HomeMy WebLinkAboutOB/GYN Associates
CUP 04-053
MERIDIAN PLANNING & ZONING MEETING February 3, 2005
APPLICANT ZGA Architects and Planner, Chartered
ITEM NO.
.~
REQUEST Public Heañng: CUP lor a Planned Development for a clinic I office in an L-O
zone for OB/GYN Associates - south of East Franklin Road and east of North Eagle Road
AGENCY
COMMENTS
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached staff comments
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Approtl~ /
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CITY CLERK:
CITY ENGINEER:
CITY POLICE DEPT:
CITY fIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
See attached comments
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: (f¡()r!l1l5 &.PJ.ReJcI Date:;2 ~/-Il) Phone: c34C:;-~-¿?R 1-;{
Emailed: IJi-.S @~ta . CtJf71 Staff Initials: 17?14--
rials preHn iKI crl public meetings shall become properly crl the City crl Meridian.
j
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
KeilhBird
William L.M. Nary
Shaun Wardle
Charles M. Rountree
LEGAL DEPARTMENT
(208) 466-9272 'Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500' Fax 898-9551
PLANNING AND ZONiNG
DEPARTMENT
(208) 884-5533 . FAX 888-6854
STAFF REPORT:
Transmittal Date: January 4, 2005
P&Z Hearing Date: February 3,2005
To:
Mayor, City Council and Planning & Zoning Commission
From:
Joseph Guenther, Associate City Planner
Bruce Freckleton, Development Services Manager
Re:
OB/GYN Associates
Request for a Conditional Use PermitIPlanned Development for a medical
clinic/office in an L-O Zone, by ZGA Architects and Planners (File No. CUP-04-
053).
We have reviewed this submittal and offir the following comments, as conditions of the applicant.
These conditions shall be considered injùll, unless expressly modified or deleted by motion of the
Meridian City Council:
APPLICATION BACKGROUND & SUMMARY
The applicant has requested approval of a conditional use permit (CUP) for a medical clinic/office in
Meadow Lake Village. When Touchmark was approved in 2000, it was approved as a Conceptual
Planned Development (CPO) with a mix of office, retail, single-family residential and multi-family
residential uses. As part ofthe original approval, all uses within Touchmark were required to obtain
Conditional Use Permits. This application will modify the current CPO approved building
configuration, size, parking layout, setbacks, etc. The project site is 1.2 acres in Meadow Lake
Village site and will require a lot line adjustment to the original Touchmark Plat. The existing Lot 1
Block 2 has requested a lot line adjustment to the 1.2 acre configuration. Are-plat of the Touchmark
Living Center Final Plat FP02-006, Lots 1-3 Block 2 and including additional unplatted acreage is
expected to be filed prior to any additional development in Block 2 Touchmark Living Center
Subdivision.
The applicant has detailed the reasons that the project is desirable in their letter dated December 15,
2002. The outstanding issues for the Commission's consideration are noted in the Special
Considerations section ofthis report. Upon resolution of those issues, staff recommends approval of
the project with the conditions noted in this report.
CUP-04-053
OB/GYN Associates.CUP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: February 3, 2005
Page 2
LOCATION
The property is located in Lot 1 Block 2 of Touchmark Living Center, south of Franklin Road,
approximately 1/2 mile east of Eagle Road.
SURROUNDING PROPERTIES
North: undeveloped Touchmark Living Center Subdivision, zoned L-O.
South: St. Lukes hospital, zoned L-O and Interstate-84.
East: Montvue Park Subdivision, zoned L-O.
West: Future Phases of Meadow Lake Village and St. Luke's hospital, zoned L-O.
OWNER OF RECORD
The property owner of record is Touchmark of the Treasure Valley, LLC, and they have given their
consent through Werner G. Nistler (Manager/Co-Trustee ofTouchmark) for the applicant to submit
the conditional use permit application.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use permit
if they shall fmd evidence presented at the hearing(s) is adequate to establish (11-17-3):
A.
That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this ordinance;
Staff finds that the subject property is large enough to accommodate the requested use and all
other required features as noted above. As part of the planned development, the applicant is
requesting approval of parking scenario proposed, as follows: The staff parking will be
served by the north parking lot with an approximate ratio of one space per staff, with 25
spaces, nine compact with zero lot line parking to the north. The clinic will be served by 38
parking spaces (which is a ratio of one space per each 1.5 units). The Emergency doctor
parking will be served by 5 spaces in the ITont cross access lane.
Standard ordinance parking requirements for "Clinics (medical, dental, optical)" apply to the
site. The standard is ordinance for Clinics (medical, dental, optical is One spaces per 200
gross square feet. The proposed building is 10, 339 gross square feet, requiring 53 parking
spaces. The applicant has proposed 68 parking spacs in compliance with the Chapter 11
Section 13 MCC.
CUP-04-O53
OB/GYN Associates.CUP
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: February 3, 2005
Page 3
Staff supports the proposed parking ratios, zero lot line parking, and compact spaces as they
are based on the applicant's experience with similar projects in other areas. Staff has
concerns with the five parking spaces backing out on the cross access road which has not
been finalized. If the cross access road becomes public right of way during the replatting of
touchmark living centers subdivision, these five parking spaces shall be eliminated.
B.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as "Mixed Use
Community." Stafffmds that the proposed clinic/medical office uses are harmonious with
and in accordance with the Comprehensive Plan. The overall project was approved as a
conditional use for a planned development in order to allow reduced setbacks and multiple
buildings on a single lot. The current proposal is also a planned development to modify the
original layout and to provide detailed approval. If the project is approved as a Planned
Development, it will meet the minimum requirements of the MCc.
This proposal is in compliance with the mixed use policies in Chapter 7 (pp. 97-98). The
purpose of the mixed use designation in the Comprehensive Plan "is to identify key areas
which are either infill in nature or situated in highly visible or transitioning areas of the city
where innovative and flexible design opportunities are encouraged. The intent of this
designation is to offer the developer a greater degree of design and use flexibility." Thus
staff concurs that the flexibility requested through the PO application is in harmony with the
intent of the Comprehensive Plan designation and similar uses in the local vicinity.
C.
That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character of
the general vicinity and that such use will not adversely change the essential character
of the same area;
Staff finds that the proposed medical office will not adversely change the existing (mixed
use) or intended (mixed use) character of the general vicinity. The proposed project
boundary is surrounded on three sides by other property owned by Touchmark for the
Touchmark Living Center Subdivision FP-02-006 project and is in harmony with the
approved conceptual plan for the project. Any impacts of the clinic will likely be restricted
to existing and future phases replatting of the Touchmark Living Centers project itself. The
site requires a lot line adjustment between lots 1-3 in Block 2 ofTouchmark Living Centers
Subdivision. The Lot Line Adjustment shall be submitted to Public Works prior to re-plat if
the applicant wishes to obtain a building permit prior to recordation of a re-subdivision of
Block 2.
D.
That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity;
CUP-Q4-0S3
OB/GYN Associates.CUP
F.
G.
H.
CUP-Q4-053
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: February 3, 2005
Page 4
Staff does not anticipate that the proposed clinic will adversely affect adjacent properties due
to the fact that the proposed clinic is in compliance with the conceptual plan for Meadow
Lake Village project and Touchmark Living Centers Subdivision. Any impacts of the clinic
will likely be restricted to existing and future phases ofthe project itself. The Commission
and Council should consider anytestirnony(written and oral) presented at the public hearings
before making this finding.
E.
That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fIre protection, drainage structures, refuse
disposal, water, sewer or that the person responsible for the establishment of proposed
conditional use shall be able to provide adequately any such services;
Staff finds that the proposed development can be adequately served by the essential public
facilities and services listed above. City water & sewer mains have been constructed within
the Meadow Lake Village project and will be extended as part of this proposed development.
Drainage will be retained on site. Trash enclosures have been provided on-site for refuse
disposal. The applicant needs to coordinate with the Fire Department regarding the fire
lanes.
That the proposed use will not create excessive additional requirements at public cost
for public facilities and services and will not be detrimental to the economic welfare of
the community;
Staff finds that the proposed development will not be detrimental to the economic welfare of
the community, nor would it create the need for any new facilities or services to be paid for
by the public. All required improvements, including landscaping, paving, parking,
installation of services and roads, etc. will be paid for by the developer. The primary public
costs to serve the project will be for fire and police services.
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 general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or
odors;
Staff finds that no excessive traffic, smoke, fumes, glare or odors should result from the
proposed medical office use.
That the proposed use will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
Staff finds that the proposed use will not create significant interference with any traffic on
the surrounding public streets.
OB/GYN Associates.CUP
3.
CUP-Q4-05J
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: February 3,2005
Page 5
I.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed by
issuance of this conditional use.
SPECIAL CONSIDERATIONS
1.
The Lot 1 Block 2 ofTouchmark Living Centers Subdivision FP-02-006 requires a lot line
adjustment prior to issuance of any building permit or certificate of zoning compliance.
2.
Fire Lanes: Due to the proposed accesses to the buildings, the fire department is requesting
placement of additional hydrants onsite. Staff notes that the proposed site plan (A 1.1 dated
12.15.04) shows no hydrants on the site. A hydrant shall be installed along Louise Drive and
another along the access lane in the vicinity of the staff parking lot north of the building as
defined by Joe Silva on 1.21.05.
3.
Parking: A cross access agreement for access to the north and east ofthe site shall be filed
prior to issuance of any building permit or certificate of zoning compliance.
4.
Setbacks: The site plan depicts the proposed setbacks for the project. Staff recommends
approval of the proposed setbacks for the project. See conditions #1 and 2 below.
CONDITIONS OF APPROVAL
1.
Setbacks are approved as depicted on the site plan (AU dated 12.15.04). The minimum
parking setback shall be 0' feet to the north and the project layout shall remain in substantial
compliance with the approved site plan.
2.
Parking is approved as depicted on the site plan. Minor modifications can be made, if
necessary, during the CZC process as long as the overall parking ratios remain in
conformance with the Meridian City Code. Ifupon future redesign of Block 2 ofTouchmark
Living Center Subdivision the access to the east of the site becomes a public right of way
then the parking stalls along the east side ofthe building shall be eliminated.
All surface parking shall conform to the minimum dimensions per ordinance of9' x 19' with
25' wide drive aisles. Compact stalls are only allowed in the staff parking lot to the north of
the building as depicted on the site plan (AU dated 12.15.04).
OB/GYN Associates.CUP
9.
12.
CUP-()4-053
Planning & Zoning Commission/Mayor & City Council
P&Z Hearing Date: February 3,2005
Page 6
4.
The landscaping is approved per the landscape plans (sheets L1.0) dated 12.15.04. All street
trees shall be deciduous species, as shown; conifers will be allowed internally as shown.
5.
This conditional use permit shall be subject to the expiration provisions set forth in MCC 11-
17-4.B.
6.
Applicant must comply with the conditions of the annexation, plat, planned development,
and development agreement for Touchmark Living Centers.
7.
All exterior lighting, whether attached to the building or located within the parking lot, shall
be down-shielded or otherwise altered so that the light does not spill over onto adjacent
properties or right-of-way. All parking lot lighting shall be in accordance with Ordinance 11-
13-4C.
8.
All signage shall be in accordance with the standards set forth in Section 11-14 of the City
Zoning and Development Ordinance. All signage is subject to design review and shall require
separate permits. Signs shall conform to the requirements of the Planned Sign Program
approved for Meadow Lake Village on 11127/02 and as submitted with the application.
All construction and site improvements shall conform to the requirements of the Americans
with Disabilities Act and the adopted building and fire codes.
10.
A drainage plan designed by a State of Idaho licensed architect or engineer is required and
shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas.
Storm water treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water BestManagement Practices
for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal
into surface water is prohibited unless the jurisdiction which has authority over the receiving
stream provides written authorization prior to development plan approval. The applicant is
responsible for filing all necessary applications with the Idaho Department of Water
Resources regarding Shallow Injection Wells.
11.
Certificate of Occupancy: All required improvements must be complete prior to obtaining a
Certificate of Occupancy for the proposed development. A temporary Certificate of
Occupancy maybe obtained by providing surety to the City in the form of a letter of credit or
cash in the amount of 110% of the cost of the required improvements (including paving,
striping, landscaping, and irrigation). A bid must accompany any request for temporary
occupancy.
Sanitary sewer and water service shall be via existing service lines in Meadow Lake Village
that will be extended as part of this proposed development. Applicant shall coordinate size
and routing with the Public Works Department.
OB/GYN Associates.CUP
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: February 3,2005
Page 7
13.
Underground year-round pressurized irrigation must be provided (from an existing system) to
all landscape areas on this site.
FIRE DEPARTMENT
1. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 ~ " outlet face the main street or parking lot aisle.
b. The Fire hydrant shall notface a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant
location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
3. The phasing plan may require that any roadway greater than 150' in length that is not provided with an
outlet shall be required to have an approved turn around.
4. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius.
5. All Common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
6. Operational fire hydrants and temporary or pennanent street signs are required before combustible
construction begins.
7. Commercial and office occupancies will require a fire.flow consistent with the International Fire Code
to service the proposed project. Fire hydrants shall be placed per Appendix D.
8. The medical office lot will have an unknown transient population and will have an unknown impact on
Meridian Fire Department call volwnes. The Meridian Fire Department has experienced 2397 responses
in the year 2003. According to a report completed by Fire & Emergency Services Consulting Group our
requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010.
9. Maintain a separation of 5' from the building to the dwnpster enclosure.
10. Provide a Knoxbox entry system for the complex prior to occupancy.
11. The first digit of the Office Suite shall correspond to the floor level.
12. All processes & storage practices shall be required to comply with the International Fire Code.
13. Provide exterior egress lighting as required by the International Building & Fire Codes.
CUP-04-O53
OB/GYN Associates.CUP
Planning & Zoning CommissionlMayor & City Council
P&Z Hearing Date: February 3, 2005
Page 8
14. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is
more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved
route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided
where required by the code official. For buildings equipped throughout with an approved automatic
sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement
shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183
m).
15. There shall be a fire hydrant within 100' ofall fire department connections.
POLICE DEPARTMENT COMMENT:
1. The Police Department has no concerns related to the site design submitted with the
application.
SANITARY SERVICES CORP. COMMENT:
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal prior to the public
hearing. There is a concern that the required modifications may significantly impact your site design
and may require a revised site plan. If the site plan is revised, contact the planner assigned to the
project immediately to discuss the changes and how to proceed with the revised site plan.
2. Please contact Bill Gregory at sse (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
RECOMMENDATION
Staff recommends approval of this application with the aforementioned conditions of approval.
CUP-Q4-{)53
OB/GYN Associates.CUP
RECEIVED
JAN 2 I 2005
City of Meridian
City Clerk Office
~ & ~ 1~ Z)i4tIûd
1503 FIRST STREEr SOUTH NAMPA, iDAHO 83651-4395
FAX # 208-463-0092
18 JIUlUary, 2005
phones: Area Code 208
OFFiCE, Nampa 466-7861
SHOP, Nampa 466-0663
William G. Berg Jr.
City Clerk
City of Meridian
"i]33!~!
Mciidian, to 83642
RE:
CUP 04-053
OB/GYN Associates
Dear Will:
Drainage is being retained onsite. However, it is unclear by the plans if the Snyder
Lateral is impacted by this proposed project which courses across the southern area of
this proposed project.
If the Snyder Lateral is not impacted no further comment or review is required. Detailed
plans need to be furnished to Nampa & Meridian Irrigation District so that this can be
determined before this project is allowed to continue. Once the question of the impact on
the Snyder Lateral is answered then Nampa & Meridian Irrigation District will determine
whether a Land Use Change Application is required or whether there will be no need for
further review.
Sincerely,
If~~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BHldbg
c: .
File' Office/Shop
APPROXiMATE IRRiGABlE ACRES
RiVER FLOW RIGHTS - 23.000
BOiSE PROJECT RIGHTS - 40.000
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
February 3,2005
ITEM #
6
PROJECT NUMBER
CUP 04-053
PROJECT NAME
OB/GYN Associates
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MAYOR
Tammy de Weerd
LEGAL DEPARTMENT
(208) 466-9272' FAX 466-4405
PARKS & RECREATION
(208) 888-3579' Fax 898-5501
PUBLIC WORKS
(208) 898-5500' Fax 887-1297
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Keilh Bird
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887-1297
PLANNING & ZONING
(208) 884-5533 . Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: January 27, 2005
Transmittal Date: January 4, 2005 Hearing Date: February 3, 2005
File No.: CUP 04-053
Request: Conditional Use Permit for a Planned Development for a clinic I office in a
L-O zone for OBIGYN Associates
By: ZGA Architects and Planners, Chartered
Location of Property or Project: south of East Franklin Road & east of North Eagle Road
No-COWIh'I'LtWæ
~IVEn
JAN I 3 2005
City Of.Meridian
33 EAST IDAHO AVENUE. MERIDIAN, IDAHO 836~., (208) 888-443Çity Clerk Office
City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 . Finance & Utility Billing Fax (208) 887-4813
David Zaremba, PIZ (No FP) Meridian School District (No FP)
David Moe, P/Z (No FP) Meridian Post Office (FP/PP only)
Wendy Newton-Huckabay, P/Z (NoFP) Ada County Highway District
Michael Rohm, P/Z (No FP) Ada County Development Services
Keith Borup, PIZ (No FP) Central District Health
Tammy de Weerd, Mayor Nampa Meridian Irrig. District
Charlie Rountree, CIC CE~Settlers Irrigation District
Christine Donnell, CIC ~"[¡'. Idaho Power CO. (FP, PP, CUP)
Keith Bird, CIC ¡j..:) Qwest (FP/pPonly)
Shaun Wardle, CIC g§ Intermountain Gas (FP/PP only)
Water Department JAN Q 5 20 Bureau of Reclamation (FP/PPonly)
Sewer Department rf'V OF MEFTOIAN Idaho Transportation Department (No FP)
Sanitary Service (No VAR, ~I'P)'- BEPT,Ada County Land Records
Building Department WASTEWATER Meridian Development Corporation
Fire Department Historical Preservation Commission
Police Department
City Attomey
City Engineer
City Planner
Parks Department
Your Concise Remarks:
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