C-N 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.
The Meridian Planning and Zoning Commission heard this item on October 19, 2017. At the
public hearing, the Commission moved to approve the subject CUP request.
a. Summary of Commission Public Hearing:
i. In favor: Jon Wardle, Applicant’s Representative
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Jon Wardle, Applicant’s Representative (response in agreement
w/staff report)
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: None
b. Key Issues of Discussion by Commission:
i. None
c. Key Commission Changes to Staff Recommendation:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0130 as presented in the staff report for the hearing date of October 19, 2017, with the following
modifications: (Add any proposed modifications.) I further move to direct Staff to prepare an
appropriate findings document to be considered at the next Planning and Zoning Commission hearing
on November 2, 2017.
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0130
as presented during the hearing on October 19, 2017, for the following reasons: (You should state
specific reasons for denial and what the applicant could do to gain your approval with another
application.)
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 2
Continuance
I move to continue File Number H-2017-0130 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 subject property is located approximately ½ mile east of S. Eagle Road on the south side of
E. Amity Road, in the NW ¼ of Section 33, Township 3 North, Range 1 East
B. Owner(s):
Brighton Investments, LLC
12601 W. Explorer Drive, Ste. 200
Boise, ID 83713
C. Applicant:
Same as owner
D. Representative:
Michael D. Wardle, Brighton Corporation
12601 W. Explorer Drive, Ste. 200
Boise, ID 83713
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.
B. Newspaper notifications published on: September 29, 2017
C. Radius notices mailed to properties within 300 feet on: September 26, 2017
D. Applicant posted notice on site by: October 6, 2017
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property consists of land that has been annexed
into the City but not yet developed, zoned C-N.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: E. Amity Road and a future school site currently being farmed, zoned RUT in Ada County
West: Future neighborhood commercial uses, zoned C-N
South: Future neighborhood commercial uses and a City Park, zoned C-N
East: Future medical offices, zoned C-N
C. History of Previous Actions:
In 2015, this property was included in an application for an amendment to the Comprehensive
Plan Future Land Use Map to change the future land use designation from Low Density
Residential to Mixed Use – Neighborhood (CPAM-15-001); annexation and zoning with C-N
zoning (AZ-15-004); and rezone from the R-8 to the C-N zoning district (RZ-15-007). A
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 3
development agreement was required as a provision of annexation recorded as Instrument No.
2015-061375.
In 2016, the development agreement was amended to include a detailed site plan and
modification of certain provisions of the agreement (H-2016-0092, Inst. #2016-119080). A
preliminary plat was also approved that included the subject property.
In 2017, a final plat was approved for the first phase of Hill’s Century Farm Commercial
Subdivision that included the subject property as Lot 10, Block 2 (H-2017-0051). The plat
has not yet been recorded; however, the development agreement allows the subject assisted
living facility to develop prior to the plat being recorded.
D. Utilities:
1. Public Works:
a. Location of sewer: Sewer service is to be provided to this lot with the development of
the subdivision.
b. Location of water: Water service is to be provided to this lot with the development of the
subdivision.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are no canals or ditches on this site.
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
This site is designated “Mixed Use - Neighborhood” (MU-N) on the Comprehensive Plan Future
Land Use Map.
The purpose of the MU-N designation is to assign areas where neighborhood-serving uses and
dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominately single-
use developments by incorporating a variety of uses. Land uses in these areas should be primarily
residential with supporting non-residential services. Non-residential uses in these areas tend to be
smaller scale and provide a good or service that people typically do not travel far for (approximately
one mile) and need regularly. Employment opportunities for those living in the neighborhood are
encouraged. Connectivity and access between the non-residential and residential land uses is
particularly critical in MU-N areas. Tree-lined narrow streets are encouraged. Developments are
encouraged to be designed according to the conceptual MU-N plan depicted in Figure 3-1 on page 25
of the Comprehensive Plan. See pages 24-27 of the Comprehensive Plan for more information.
The applicant proposes to develop this site with a residential care facility (assisted living) which is a
desired use in MU-N designated areas and allowed as a conditional use in the C-N zoning district.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
“Require appropriate landscaping and buffers along transportation corridor (setback, vegetation,
low walls, berms, etc.).” (3.06.02F)
A 25-foot wide landscape buffer and building setback will be required with development al ong E.
Amity Road, an arterial street; landscaping should be installed in accord with the standards
listed in UDC 11-3B-7C Landscape Buffers along Streets.
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 4
“Locate small scale neighborhood commercial areas within planned residential developments as
part of the development plan.” (3.05.01E)
The proposed development should integrate well with the YMCA, City Park, library, health
complex and elementary school to the south, future neighborhood commercial uses to the west,
and existing and future residential uses in the vicinity.
Support a variety of residential categories (low-, medium-, medium-high and high-density single-
family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
providing the City with a range of affordable housing opportunities.
The proposed assisted living facility will provide another housing option in this portion of the
City adjacent to future neighborhood commercial and medium density residential uses. Staff is
unaware of how “affordable” it will be.
“Require neighborhood and community commercial areas to create a site design compatible with
surrounding uses (e.g. landscaping, fences, etc.).” (3.05.02A)
The site design for the proposed development should be consistent with future neighborhood
commercial developments.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
The UDC (11-3A-3) restricts access to arterial and collector streets when access is available
from a local street. Because no access is available via a local street, a driveway is proposed via
E. Amity Road, an arterial street; this access was approved by the City and ACHD with the
preliminary plat.
“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 available to be extended by the developer upon development of the site in
accord with UDC 11-3A-21.
“Plan for and encourage services like health care, daycare, grocery stores and recreational areas to
be built within walking distance of residential dwellings.” (2.01.01C)
The proposed assisted living facility will be within walking distance of nearby existing and future
residential dwellings and medical offices.
“Require screening and buffering of commercial and industrial properties to residential use with
transitional zoning.” (3.06.01E)
The proposed site is surrounded by C-N zoned property which will be required to provide
screening and buffering to adjacent residential uses with future development.
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.
Allowed uses in the C-N district are small scale convenience with limited hours of operation and
access to arterial or collector streets.
B. Schedule of Use: Unified Development Code (UDC) 11-2B-2 lists the permitted, accessory,
conditional, and prohibited uses in the C-N zoning district. A residential care facility is listed as a
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 5
conditional use in the C-N 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-N
zoning district apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant has submitted an application for a conditional use permit (CUP) for a residential
care (assisted living) facility on 3.38 acres of land in the C-N zoning district as required by UDC
Table 11-2B-2. A single-story 59,126 square foot assisted living and memory care facility is
proposed that will contain a total of 75 units with a maximum of 88 beds (memory care – 31
units; assisted living – 57 units).
Site Plan: A site plan is included in Exhibit A.2 that depicts how the site is proposed to develop
with an assisted living facility, access, parking and drive-aisles. The configuration of the footprint
of the proposed structure has changed from that shown on the conceptual development plan
included in the development agreement; however, the applicant states the size of the facility and
the resident count has not changed. Therefore, staff deems it in substantial conformance with the
approved concept plan.
Access: Access is proposed to this site via a driveway from E. Amity Road, an existing arterial
street, approved with the preliminary plat. A cross-access easement will also be granted between
all lots in the development when the plat records; access will be available from/through adjacent
properties via S. Hillsdale Ave., S. Tavistock Ave. and E. Hill Park St.
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. At a
maximum of 88 beds, a minimum of 44 parking spaces are required; a total of 53 spaces are
proposed, including 4 ADA stalls, in accord with this requirement.
For properties that are greater than 2 acres in size, no more than 50% of the total off-street
parking area for the site can be located between building facades and the abutting street.
All of the proposed parking except for 5 spaces at the rear of the building is located between
the building and the street (E. Amity Rd.). The applicant has submitted a request for
alternative compliance to UDC 11-3A-19A3a for Director approval of the proposed parking
layout with the alternative means of compliance stated below.
The applicant states the proposed parking layout is as such due to the nature of the proposed use –
staff, residents and visitors must enter and exit through the controlled central common area at the
front of the building. Access to the rear of the building is restricted except for emergencies. Only
one drive aisle with parking on either side is proposed between the front of the building and the
street.
As an alternative means of complying with the intent of the ordinance, the applicant proposes to
increase the width of the street buffer along E. Amity Rd. from 25 to 36.5 feet, which is a 46%
increase over that required; and increase the number of trees planted within the buffer from 12 to
17, which is a 41% increase over that required. The extra landscaping should assist in screening
the parking area from the street and the extra width of the buffer will provide a spatial distance
between Amity Road and the parking area. Staff is supportive of the applicant’s request provided
a berm is constructed within the street buffer along Amity Road in accord with UDC 11-3A-
19B.3f to assist in screening the parking area. The Director has approved the request as
recommended by staff per the Findings listed in Exhibit C.
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 6
Based on the number of vehicle parking stalls (53), a bicycle rack capable of holding a minimum
of 3 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; one additional space is
required.
Landscaping: Landscaping is required to be installed on the site in accord with the standards
listed in UDC 11-3B.
A 25-foot wide street buffer is required along E. Amity Road, an arterial street as set forth in
UDC Table 11-2B-3, landscaped in accord with the standards listed in UDC 11-3B-7C. A 36.5-
wide buffer is proposed instead with trees that meet the required number; vegetative groundcover
is also required. Street buffer landscaping was required with the subdivision improvements but
will be installed on this site with this project since it’s developing before the plat is recorded.
Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. Trees
are proposed in planter islands in accord with UDC standards; planter islands are required to
contain vegetative groundcover. The applicant states that the drive-aisles at the west & south
boundaries will be shared with adjacent properties; however, if they aren’t, a minimum 5-foot
wide landscape buffer is required, planted in accord with the standards listed in UDC 11-3B-
8C.1.
Trash Enclosure: A trash enclosure is depicted on the site plan at the northwest corner of the
building. Staff recommends the applicant consider placing the enclosure at the rear of the
property away from the street and front of the building.
The color and material of the enclosure should complement that of the building. A detail of the
enclosure should be submitted with the Certificate of Zoning Compliance and Design Review
application. A detail of the enclosure should also be submitted to Bob Olson, Republic Services,
(208-345-1265 office, or 208-371-1745 cell; email: rolson@republicservices.com ) 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 occupancy7 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 within
any required yard.
3. Outdoor play areas in residential district or uses adjacent to an existing residence
shall not be used after dusk.
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 7
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 6 feet, along the perimeter of any portion of the site that is
accessible to those patients shall be provided. The fencing material shall meet the
swimming pool fence requirements of the building code in accord with Title 10 of this
code. Staff recommends a detail of the proposed fencing be submitted with the
Certificate of Zoning Compliance application that complies with the aforementioned
requirement.
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
on this site along E. Amity Road. A 7-foot wide sidewalk is proposed around the building.
Pathway: A pathway is not depicted on the Pathways Master Plan for this site.
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 Hardie lap,
shake and flat siding, stone veneer accents, stained wood trusses and brackets, and asphalt shingle
roofing.
The future structure is required to comply with the design standards listed in UDC 11-3A-19 and
the Architectural Standards Manual. The proposed elevations appear to comply with current
design standards. Any rooftop or ground level mechanical equipment is required to be screened.
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 Architectural Standards Manual.
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Site Plan (dated: 9/15/17)
3. Landscape Plan (dated: 9/15/17)
4. Building Elevations (dated: 9/15/17)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 8
7. Parks Department
C. Required Findings from Unified Development Code
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 9
Exhibit A.1: Vicinity Map
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 10
Exhibit A.2: Site Plan (dated: 9/15/17)
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 11
Exhibit A.3: Landscape Plan (dated: 9/15/17)
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 12
Exhibit A.4: Building Elevations (dated: 9/15/17)
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 13
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 Development of the site shall substantially comply with the site 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/landscape plans, dated 9/15/17, included in Exhibit A hall be revised as follows (as
applicable):
a. Include a detail of the proposed fence around the memory care courtyard that complies with
the standards listed in UDC 11-4-3-29C.
b. Vegetative groundcover is required within all planter islands/buffers as set forth in UDC 11-
3B-7C and 11-3B-8C.
c. Depict a perpendicular (rather than diagonal) sidewalk connection from the perimeter
sidewalk to the sidewalk around the building leading to the main building entrance.
d. Depict a 36.5-foot wide street buffer along E. Amity Road on the site plan as shown on the
landscape plan per the Alternative Compliance approval. (Note: The plat should also be updated
to reflect the width of the buffer approved with the Alternative Compliance application.)
e. Provide a bicycle rack capable of holding a minimum of 3 bicycles as required by UDC 11-
3C-6G; a detail of the rack shall also be submitted that complies with the standards listed in UDC
11-3C-5C
f. If the drive-aisles at the west and south boundaries of the site aren’t proposed to be shared
with adjacent properties, a minimum 5-foot wide landscape buffer is required, planted in accord
with the standards listed in UDC 11-3B-8C.1.
g. Consider placing the trash enclosure at the rear of the property away from the street and front
of the building.
h. Include a detail of the trash enclosure that meets the requirements of Republic Services;
colors and materials should complement the building.
i. Include a berm within the street buffer along E. Amity Road in accord with UDC 11-3A-
19B.3f.
1.4 The applicant’s request for alternative compliance to UDC 11-3A-19A.3a for approval of the
proposed parking layout with an increased street buffer width from 25 to 36.5 feet and additional
street trees from 12 to 17 was approved by the Director as shown in Exhibit A.3 with the
construction of a berm within the street buffer in accord with UDC 11-3A-19B.3f.
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.
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
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 14
layout and structures are required to comply with the design standards listed in UDC 11-3A-19
and 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
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. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The applicant shall be responsible for the installation of water and sewer mains and services to
the project.
2.2 General Conditions of Approval
2.2.1 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.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 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 not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
easement shall be graphically depicted on the plat for reference purposes. 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. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.2.4 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures.
2.2.5 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.6 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.
2.2.7 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 15
2.2.8 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.9 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.10 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.
2.2.11 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.
2.2.12 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.
2.2.13 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.2.14 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 Based on the size of new construction and the location of the sprinkler room in relation to the address
side of the structure, the AHJ may require separate Knox box locations. One being at the main,
address side entrance and the other at the entrance to the sprinkler riser room.
3.3 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.
3.4 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
3.5 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
3.6 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire
Code Section 506.
3.7 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in
International Fire Code Section 903.2.8.
3.8 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.
3.9 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets. IFC
102.9
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 16
3.10 Buildings over 30’ in height are required to have access roads in accordance with the International
Fire Code Appendix D Section D105.
3.11 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141,
Section A5.2.18.
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 Jay Markle, Republic Services, (208-345-1265)
for review and approval prior to submittal of the Certificate of Zoning Compliance application.
6. PARKS DEPARTMENT
7.1 The Park’s Department has no comment on this application.
7. ADA COUNTY HIGHWAY DISTRICT
ACHD issued a letter stating the site specific conditions of approval of Hill’s Century Farm
Commercial Subdivision also apply to the subject application.
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 17
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.
The Commission finds that the subject property is large enough to accommodate the proposed
use and the dimensional & development regulations of the C-N 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.
The Commission finds that the proposed use is consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of MU-N 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.
The Commission finds that if the applicant complies with the conditions outlined in this
report, the proposed use should be compatible with other existing and future uses in the
general neighborhood and with the existing and intended character of the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
The Commission 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.
The Commission finds that sanitary sewer, domestic water, refuse disposal, and irrigation are
currently provided to the subject property. The Commission 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. The
Commission 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.
EXHIBIT A
Veranda Senior Living at Hill’s Century Fam – CUP H-2017-0130
PAGE 16
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 th e general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
The Commission 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.
The Commission 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.
2. Alternative Compliance (11-5B-5E):
In order to grant approval for alternative compliance, the director shall determine the
following findings:
1. Strict adherence or application of the requirements is not feasible; OR
Staff finds that strict adherence to the parking standards is not feasible given the
operational characteristics of an assisted living and memory care facility. Because access
to/from the building is controlled, staff, residents and visitors will enter and exit the
facility through the central common area at the front of the building. For this reason,
parking also needs to be near the building entrance rather than at the side and/or rear of
the building.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Staff finds the proposed alternative compliance as described in Section IX provides an
equal means for meeting the UDC parking lot standards. Further, the extra wide street
buffer and additional landscaping will provide a visual and spatial buffer to the parking
area from the street.
3. 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 and will actually enhance the
visual appearance of the property.
Meridian Planning Zoning Commission Meeting
DATE: November 2, 2017 ITEM NUMBER:
PROJECT NUMBER: H-2017-0117
Rapid Creek Subdivision
application H-2017-0117 by WHPacific for a Annexation and Zoning of 23.02 Acres of
Land with an R-8 Zoning District and a Preliminary Plat Approval Consisting of 93
Building Lots and 11 Common Lots on 21.02 Acres of Land in a Proposed R-8 Zoning
District for Rapid Creek Subdivision generally located near the South West Corner of
West McMillan Road and North Black Cat Road.
DATE:
IE -MAILED TC
STAFF
MEETING NOTES
9,
t-► X:Rkc nFF►CF FINAL ACTION
SENT TO
APPLICANT
NOTES
INITIALS
SENT TO
AGENCY
E
IDIAI�i
ORANDUM
TO: Planning and Zoning Commission
FROM: Josh Beach, Associate Planner
CC: Bill Nary, City Clerk
RE: Rapid Creek Subdivision — H-2017-0117
Mayor Tammy de Weerd
City Council Members:
Keith Bird Joe Borton
Luke Cavener Genesis Milam
Ty Palmer Anne Little Roberts
Since the Planning & Zoning Commission hearing on October 5, 2017, the applicant submitted a
letter and a wetland delineation report (attached) to the Planning and Zoning Commission.
The request from the Planning and Zoning Commission at the October 5, 2017 hearing was to
continue file number H-2017-0117 to the hearing date of November 2, 2017 to give the applicant
the opportunity to work with the Army Corps to determine the status of the pond and any other
"wetlands" on the subject property.
The main concern from the Planning and Zoning Commissioners was the potential for a portion of
the property to be designated as a wetland. The report by The Wetlands Group clearly shows the
requirements for an area to be designated as a wetland; The determination from The Wetlands
Group is that with the removal of the irrigation water, that the property no longer meets the
groundwater saturation levels to qualify as a wetland.
The letter and wetland delineation report were written to submit to the Army Corps of Engineers
(ACOE). The report was written by The Wetlands Group, LLC and does not contain a final
determination from the ACOE.
Ultimately the designation is up to the ACOE, but staff feels comfortable moving the project
forward to City Council with the information provided by the applicant.
Lastly, at the hearing held on October5, 2017, it was moved that the discussion on the pathway
along the frontage of Black Cat Road be moved to the November 2, 2017 hearing. Staff
recommends that the Planning and Zoning Commission make an affirmative motion in favor of
staff's proposal.
TRILOc","r
DEVELOPMENT
Mr. Josh Beach
Mr. Caleb Hood
Mr. Bruce Freckleton
Mr. Bill Parsons
City of Meridian Community Development
33 E. Broadway Avenue
Meridian, Idaho 83642
Subject: Rapid Creek Subdivision H-2017-0117
Wetland Delineation Report by the Wetlands Group
Dear Community Development Staff:
Thank you very much for meeting with Katie Miller, Jane Suggs, and me to discuss the potential wetlands
at our proposed Rapid Creek Subdivision on Black Cat Road. During our meeting on Monday, October 23,
2017, we presented you with a copy of the Wetland Delineation Report prepared by The Wetlands Group.
The Wetlands Group is comprised of biologists who are experts in the study of wetlands, wetlands
preservation and mitigation. They are well known and highly respected within the industry and by the U.S.
Army Corps of Engineers.
During our meeting, we reviewed the summary in the Wetland Delineation Report that indicates that the
site ground water levels have dropped significantly since the irrigation water and agricultural tailwater was
cut off in July. The drop in water level, during what is considered to be the high groundwater season,
indicates that the hydrology that contributes to the wetlands is no longer available.
The Wetland Delineation Report has been submitted to the U.S. Army Corps of Engineers, who will make
the final determination on wetlands and the need, if any, for mitigation. As discussed, mitigation can occur
either on-site or offsite in a wetland bank. Trilogy Development acknowledges that the Army Corps of
Engineers has jurisdiction over the wetland determination. We will willingly comply with the Army Corps
of Engineers determination when completed and mitigate off-site, if needed.
In any case and most importantly, the plan included in our application package, will not change upon final
determination from the Army Corps of Engineers. We respectfully request that our applications for
annexation, rezone and preliminary plat be recommended for approval to the City Council.
Please do not hesitate to contact me if you have questions about this letter or the Rapid Creek Subdivision
project.
Sincer ly,
haw, Brownlee, Project Manager
Trilogy Development, Inc.
9839 W Cable Car St Suite 101 — Boise, Idaho 83709 — Phone (208) 895-8858 — Fax (208) 895-
0714
CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: November 2, 2017
Project Number:
Project Name:
Item #
H-2017-0117
Wk
Raaid Creek Subdivision
Please print your name For Against Neutral Do you wish
to testify (YIN)
61 V-e-frl e- Iravis
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Item #4A: Rapid Creek Subdivision (H-2017-0117)
Application(s): Annexation and Zoning and Preliminary Plat
Size of property, existing zoning, and location: This site consists of 21.02 acres of land, zoned R-8, located at 4435, 4323 and
4145 N. Black Cat Road.
Adjacent Land Use & Zoning:
1. North: Oakcreek Subdivision No. 3, zoned R-8
2. East: Rural residential property, zoned RUT in Ada County
3. South: Rural residential property, zoned RUT in Ada County.
4. West: The Oaks South Subdivision No. 4, zoned R-4.
Comprehensive Plan FLUM Designation: Medium Density Residential
Summary of Request: The applicant has applied for annexation and zoning of 21.02 acres of land from the RUT district in Ada County
to the R-8 zoning district in the City for the development of 93 new single-family residential detached homes on the site.
The proposed plat consists of 93 building lots and 11 common lots on 21.02 acres of land in a proposed R-8 zoning district. Lots range
in size from 4,060 to 9,981 square feet (s.f.) with an average lot size of 5,692 s.f. The gross density for the subdivision is 4.42
units/acre which is consistent with the MDR designation. The property is proposed to develop in 2 phases as shown on the subdivision
plat.
Access: Access is proposed for this site via the extension of an existing stub street, N. Oakstone Avenue, at the north boundary of the
site from Oak Creek Subdivision; and from a proposed connection to N. Black Cat Road.
Open Space: A minimum of 2.10 acres of qualified open space is required to be provided as set forth in UDC 11-3A-3B. The applicant
proposes 2.98 acres (or 14.2%) qualified open space.
Site Amenities: A minimum of 2 qualified site amenities are required to be provided. The applicant proposes to provide a tot lot, a half-
court basketball court and a section of the City’s regional pathway. Staff is supportive of the proposed site amenities.
Pathways: Staff recommends the pathway be extended north along N. Black Cat Road to the intersection of W. Belltower Drive and N.
Black Cat Road in order to accommodate a better crossing to the east side of N. Black Cat Road.
Waterways: The Five Mile Creek runs along the southern boundary of the site. The UDC (11-3A-6B1) requires natural waterways like
the Five Mile Creek be left open as natural amenities. The applicant is requesting that the Five Mile Creek be left open and improved
with adjacent landscaping and a pathway.
Building Elevations: The applicant has submitted 10 conceptual sample building elevations for future homes in this development,
included in Exhibit A.4. Building materials appear to consist of a mix of horizontal and vertical lap and shake siding with stone/brick
accents and asphalt shingles.
Staff Recommendation: Approval
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File Number H-2017-0117, as
presented in the staff report for the hearing date of November 2, 2017, with the following modifications: (Add any proposed
modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File Number H-2017-0117, as presented
during the hearing on November 2, 2017, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2017-0117 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
Item #4B: Johnny Bronx (H-2017-0134)
Application(s): Conditional Use Permit
Size of property, existing zoning, and location: This site consists of 0.56 acres of land, zoned C-G, located at 4970 N. Linder Road.
Adjacent Land Use & Zoning:
1. North: Orthodontic office, zoned C-G
2. East: Multi-family residential apartments, zoned C-G
3. South: Drive-through restaurant, zoned C-G
4. West: N. Linder Road and single-family residential uses, zoned R-8
Comprehensive Plan FLUM Designation: Commercial
Summary of Request: A CUP is requested for a drive-through establishment for the Johnny Bronx restaurant on 0.56 of an acre of
land in the C-G zoning district. The CUP is required because the proposed drive-through is within 300 feet of existing drive-through
establishments and residential uses.
The site is proposed to develop with a 400+/- square foot (s.f.) restaurant with a drive-through, walk up ordering window, outdoor patio
seating, driveways and parking. An overhead shade trellis is proposed over the outdoor seating area. There is no indoor seating. The
proposed use complies with the specific use standards listed in UDC 11-4-3-11, Drive-Through Establishment.
The proposed hours of operation are from 11:00 am to 11:00 pm, consistent with UDC standards.
Access is proposed via an east/west shared driveway via N. Linder Road along the north boundary of the site within a permanent
ingress/egress and cross-access easement (recorded as Inst. #113053297) depicted on the plat for Commercial Southwest
Subdivision No. 2.
A total of 11 parking stalls are proposed, well in excess of the UDC minimum requirements but appropriate for the proposed use.
A 25-foot wide landscaped street buffer exists along N. Linder Road, an arterial street that was installed with Commercial Southwest
Subdivision No. 2. All existing landscaping is required to be protected during construction in accord with UDC 11-3B-10C.
Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C.
Because the property line for this site and the multi-family property to the east lies in the middle of the north/south access driveway,
staff has determined this property does not directly abut a residential use; therefore, a buffer to residential uses is not applicable or
required.
Building Elevations: Building elevations were submitted for the proposed structure as shown in Exhibit A.4. Building materials consist
of decorative concrete masonry, vertical pre-fabricated metal siding, and horizontal tongue and groove wood siding with metal accents.
Final design and materials are required to be consistent with the Architectural Standards Manual.
The applicant is required to submit a CZC and DES application for approval of the proposed use, site layout and building elevations
from the Planning Division prior to submittal of a building permit application.
Staff Recommendation: Approval
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-0117, as presented in the staff
report for the hearing date of November 2, 2017, with the following modifications: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0117, as presented during the
hearing on November 2, 2017, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2017-0117 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
Planning & Zoning Commission Meeting
October 5, 2017
Item #4A: Rapid Creek Subdivision- Vicinity Map
Preliminary
Plat
Landscape Plan
Elevations
Item #4B: Johnny Bronx – Vicinity Map
Site/Landscape Plan
Elevations
Meridian Planning Zoning Commission Meeting
DATE: November 2, 2017 ITEM NUMBER: 4B
PROJECT NUMBER: H-2017-0134
Rapid Creek Subdivision
application H-2017-0134 by Matt Brown
For a Conditional Use Permit For a Drive -Through Establishment on 0.56 of an Acre of
Land in the C -G Zoning District within 300 Feet of Another Drive -Through Establishment
and
Residential Uses for Johnny Bronx- Located at 4970 N Linder Road.
MEETING NOTES
r► FRKS OFFICE FINAL ACTION
SENT TO
APPLICANT
NOTES
INITIALS
DATE:
E-MAILED TO
STAFF
SENT TO
AGENCY
CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: November 2, 2017 Item #
Project Number:
H-2017-0134
Project Name: Johnny Bronx
Please print your name For Against Neutral Do you wish
to testify (Y/N)
Ok vW
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