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Hill's Century Farm Assisted Living - CZC DES ALT A-2017-0270Conditions Document 1 Hill Century Farm Assisted Living - CZC, DES - A-2017-0270 CERTIFICATE OF ZONING COMPLIANCE REPORT DATE: January 22, 2018 TO: Brighton Investments, LLC FROM: Sonya Allen, Associate City Planner SUBJECT: Hill Century Farm Assisted Living - CZC, DES (A-2017-0270) Brighton Investments, LLC OWNER: DESCRIPTION OF APPLICANT'S REQUEST The applicant, Brighton Investments, LLC, requests Certificate of Zoning Compliance (CZC) and Design Review (DES) approval of a 58,960 square foot assisted living and memory care facility containing 76 units on 3.38 acres of land in the C-N zoning district. The site is located at 3959 E. Amity Road. (Note: The development agreement allows building permits to be issued for this use prior to subdivision of the property.) FINDINGS FOR ALTERNATIVE COMPLIANCE REQUEST TO UDC 11-3A-19B.2b: 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 For lots with frontage on a public street, a minimum of forty percent (40%) of the buildable frontage of the property shall be occupied by building facades and/or public space. Within mixed use areas (such as this), and for large multi-building developments, buildings may be placed away from roadways if a minimum of thirty percent (30%) of the buildable frontage is occupied by building facades and/or public space. The Director finds that because of the nature of the proposed use (i.e. an assisted living facility), placing the residential use directly adjacent to the arterial street would increase noise to the dwelling units; additionally, staff, residents, and visitors must enter and exit through the controlled central common area at the front of the building making it not feasible for the structure to be placed along the frontage of the lot adjacent to E. Amity Rd. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the applicant’s proposed alternative compliance of providing an increased buffer width from 25 to 36.5 feet (46% increase) and additional trees from 12 to 17 (41% increase) than required will assist in screening the parking area from the street and provides an equal means for meeting the requirements in accord with the standards listed in UDC 11-2B-3A.3d. Additionally, the extra buffer width with a single drive aisle with parking on both sides will provide a spatial separation between the structure and the road which will aid in decreasing road noise to residents of the Conditions Document 2 Hill Century Farm Assisted Living - CZC, DES - A-2017-0270 facility. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of the surrounding properties. The Director finds that the proposed alternative will not be detrimental to the public welfare or impair the intended use/character of the surrounding properties. DECISION The applicant's request for Certificate of Zoning Compliance, Design Review and Alternative Compliance is approved with the conditions listed in this report. Note: This is not a building permit. Please contact Building Services at (208) 887-2211 to verify if you need a building permit and/or inspection. If you do need a building permit, you must complete that process before you commence the use or construction. Please contact Building Services for additional details about building permits and inspections. General Conditions of Approval 1. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer’s expense. Final design shall be submitted as part of the development plan set for approval. Applicant shall also include the location of any existing street lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Site Conditions of Approval 1. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. 2. The internal pedestrian walkway that provides a connection between the sidewalk along E. Amity Road and the building entrance shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks as set forth in UDC 11-3A-19B.4b. 3. Bicycle parking facilities shall comply with the standards listed in UDC 11 -3C-5C, including but not limited to, the parking facility shall be a minimum of 34 inches in height. 4. All ground level mechanical equipment must be screened to the height of the unit as viewed from the property line; and all rooftop mechanical equipment shall be screened as viewed from the farthest edge of the adjoining right of way, in accord with the Architectural Standards Manual (4.3B & 4.3C). Process Conditions of Approval 1. No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 2. The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-5C-3C. 3. Upon installation of the landscaping and prior to inspection by Planning Division staff, Conditions Document 3 Hill Century Farm Assisted Living - CZC, DES - A-2017-0270 the applicant shall provide a written certificate of completion as set forth in UDC 11 - 3B-14A. 4. The site plan prepared by Babcock Design on September 15, 2017, is approved by the City of Meridian Planning Division as shown in Exhibit B. 5. The landscape plan prepared by KM Engineering on September 15, 2017, is approved by the City of Meridian Planning Division as shown in Exhibit C. 6. The elevations prepared by Babcock Design on November 3, 2017, are approved by the City of Meridian Planning Division as shown in Exhibit D. 7. The approved site plan, landscape plan and/or elevations may not be altered without prior written approval of the City of Meridian Planning Division. 8. The applicant shall pay any applicable impact fees prior to the issuance of a building permit. 9. If any changes must be made to the site plan to accommodate ACHD requirements, the applicant shall submit a new site plan to the City of Meridian Planning Division for approval prior to issuance of the building permit. 10. 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. 11. If the subject property is part of a final plat that has not yet recorded, the applicant shall be responsible for all plat improvements prior to release of Certificate of Occupancy for the first structure within such plat. 12. The City of Meridian requires that the owner enter into a Warranty Surety Agreement and post a Warranty Surety in the amount of 20% of the total construction cost for all completed public sewer and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing 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, and must be in place prior to Certificate of Occupancy. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Services for more information at 208-887- 2211. Ongoing Conditions of Approval 1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 2. The applicant shall comply with the outdoor storage as an accessory use standards as set forth in UDC 11-3A-14. 3. The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (H-2017-0130). 4. The issuance of this CZC does not release the applicant from any previous requirements of the other permits issued for the site. 5. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 6. The applicant shall have an ongoing obligation to maintain all pathways. 7. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 8. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the Conditions Document 4 Hill Century Farm Assisted Living - CZC, DES - A-2017-0270 standards in UDC 11-3A-3. 9. The applicant and/or assigns shall have the continuing obligation to meet the specific use standards for the proposed use as set forth in UDC 11-4-3-29, Nursing or Residential Care Facility, including but not limited to the following: Additional standards for uses providing care to patients who suffer from Alzheimer's disease, dementia or other similar disability that may cause disorientation: A barrier with a minimum height of six feet (6'), along the perimeter of any portion of the site that is accessible to these patients shall be provided. The fencing material shall meet the swimming pool fence requirements of the building code in accord with title 10 of this code. CITY COUNCIL REVIEW The applicant or a party of record may request City Council review of a decision of the Director. All requests for review shall be filed in writing with the Planning Division on or before February 1, 2018, within fifteen (15) days after the written decision is issued, and contain the information listed in UDC 11-5A-6B. If City Council review of the decision is not requested, the action of the Director represents a final decision on a land use application. You have the right to request a regulatory taking analysis under Idaho Code 67-8003. EXPIRATION The Certificate of Zoning Compliance shall expire if the construction, alteration or the use has not commenced within one year of the date of issuance of the Certificate of Zoning Compliance. In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until January 22, 2019. EXHIBITS A: Vicinity Map B: Site Plan (dated: September 15, 2017) C: Landscape Plan (dated: September 15, 2017) D: Elevations (dated: November 3, 2017) Conditions Document 5 Hill Century Farm Assisted Living - CZC, DES - A-2017-0270 Exhibit A: Vicinity Map Conditions Document 6 Hill Century Farm Assisted Living - CZC, DES - A-2017-0270 Exhibit B: Site Plan (dated: September 15, 2017) Conditions Document 7 Hill Century Farm Assisted Living - CZC, DES - A-2017-0270 Exhibit C: Landscape Plan (dated: September 15, 2017) Conditions Document 8 Hill Century Farm Assisted Living - CZC, DES - A-2017-0270 Exhibit D: Elevations (dated: November 3, 2017)