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Veranda Senior Living at Hill's Century Farm H-2017-0130CITY 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 uc�ev'enn � eco Y6 6\A j Aus�� Attest: V CJ Coles, ity Clerk e VOTED VOTED VOTED_ VOTED ` e VOTED VOTED 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.