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HomeMy WebLinkAboutTouchmark PP 02-003WHITE PETERSON WHH'g, PETERSON, MORROW, GIGR~Y, RosSMAN, NYE & ROSSM~, P.A. ATTORNEYS AT LAW 830 E. FroST ST., gUIlE 200 POST OFFICE BOX1150 Mm~iDIAN, IDAHO 83680-1150 NAMPA OFFICE 5700 ~. ~ RD., ~I~. 200 NAMPA, IDAHO 836874/402 TEL. (208) 466-9272 FAX (~Og) 466-~05 To: Staff ~ffPectelicant d Property Owner(s) March 28, 2002 RECEIVE MAR 2 9 2002 CITY OF MERIDIAN CITY CLERK Re: Application Case No. PP O2-003 FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING COMMISSION Staff, Applicant and/or Affected Property Owner(s): Please note that these Findings and Recommendations of the Planning and Zoning Commission shall be presented to the City Council at the public hearing on the aboye r~efe, ren..cyd matter .by the Planning and Zoning Administrator. Due to the volume of matters which me tzity Council must deride, and to insure your position is understood and clear, it is important to have a consistent format by which matters are presented at the public hearings Before the City Council. The City Council strongly recommends: 1. That y_oq mice time to carefully review the Findings and Recommendations of the Planning and Zoning Commission, and 1Se prepared to state your position on this application by addressing the Findings and Recommendations of thi Planning and Zoning Commission and 2. That you carefull}r, complete. (be sure .it is legible) the Posi.tion Statement if ~you disagree w~th the Findings anffRe.c.o, mmendations of the Planmng and .Zom.'ng Commission. The Position Statement form for this application is available at the City Clerk's office. It is recommende, d~ that you prepare a Position Statement and deliver it t.o. the City Clerk prior to the hearing, ff possible. 'if flqat is not possible,please, present your PosItion Statement to the City Council at the hearing, along with eight (g) cop~es. The copies will be presented to the Mayor, Council, Planning and Zoning Adrhinistrator, Public Wor~,s and the City Attorney. If you are a part of a group, it is s.trong)y, recommended that one Position Statement be filled out for the group, which can be slgne~{ by the representative for the group. Very truly yom2s~, C~ty Attom/:y~ Office BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST PRELIMINARY PLAT FOR TOUCHMARK LIVING CENTER SUBDIVISION TOUCHMARK LIVING CENTER OF THE TREASURE VALLEY, Applicant , Case No. PP - 02-003 RECOMMENDATION TO CITY COUNCIL The property is approximately 113.15 acres in size and is generally located on Franklin Road, approximately 1/3 mile east of Eagle Road, ¼ mile east of the Eagle and Franklin Road intersection directly east to St. Luke's Hospital. The owner of record of the subject property is Touchmark Living Center of the Treasure Valley, Meridian. Applicant is owner of record. The subject property is currently zoned L-O. The zoning of L-O is defined within the City of Meridian Zoning and Development Ordinance Section 11-%2. The subject property is within the city limits of the City of Meridian. The entire parcel is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. The Applicant proposes to develop the subject property in the following manner: a 19 lot subdivision (8 building lots and 11 other lots) for a mixed-use retirement community already approved under the Conditional Use Permit process. There are no significant or scenic features of major importance that affect the consideration of this application. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TOUCHMARK LIVING CENTER SUBDIVISION - Page 1 RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the preliminary plat as requested by the applicant for the property described in the apphcation, subject to the following: A. Adopt the Recommendations of the Planning and zomg and Engineering staff as follows: Building permits may be applied for as approved during the conditional use process. No occupancy permits will be released until the final plat is recorded and all required improvements are in place and signed off by the City of Meridian. Water and service to this site shall be via service lines from the existing mains adjacent to the property as well as from an existing well within the property, which the City is in the process of acquiring from the applicant. Sanitary sewer service shall be provided via extensions from existing mains adjacent to the property. Underground year-round pressurized irrigation must be provided to all landscape areas on site. The applicant has indicated that they are designing a pressure irrigation system to utihze the Ridanbaugh Canal (actually the Snyder Lateral) as the primary source of irrigation. A secondary source of irrigation will he supplied via reservoir/city supply for times when water is not available in the Snyder Lateral. The conceptual landscape plan meets the requirements of the Landscape Ordinance. The Phase 1-A detailed landscape plan meets the requirements of the approved Conditional Use Permit and the Landscape Ordinance. A detailed landscape and irrigation plan shall be submitted with each final plat application for the remaining landscaping. Any tree over four (4) inch caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscape buffer trees will not be considered as replacement trees for those trees that have to be removed. The applicant shall meet all conditions of the approved conditional use permit, File No. CUP-99-039. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TOUCHMARK LIVING CENTER SUBDIVISION - Page 2 The apphcant shall provide ten copies of fencing plan to the City Clerk's office for review by P&Z staff at least ten (10) days prior to the next public hearing for the preliminary plat. The applicant shall coordinate with the Meridian Public Works Department and the Meridian City/Rural Fire Department to determine fire flow requirements. A letter from the Fire Department stating required fire flow requirements prior to final plat approval. 9. Correct the following plat notes: 3. Water to be provided by extension of U,':itad V, Stcr Meridian System. GENERAL COMMENTS Please submit a copy of the Ada County Street Name Committee's final approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. Coordinate fire hydrant placement with the City of Meridian Public Works Department. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. One-hundred-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdividers expense. Typical locations are at slxeet intersections and/or fire hydrants. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacem and contignons to the area being subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. Adopt the Recommendations of ACHD as follows: Dedicate 60-feet of right-of-way from the centerline of Franklin Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TOUCHMARK LIVING CENTER SUBDMSION - Page 3 Construct, or provide financial surety for the construction of a five-foot concrete sidewalk along the frontage of the parcel abutting Franklin Road prior to the District's approval ora final subdivision. Coordinate the design and location of the sidewalk with District staff. Provide an adequate vehicular connection(s) between the subject site and the St. Luke's Medical Complex. The connection does not have to be a public road. If such connection is not made, the traffic from this site will greatly impact the Eagle Road/Franklin Road intersection and the District will impose a proportionate share of the cost of that reconstruction on the developer of this site. Construct the primary streets within the development as public streets and dedicate them to ACHD. Coordinate the location and extent of the public streets with District staff. Provide a public street connection between this site and the east boundary of the Moutvue Subdivision. Construct the street to the District's standard street section for a Commercial/Commercial street (40-feet curb-to-curb in a 58-foot fight-of-way). The street shall be located a minimum of 400-feet south of Franklin Road. The two proposed site entrances on Franklin Road shall align with the two public street intersections already approved on the north side of Franklin Road. Construct the two site entrances with two outbound lanes and one inbound lane. Coordinate the driveway design with District staff. Construct traffic signals at the east and west site entrances on Franklin Road. The applicant will be responsible for the design and construction of the signals. Coordinate the traffic signal design with District staff. Each approach will be constructed including signalization, or financial surety will be provided for the construction, prior to the District approval of the phase that takes access to that approach. Construct a center mm lane in Franklin Road at both intersections. Coordinate the roadway improvement design with District staff. (See Fact and Finding "H" numbers 3 and 4 for cost sharing) 7. Any internal site driveways on the two site entrances shall be offset a minimum of 175-feet from Franklin Road. Comply with requirements oflTD. Submit to the District a letter from lTD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. 9. Other than the access points specifically approved with this application, direct lot or parcel access to Franklin Road is prohibited. 10. Enter into a development agreemeut with the District that specifies the following: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TOUCHMARK LIVING CENTER SUBDMSION - Page 4 b) c) The location, configuration, and extent of public streets within the development. Public streets will be provided that will serve, as a minimum, those uses considered by the District to be destinations for the public from outside the development. Those uses shall include any retail or office use that will receive business from the public at large. The specific location and configuration of a public street connection to Montvue Subdivision, and The specific location, configuration, and terms of a vehicular connection between this site and St. Luke's campus. Adopt the Meridian Fire Depa~hnent Recommendations as follows: 1~ One and two family dwellings will require a tim-flow of 1,000 gallons per minute available for a duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. 2. Operation fire hydrants and temporary or permanent street signs are required before combustible construction begins. 3. Acceptance of the water supply for tire protection will be by the Meridian Water Department. 4. Final Approval of the tim hydrant locations shall be by the Meridian Department. 5. All radii shall be 28' inside and 48' outside radius. 6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 7. The roadways shall be built to ACHD standards. 8. All access roads within the project shall have a clear driving surface with a minimum width of 20'. 9. The entrance off of E. Franklin Rd. shall not have a grade of greater than 6%. 10. South Touchmark Way shall be posted "No Parking Fire Lane". 11. The Meridian Fire Depltaim~llt will need a tim access road around the proposed building. They will need a 20' wide access mad around the building during all RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TOUCHMARK LIVING CENTER SUBDIVISION - Page 5 phases of construction. The base will be a minimum of 6" pit run with a top layer of 2" of ~A" crush gravel. 12. Any automatic gate used to secure the facility will require MFD approval of the installation and access in the event of an emergency. 13. Multi-family residential uses on the site will require a fire flow of 1500 GPM plus the amount required by the fire sprinkler demand. Adopt the Recommendations of the Central District Health Depa~htient as follows: 14. The Applicant's central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 15. Run-off is not to create a mosquito breeding problem. 16. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 17. The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TOUCHMARK LIVING CENTER SUBDMSION - Page 6