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HomeMy WebLinkAboutTouchmark PP 02-003TOUCHMARK FENCE PLAN APR 0 ~ 2002 City Of Meridian City Clerk Office /J f I I I I I / / / / / / / / / / / / LLI iclmmm ...m ZZ 0 m,m,'r' ILl Of`") Z LU (~ FENCE ELEVATION ALONG CANAL TOUCHMARK OF THE TREASURE VALLEY O' 5' 10' RECEIVED {~AR 2 1 2002 City of Nleridian City Clerk Office 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 March 18, 2002 Will Berg, City Clerk City of Meridian 33 East Idaho Meridian, ID 83642 Re] PP 02-003 Preliminary Plat approval for Touchmark Living Center Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Dear Commissioners: Touchmark must have a License Agreement in place and it must be approved by the Nampa & Meridian Irrigation District's Board of Directors before the District can give approval of the Preliminary Plat. Sincerely, Bill Henson, Asst. Water Superintendent NAMPA & MERIDIAN IPd~IGATION DISTRICT BH: dln C: File - Shop File - Office Water Superintendent APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 ADA COUNTY STREET NAME EVALUATION Meridian ~osed Subdivision Name: Touchmark Living Center Date reviewed: 3/28/2002 APR - ~ 2002 CITY OF MERIDIA Preliminary/Final: final Section/Township/Range: 3N1E14 File Number: The street name comments listed below are made by the members of the ADA COUNTY STREET NAME COMMITTEE (under tho direction of the Ada County Sheriffs Department) regarding this development in accordance with the Ada County Street Name Ordinance. The following existing street names shall appear on the plat: "E. FRANKLIN ROAD" "S. EAGLE ROAD" The following proposed street names are approved and shall appear on the plat: "E. LOUISE DRIVE" ~ "E. NEIL DRIVE" dC "S. TOUCHMARK WAY" ~ "S. WORTH WAY-." ~ "E. PROMENADE STREET",.~C "S. NISTLER WAY" "S. BERNIE LANE" "S. DIANA LANE" "E. PUTTER DRIVE" "S. HOLLENBECKLANE"~ "E. CLOCKTOWER DRIVE"~ "S. SPELLMAN LANE" ,.~ "S. ARBOR WAY" ~ "S. WERNER LANE" "S. CAROLYN WAY" ~ Community Planning Association Ashley Jimenez Agency City/~~/~L/ Representative Fire District /~7~~x~ Representative Ada County Highway District Represeatative Date: Date: Date: Ada Sheriff Department Representative PUBLIC HEARING SIGN-UP SHEET DATE 21-Mar-02 PROJECT NUMBER PP-02-O03 PROJECT NAME Touchmark Living Center NAME FOR AGAINST MAYOR Robert D. Conic cITY COUNCIL MEMBERS Roa ?mderson Kelth Bird T~,~y deWeerd William L2~ Na~y MEMORANDUM: To: From: HUB OF TREASURE VALLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO M~RIDIAN, IDAHO 83642 (208) 888-4433' FAX (208) 88%4813 City Clerk Office Fax (208) 8884218 Mayor, City Council and Planning & Zoning Commission David McKinnon, Planner H Steve Siddoway, Planner II .~ Bruce Freckleton, Senior En4~neenng Tech Touchmark Living Center Subdivision March 18, 2002 RECEIVED MAR 1 8 2ffi2 City Of Meridian City Clerk Office Preliminary Plat Approval of Eight (8) Building Lots and Eleven (1 I) Other Lots on 113.15 Acres in an L-O Zone, by Touchmark Living Center of the Treasure Valley (File No. PP-02.003) We have reviewed the above-referenced submittal and offer the following comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The applicant, Touchmark Living Center of the Treasure Valley, has applied for preliminary plat approval cfa nineteen (19)-lot subdivision [8 building lots and 11 other lots] on 113.15 acres of land. The City of Meridian annexed the subject property on May 15, 2001 (Ordinance No. 01- 917) and approved a conditional uae permit (File No. CUP-99-039) for the applicant to develop the property into a mixed-uae retirement community consisting of a large number (700-750) of various types of residential dwelling units (single-family/townimusedmulti-family/assisted-living etc...), medical offices, commercial/retail businesses and a senior community cemer. Detailed conditional use permits for portions of the development will be submitted for approval at a later date. Upon reviewing the preliminary plat, sta~ has determined that the plat complies with the approved conditional use permit plan. The subject property is located directly east of St. Luke's Hospital, approximately 1/3 mile east of Eagle Road, and fronts on Franklin Road approximately ¼ milo east of the Eagle and Franklin Road intersection. SURROUNDING PROPERTIES North: Under-developed commercial and industrial zoned land (C-G and I-L). KC. Willey is located just northwest of the proposed subdivision. South: 1-84 East: Edgeview Estates Subdivison, zoned RI.C (Boise) Planning & Zoning Commission/Mayor & City Council March 18, 2002 Page 2 West: St. Luke's Hospital, zoned L-O, Montvue Park Subdivision, zoned R-1 (County). PI~ELEMINARY PLAT FINDINGS AND REOUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; Staff finds the subdivision to be in conformance with the Comprehensive Plan. The City Council approved a Comprehensive Plan Amendment (File No. CPA 99-004) changing the land use designation of approximately 35% of the property from "Single-family Residential" to "Mixed Planned Development" on November 17, 1999. b. The availability of public services to accommodate the proposed development; Staff finds that public services can be made available to the lots within the proposed subdivision, provided changes as may be required by the Public Works and Building Departments are made. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. The public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any other health, safety or environmental problems associated with this subdivision that may be brought to the Council or Commission's attention. SITE SPECIFIC COMMENTS / PREL~4INAR¥ pLAT .¸ 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. Planning & Zoning Commission/Mayor & City Council March 18, 2002 Page 3 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 utilize the Ridenbaugh Canal (actually the Snyder Lateral) as the primary soume of irrigation. A secondary source of irrigation will be 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 requiremems 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. The applicant 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 Fke 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 pro~nded by extenston of ............. Meridian System. GENERAL COMMENTS 1. 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. 2. Coordinate fire hydrant placemem 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 Planning & Zoning Commission/Mayor & City Council March 18, 2002 Page 4 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 subdivider's expense. Typical locations are at street intersections and/or fire hydrants. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting crossing or lying adjacent and contiguous to the area being subdivided shall be riled per City Ordinance 124-13. 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. COMPREI~IENSIVE PLAN POLICIES The subject property is located in an area designated as Mixed Residential in the Meridian Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of goals and policies that are relevant to this application. Staff has selected the following sections that most directly apply to the proposed project. Goal 3: To encourage the kind of economic growth and development that supplies employment and self sufficiency for existing and future residents .... Goal 4: To provide housing opportunities for all economic groups within the community, Goal 8: To establish compatible and efficient use of land through the use of innovative and functional site design. Economic Development Chapter 1.1, 1.3, 3.2 1.4U, 1.8U, 2.1U, 2.2U, 2.3U, 4.8U, 6.8U 1.4U, 1.2U, 1.19U Openspace. Parks and Recreation 2.5U Housin~ 1.1, 1.4, 1.6, 1.19, C mmnit Desi 5.2, 6.5U, 6.11U R CO fl )ATION Staffrecommends approval of the preliminary plat, with the above stated comments and conditions. Meridian Fire Department Joseph Silva Deputy Chief Meridian Fire Department 540 E. Franklin Rd. Meridian, Id 83642 (208) ~88-1234 Fax (208) 895-0390 March 8, 2002 TO: SUBJECT: FROM: Meridian Planning & Zoning Commission Touchmark Living Center File # PP 02-003 Joseph Silva, Deputy Chief, Fire Prevention ~x RECEIVED HAR ! 3 2002 City Of Meridian City Clerk Office The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: 1. One and two family dwellings will require a fire-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. 1997 UFC Appendix III-A 2. Operational ftre hydrants and temporary or permanem street signs are required before combustible consl~uction begins. UFC 901.4.2 & 901.3 3. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 4. Final Approval of the fire hydrant locations shall be by the Meridian Fire 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 per section 1103.2.4 of the Uniform Fire Code. 7. The roadways shall be built to Ada County Highway Standards. UFC 902.2.1 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". March 8, 2002 Page 2 11. The Meridian Fire Department will need a fire access road around the proposed building. We w/Il need a 20' wide access road around the building daring all phases of construction. The base will have to be a minimum of 6" pit nm with a top layer of 2" of 3/4" crushed gravel. UFC 901.3 12. Any automatic gate used to secure the facility will requfl'e MFD approval of the installation and access in the event of an emergency 13. Multi-family residential on the site will require a fire-flow of 1500 GPM plus the anaount required by the fire sprinkler demand. Ada County Highway District David E. Wynkoop, President Dave Bivens, 1st Vice President Judy Peavey-Deft, 2nd Vice President Susan S. Eastlake, Commissioner Sherry R. Huber, Commissioner 318 East 37th Stxeet Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: t ellus(~CHD.ad ~id.us February 26, 2002 Touchmark Living Center oft. he Treasure Valley P.O. box 1355 Meridian, Idaho 83642 RECEIVED 200 City of Meridian City Clerk Office Re: Preliminary Plat: Touchmark Living Center/IVIPP02-003 Franklin Road, ¼-mile east of Eagle Road 19-lot combination subdivision Facts and Findings: The Ada County Highway District (ACItD) staff has received the above referenced application requesting preliminary plat approval to plat a 19-lot combination subdivision consisting of 8- build able lots for residential (single-family and multi-family), assisted care, commercial and office with Il-other lots. The ll3.1-aere site is located on the south side of Franklin Road approximately ¼-mile east of Eagle Road. This development is estimated to generate 9,024 additional vehicle trips per day (0 existing) based on the traffic study that was submitted for MCUP99-39. The application and site plan stamped and received by the City of Meridian on February 20, 2002, and submitted to the Distrct on February 22, 2002, has been reviewed by the ACHD Planning and Development staff and conforms to applicable District standards/policy, or can be made to conform with the change(s) to the plan described in the reqtfirements stated below. Co This is a staff level approval and will not be heard by the ACHD Commission unless the site plan is changed in such a manner as to not conform to District standards/policy or an appeal of the Planning and Development staff decision is submitted as described within the Standard Requirements outlined below. On February 25, 2002, the District Planning and Development staff inspected this site and evaluated the transportation system in the vicinity. On March 1, 2002, the staffmet as the District's Technical Review Committee and reviewed the impacts of this proposed development on the District's transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. S:kDSTECH~WORKING\Touchmerk Living Center Sub.sla.doc Page I The Commission reviewed and approved this item as MCUP99-39 on January 5, 2000. The applicant has submitted the same site plan for preliminary plat approval and none of the site- specific requirements or facts & findings have changed. F. History of Recent Development Approvals in the Surrounding Area: On April 10, 1996, the Commission approved Porkey Park Subdivision, a 19-lot industrial/commercial subdivision on 64-acres located at the northeast comer of Franklin Road and Eagle Road. That development was estimated to generate 8,000 additional vehicle lxips per day. As a condition of approval the applicant was required to construct a public street approximately one-third of a mile east of Eagle Road as a condition of approval. The development has not been completed and this road is not yet available for use. On July 1, 1998, the Commission reviewed MSPR-10-98, a proposal to construct a 100,000- square foot home furnishings showroom and a 50,000-foot warehouse for furniture. The business has been completed on the northeast comer of Franldin Road and Eagle Road. That development was estimated to generate 1,700 additional vehicle trips per day. As a condition of approval the applicant was required to consm~ct a north/south public street, Gaudians Avenue, on the north side of Franklin Road abutting their east property line. This is approximately 440-feet f~om site's proposed roadway connection to Franklin Road. Gaudians Avenue connects with Lanark Street north of Franklin Road and forms a loop. On September 23, 1998, the Commission reviewed MCU-17-98, a request for conditional use eppmval for an 848,000-square foot retail shopping center. The 74.74-acre site is located at the southeast comer of Eagle Road and Fairview Avenue in Meridian. That development was estimated to generate 26,950-additional vehicle trips per day, and was required to make major modifications to three intersections (Eagle Road/Fairview Avenue, Eagle Road/Pine Avenue, Fairview Avenue/Records Drive). On December 30, 1998, the Commission reviewed MCU-43-97/MA-13-97, a request for conditional use approval to constmet a 5,000-square foot Idaho Power Credit Union with a drive-thru window, a 5,359-square foot convenience store/McDonald's fast food restaurant with a drive-thru window, and an 854-square foot canvash facility. The 4.13-acre site is located on the northwest comer of Magic View Drive and Eagle Road approximately 720-feet north ofi- 84. This development is estimated to generate 7,500 additional vehicle trips per day based on the Institute of Transportation Engineers Trip Generation manual. As part of this action, the Commission determined that development of the area west of Eagle Road would constitute an extraordinary impact and imposed an overlay impact fee on all developments in the Magic View Subdivision. · On January 27, 1999, the Commission approved Midvalley Business Park (a 5-lot commercial subdivision) along with a request for a conditional use to construct a 24,560-squaro foot office building. The 5.4-acre site is located at the southwest comer of Magic View Drive and Allen Street, approximately 500-feet west of Eagle Road. That development was estimated to S:'~DSTECI-r~WORKnqG\Touchmark Living Center Sub.sla.doc Page 2 generate 918 additional vehicle trips per day. This application was approved subject to the overlay impact fee imposed by the Commission on December 30, 1998 as part of the action on MCU-43-97/MA-13-97. · On January 27, 1999, the Commission reviewed MCU-14-98/MA-3-98, a conditional use requesting approval for to construct a 60-unit motel. The 1.66-acre site is located at the northwest corner of Eagie Road and 1-84, also on the south side on Gentry Way and the east side of Allen Street. That development was estimated to generate 282 additional vehicle trips per day. This application was approved subject to the overlay impact fee imposed by the Commission on December 30, 1998 as part of the action on MCU-43-97/MA-13-97. On July 28, 1999, the Commission reviewed MCUP99-24/MAZ99-14, a request for conditional use approval to construct a 60,000-square foot medical office building. The applicant is also requesting annexation from Ada County to the City of Meridian and a rezone from RT to CG. The 4.34-acre site is located on the west side of Allen Street west of Eagle Road, and approximately 700-feet south of Magic View Drive. This development is estimated to generate approximately 1,200 additional vehicle trips per day. This application was approved subject to the overlay impact fee imposed by the Commission on December 30, 1998 as part of the action on MCU-43-97/MA-13-97. On July 28, 1999, the Commission reviewed MAZ-99-008/MCUP99-0026, a request for conditional use approval for a 32,000-square foot office building. The 3.77-acre site is located at the northwest comer of Eagle Road and 1-84, north of Gentry Way and east of Allen Street. This development is estimated to generate approximately 1,120 additional vehicle trips per day. This application was approved subject to the overlay impact fee imposed by the Commission on December 30, 1998 as part of the action on MCU-43-97/MA-13-97. On August 1 I, 1999, the Commission reviewed MCUP99-23, a request for conditional use approval for phase three of the St. Luke's Medical center. That 37.5-acre site is located at the northeast corner of 1-84 and Eagle Road, adjacent to the subject site's western boundary. The total square footage of phases one thru three is 450,600-square feet, which was estimated to generate a total of 5,200 vehicle trips per day. A further indicator of the rapidity of growth in this area is that St. Luke's did not anticipate the construction of this phase for several more years, according to their staff. On November 17, 1999, the Commission approved Woodbridge Subdivision, which is a 283- lot residential subdivision on 80.83-acres, locater east of Locust Grove Road approximately 1/4 mile south of Franklin Road. The development is estimated to generate 2,871 additional vehicle Irips per day. · On December 15, 1999, the Commission reviewed MAZ99-22/MCUP99-40, a request for conditional use approval and rezone from RT to LO. That site is located on the north side of Magic View Drive, approximately 300-feet west of Eagie Road. The development is estimated to generate 2,150 additional vehicle trips per day. S:~DSTECI-BWORKING\Touchmark Living Center Sub.sla.doc Page 3 Since approval of MCUP99-39 several developments have been approved in the Magic View/St. Lukes Street extension area for office and commercial use. In 1999 it was estimated that about 60,150 additional trips to the transportation system in this area over the next several years as development build out. Fortunately, not all of the trips will be directed to Franklin RoM. Staffhas estimated that about 18,000 trips per day fromthese appmveddevelopments will directly affect Franklin Road or Eagle RoM in proximity to this property. These roms are currently at or near capacity. F. Site Traffic Impact Study: In 1999 the applicant submitted a traffic analysis for this project MCUP99-39, which District staff has reviewed and accepted. The key findings of the analysis include: Under the proposed site plan, the proposed project is expected to generate 9,024 daily vehicle trips at full build-out. The proposed site plan includes two street connections to Franklin Road, located at one- third mile intervals in accordance with accepted signal locations on the arterial. These intersections will align with previously established intersection locations. The western connection to Franklin Road requires a traffic signal under project build out conditions. With the design recommendations pmvidad in the traffic analysis, the street intersection will operate at an acceptable level of service (LOS D) through 2010. The eastern connection to Franklin Road also requires a traffic signal under project build out conditions. With the design recommendations provided in the traffic analysis, the intersection will operate at an acceptable LOS C through 2010. The submitted traffic analysis does not indicate that any of the internal roadways will be public streets but the subraitted site plan shows some of them as public streets. The developer has indicated to District staff that they are considering constructing a public street from Franklin Road to the south that would connect into the Montvue Subdivision's east property line. The site plan is still undergoing revisions by the developer. The City of Meridian is requiring all private streets to be constructed to ACHD standards. Staff supports the construction of public streets within the proposed project for at least the primary streets. The submitted site plan shows a private street connection between the subject property and St. Luke's property. This connection greatly reduces the impact on the Eagle Road/Franklin Road intersection from development of this property. Staff supports this connection. A major irrigation canal and an existing residential subdivision to the east prohibit street extensions or connections in that direction and 1-84 abuts the property on the south. The Franklin RoM/Cloverdale Road intersection operates at an acceptable LOS C under cun'ent conditions. S:\DSTF_,CI-fiWORK]NG\Touehmark Living Center Sub.sla.do¢ Page 4 10. 11. 12. The Franklin Road/Cloverdale Road intersection will operate at an unacceptable LOS F under Year 2010 conditions with or without the construction of the proposed development. Additional turn and through lanes are needed to bring this intersection up to LOS E. The Franklin Road/Cloverdale Road intersection is not listed for reconstruction in the current Five Year Work Program. The Franklin Road/Eagle Road intersection operates at the very worst of LOS E under current conditions, which is marginally acceptable. The Franklin Road/Eagle Road intersection will operate at an unacceptable LOS F under Year 2010 conditions. Additional mm and through lanes are needed to bring this intersection up to LOS E. The Eagle Road/Franklin Road intersection is not listed for reconstruction in the current Five Year Work Program. Trip generation rotes for retirement communities are well below that of conventional single-family homes. Retirement communities (ITE Code 250 with a sample size of 6) exhibit trip rates of 0.27 vehicle trips and 2.83 vehicle trips for peak hour and dally conditions respectively. For comparison, single-family residences (ITE Code 210 with a sample size of 294 observations) exhibit Irip rates of 1.01 vehicle trips and 9.57 vehicle trips for peak hour and daily conditions respectively. Residents of retirement commnnities generate far fewer vehicle trips than standard single-family residential communities. G. Eagle and Meridian Roads Corridor Study. In 1999 ACHD observed that the City of Meridian was experiencing rapid growth in this area that is significantly impacting the transportation system. The growth is evidenced by the volumes of traffic observed on Eagle Road and Franklin Road, recently counted on Eagle Road at 43,437 vehicle trips per day. Due to the traffic counts on Eagle Road, the Ada County Highway District contracted with Six Mile Engineering in 1999 to study the Franklin Road traffic corridor and the Eagle Road/Franklin Road intersection. The findings of that report that are relevant to this application are summarized below: The Franklin Road/Eagle Road intersection currently operates at near or over-capacity. Vehicle queues more than 1,000-feet in length have been observed on the four intersection approaches. When the daily volume on Franklin Road abutting this property reaches 24,000 Al)T, the roadway should be expanded to five lanes to provide capacity at the intersections with Eagle Road and Cloverdale Road. A public collector mad through this property and St. Luke's property connecting Franklin Road to Eagle Road will not provide a significant benefit to the traffic operations at the Franklin Road/Eagle Road intersection. However, the Eagle and Franklin Roads Corridor Study stated that the collector road would provide a significant benefit for St. Luke's by providing additional capacity for their leg of the signalized intersection on Eagle Road. This presumes a vehicular connection between the two properties for inter-property travel and access fi:om this property to the signal at St. Luke's driveway and Eagle Road and access fi:om the St. Luke's property to Franklin Road. S:xJ>STECI-BWORKING\Touchmark Living Center Sub.sla.doc Page 5 Tu.m bays and traffic signals for the two street intersections on Franklin Road between Eagle Road and Cloverdale Road should be constructed by developments as those developments add the street connections to Franklin Road. Except for the two signalized street intersections with Franklin Road, other connections should be prohibited. Stringent access control should be implemented along Franklin Road in order to maintain adequate level of service. All public or private street intersections should be located at the one-third mile intervals with the parcels not served by public streets, in between the signalized intersections, providing cross access easements to those signalized intersections. All connections to Franklin Road should be provided with mm bays. Eagle Road May 25, 2000, the District counted 48,508 vehicle trips per day on Eagle Road, and traffic on Eagle Road is anticipated to continue to increase. This development and the potential for redevelopment in the area will exacerbate the existing traffc problems on Eagle Road. In 1999 it was determined that the new traffic fxom this development and other approved developments in the vicinity will Md 19,074 vehicle trips per day, bringing the total to approximately 62,511 vehicle trips per day, which would exceed the planning threshold Level of Service (LOS) F volume of a typical five-lane roadway. According to the July 31, 1997 "Ada County Roadway Capacity Guidelines for Planning Al>plications," 42,000 ADT is the upper range of LOS F for a typical five-lane roadway (Urban/Suburban Arterial - Non-Business District). This section of Eagle Road between 1-84 and Fairview Avenue is not a typical five-lane roadway. It has a degree of access control and a low-to-moderate volume of turning conflicts between signalized intersections so the upper range may be greater than 42,000 ADT. The Eagle and Franklin Roads Corridor Study conducted by Six Mile Engineering, PA for the District reached the following conclusions relevant to Eagle Road (S.H. 55). The westbound ramp free right-mm movement to northbound Eagle Road is currently at or more than at the capacity of the facility. The traffic has been observed to back on 1- 84 due to the traffic congestions on Eagle Road. To increase capacity on this ramp, an additional lane on the ramp is needed as soon as possible to handle the volumes making this movement. To maximize lane usage, the existing and additional northbound receiving lanes (from the westbound ramp) should be extended to the Fravklin Road intersection. At the intersection, the additional lane would become a trap right-mm lane, and three lanes should be extended through the intersection northbound. The three lanes should be extended to at least the future Pine Street intersection (one-half-mile) to maximize lane usage. S:~,DSTECI-BWORKING\Touchrnark Living Center Sub.sla.doc Page 6 When the volume on Eagle Road reaches 50,000 ADT, three northbound and southbound lanes are required on Eagle Road from 1-84 to at least Pine Street. (The third lane is already in existence along the frontage of the Family Shopping Center). I. Eagle Road/Franklin Road Intersection The Eagle Road and Franklin Road Corridor Study made the following comments and recommendations: The Eagle Road/Franklin Road intersection is currently over-capacity. Vehicle queues more than 1,000-feet in length were observed on the four intersection approaches. Northbound Eagle Road queues were observed extending south on Eagle Road to the 1- 84 interchange, restricting traffic operations at the St. Luke's driveway and 1-84 westbound ramps intersections. Right-mm lanes on all four of the Eagle Road/Frenklin Road intersection approaches should be constructed as soon as possible. This is an interim measure to provide additional capacity at the intersection until more comprehensive (and costly) improvements can be made. (Note: The District and ITD are currently completing design of a free-running-right-turn lane for the southwest comer of the intersection. This improvement can be made this coming construction season. The District acquired sufficient right-of-way from the R C Willey store development at the northeast comer of the intersection to accommodate a similar fight-turn lane, and adequate right-of-way exists on Franklin Road for the construction ora right-mm lane from Eagle Road to Franklin Road). When the volume on Eagle Road reaches 50,000 ADT, three northbound and southbound lanes are required on Eagle Road from 1-84 to at least Pine Street. (The third lane is alxeady in existence along the frontage of the Family Shopping Center). If the volumes on Eagle Road increase significantly beyond 50,000 ADT, an urban interchange will be required at the Eagle Road and Franklin Road intersection. The cost to upgrade the Franklin Road/Eagle Road intersection to its ultimate at-grade configuration was estimated at $2.8 million. J. Franklin Road The Eagle and Franklin Roads Corridor Study concluded that Franklin Road could accommodate up to 24,000 ADT in the current basic configuration, provided that the District minimizes new connections to the roadway and that turn bays be required for those new connections to the road that are absolutely necessary. At no later than the time that the volume exceeds 24;000 ADT, Franklin Road should be rebuilt to a five- S:kDSTECl-l~WORKING\Touchnutrk Living Center Sub.da.doc Page 7 lane street section. The District's current Five Year Work Program does not l/st this segment of Franklin Road for reconstruction. The Ada County Roadway Capacity Guidelines for Planning Applications states that a two-lane arterial can accommodate 14,000 ADT at acceptable levels of service (LOS E). A three-lane arterial can accommodate 18,500 ADT. Franklin Road west of Cloverdale Road was counted at 14,761 ADT in 1999. That high volume may have been inflated due to consm~ction on the 1-84/1-184 WYE interchange. Normal volumes are probably slightly less, although a 1996 count showed 12,131 ADT on Franklin Road east of Eagle Road. Traffic will continue to increase in this area parallel with development and the District must eventually reconstruct the mad to increase capacity and safety. Staff will address this need in this year's update of the Five Year Work Program. THE FOLLOWING FACTS & FINDINGS WERE INCLUDED IN THE APPROVAL OF MCUP99-39 AND HAVE NOT BEEN MODIFIED, BECAUSE THE SITE PLAN HAS NOT CHANGED SIGNIFICANTLY. K. The Site Plan and Projected Traffic Impacts: The site plan shows at least one private vehicular connection between the site and the St. Luke's Medical complex in a location that would provide the future occupants of this site good access to the ~:affc signal at St. Luke's driveway intersection with Eagle Road. Such a connection will greatly reduce the impact from this development on the Eagle Road/Franklin Road intersection. A public loop road connecting Franklin Road with Eagle Road through this site and St. Luke's campus would provide some relief for the Eagle Road/Franklin Road intersection. The findings of the Eagle and Franklin Roads Corridor Study indicate that the relief would be very short-lived and would defer needed improvements at the intersection by only a short while. If it resulted in a long- term beneficial solution for the public, staffwould recommend that this site provide such a connection and its developer be reimbursed by the District for much of its cost. However, since the data indicate that the reconstruction of the Eagle Road/Franklin Road intersection would not be significantly deferred, this expense would duplicate needed expenditures on the Eagle Road/Franklin Road intersection. Staff recommends that a public loop road from Fravklin Road to Eagle Road not be required. The current site plan does not show a connection or access provision to the adjoining Montvue Subdivision, a residential subdivision located at the southeast corner of the Eagle Road/Franklin Road intersection and abutting this property for about 1/4th mile. Montvue will no doubt redevelop for non-residential uses in the relatively near fumm and will need better access to Franklin Road. The current access is not convenient for the residential traffic, with frequent delays being caused by traffic trying to enter Eagle Road. The planned urban interchange at the intersection will greatly restrict the ability to provide direct access to Franklin Road and Eagle Road. It would be greatly beneficial to the future development of the Montvue Subdivision and the safety for the S:K)STECI~WO~O\Touchmark Living Center Sub.sla.doc Page 8 traveling public on Franklin Road if access from the proposed street system of the subject site were provided. Staff is advised by the representative of this developer that this developer is favorably considering such access. Staffhas not seen any written indication of such a grant of access. Staff recommends that a public street connection be provided t~om the subject site to the east boundary of Montvue Subdivision, located a minimum of 400-feet south of Frunklin Road. As part of the previous review of Porkey Park Subdivision on the north side of Franklin Road, a traffic signal has been planned at the intersection of Franklin Road and Kantfield Way. Kentfield Way is an approved public street on the north side of Franklin Road that is approximately one-third of a mile east of Eagle Road. The roadway has not been built. The subject applicant is proposing to locate their Western roadway in alignment with the approved roadway on the north side of Franldin Road, meeting District policy. The submitted traffic study states that due to the volume of traffic at this approach, a traffic signal should be consmaeted. If the roadway were public, the Dislriet will contribute one-half of the cost of the signal and supply the material. If the applicant's proposed roadway is private, the developer is responsible for the entire cost and materials of constructing the traffic signal. As part of the previous review of Porkey Park Subdivision on the north side of Franklin Road, a t~affic signal has been planned at the intersection of Franldin Road at a public roadway two-thirds ora mile east of Eagle Road. The roadway has not been built. The subject applicant is proposing to locate their eastern roadway in alignment with that approved roadway, meeting District policy. The submitted traffic study states that a traffic signal should be constructed at this location in the later phases of development of this site. If the roadway is public, the District will contribute one-half of the cost of the signal and supply the material. If the pwposed roadway is private, the developer is responsible for the entire cost and materials of constructing the traffic signal. State Highway 55 and Interstate Highway 1-84 are trader the jurisdiction of Idaho Transportation Depathnent (lTD). Application materials should be submitted to ITD for review and requirements of that Department and the applicant should submit to the Disl~iet a letter f~om ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. The applicant may contact District 111 Traffic Engineer Michael Garz at 334-8340. District policy requires the applicant to construct a 5-foot wide detached concrete sidewalk on Franklin Road abutting the parcel. The sidewalk should be located two feet within the new right-of-way of Franklin Road. Coordinate the location and elevation of the sidewalk with District staff. S:'OSTECI~WORKING\Touehmark Livin~ Center Sub.sla.doc P~e9 In order to reduce trips to and from this development, it is recommended that the tenants occupying the proposed building(s) be required to participate in any Transportation Management Association (TMA) or Transportation Management Orgauization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. A Transportation Management Association (TMA) or Transportation Management Organization (TMO) is formed with a coordinator that works as a liaison between businesses and private and public transportation providers to increase the use of altemative transportation and other trip reduction measures (shuttle buses, bus pass programs, vanpooh, carpools, bicycle and walking enhancements). An annual survey will be required of the TMA/TMO to monitor participation in alternative transportation programs and forwarded to the AC}ID Commuteride Office. The applicant should be required to construct center turn lanes for the proposed street intersections on Franklin Road. The mm lane(s) should be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the mm lane with District staff. Graveled roads abutting public streets create maintenance problems due to gravel being tracked onto the roadway. Unpaved public roads are not allowed by District policy. If the new roads are to be private, the applicant should be required to pave all intersecting roadways a minimum of 24-feet in width and at least 30-feet beyond the edge of pavement of Franklin Road and install pavement tapers with 15-foot radii abutting the existing roadway edge. The applicant should provide a plan showing how the private mad grade meets the public mad. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. Street name and stop signs are required for private roads. The signs may be ordered through the District at the cost orS115. Verification of the correct, approved name of the mad is required. ACI-II) does not make any assurances that the private roads, which may be a part of this application, will be accepted as public roads if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The applicant should provide the District with a copy of a recorded access easement among the parcels for use of the private roads for access to the public street prior to final plat approval. L. Fiscal Implications for the District: S:'~DSTECI-BWORKINO\Touchmark Living Center Sub.sta.doc Page 10 District staffhas reviewed the traffic impacts of this and other anticipated developments in the area of the Franklin Road/Eagle Road corridor study. The potential traffic flora these developments is of such magnitude that ACI-ID cannot accommodate the traffic from all of these developments without major revisions to the Five Year Work Program to divert funding from other projects in Meridian to the Franklin Road Corridor. There is insufficient revenue available to the District to meet al._~l of the needs in the Meridian area at this time. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will be marginally adequate to accommodate the additional traffic generated by this proposed development. Staffanticipates that the impacts of the aggregate of the other developments that have been approved in this corridor, and those that are anticipated in the corridor will cause the District to accelerate the improvement of Franklin Road to five lanes between Eagle Road and Cloverdale. There are currently no projects in this corridor listed in the current Five Year Work Program for reconstruction. Staff will take the findings of this analysis and those of the Eagle and Franklin Roads Conidor Study into account when recommending the next update of the Five Year Work Pwgram, to occur during the next few months. M. Salient Mooting Testimony The applicant's representative {Becky Bowcutt) presented a drawing of the northwest portion of the site showing the location of a public street connection to the east boundary of Montvue Subdivision and testified that the applicant concurred with staff recommendations relative to the provision of this street. Ms. Bowcutt also testified that the applicant accepted the responsibility to provide a full vehicular connection between the applicant's site and St. Luke's campus. St. Luke's representative {Bill Bodner) testified that St. Luke's recognized the importance cfa connection between St. Luke's and Touchmark and acknowledged that it would be convenient for St. Luke's customers and employees as well. John McCreedy, representing a majority of the landowners in M°ntvue Subdivision requested the Commission to require the dedication of St. Luke's driveway as a public street and a public connection between St. Luke's campus and Montvue Subdivision. Staff stressed the importance of the vehicular connection between St. Luke's and Touchmark and the Disffict's intention to place substantial requirements on the applicant for reconstruction of the Franklin Road/Eagle Road intersection if thc vehicular connection to St. Luke's is not provided. It is not critical that the connection be a public road. Bernie Neil, representing the applicant, acknowledged the importance of the connec~don. S:~DSTECI-BWORKING\Touchrmark Liviug Center Sub.sla.doc Page 11 The Commission, staff, Montvue residents/Mr. McCreedy, and the applicant discussed the extent and configuration of public streets within the development. The Commission expressed the need to provide basic public availability to certain uses within the development, such as pharmacies, medical offices, and other retail facilities that may be constructed in the development. The Commission expressed concem that the recommended conditions provided by stalTwere not specific enough to assure adequate public availability to these uses, nor assurance of adequate permanent connection between St. Luke's campus and Touchmark. Staff recommended that Site Specific Requirement No; 4 be amended to add a sentence requiring staff and the developer to work together to identify which streets will serve the public and should be dedicated, and to bring that agreement back to the Commission for adoption.' After more discussion of the need to identify certain streets within the development that would be open to the full use of the public, staffrecommended that an additional Site Specific Requirement No. 10 be added that would read: "The developer is required to enter into a development with the District that will identify and specify the following: Which street will be dedicated public streets, The location and configuration of the public street to Montvue Subdivision, and The location, configuration, and permanence of the vehicular connection to St. Luke's campus". The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACHD approval of the f'mal plat: NONE OF THE SITE SPECIFIC REQUIREMENTS HAVE CHANGED FROM THE ORIGINAL APPROVAL OF MCUP99-39. Site Specific Requirements: 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 ora building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be compensated for all right-of-way dedicated as an addition to existing right-of-way from available impact fee revenues in this benefit zone, if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACHI) Ordinance #188. S:'~DSTECI-BWORKING\Touchmerk Living Center Sub.da.doc Page 12 Construct, or provide financial surety for the construction of a five-foot concrete sidewalk along the f~ontage of the parcel abutting Franklin Road prior to the Dislrict's approval of a 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 f~om this site will greatly impact the Eagle Road/Franklin Road intersection and the Disffict 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 Montvue Subdivision. Construct the street to the District's standard street section for a Commercial/Commercial street (40-feet curb-m-curb in a 58-foot right-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 Franldin 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 turn 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) Any internal site driveways on the two site entrances shall be offset a minimum of 175-feet ~om Franklin Road. Comply with requirements oflTD. Submit to the District a letter f~om ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact District m Traffic Engineer Michael Garz at 334-8340. S:~DSTECI~WORKING\Touchmark Living Center Sub.sla.doc Page 13 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 agreernant with the District that specifies the following: 1. The location, configuration, and extant 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 developmant. Those uses shall include any retail or office use that will receive business from the public at large. 2. The specific location and configuration of a public stre~ connection to Montvue Subdivision, and The specific location, configuration, and terms of a vehicular connection betwean this site and St. Luke's campus. Standard Requirements: · The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager whan it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all oftbe relevant facts presanted, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforeemant of the ACHD Policy Manual. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. Initiation: An appeal is initiated by the filing of a writtan notice of appeal with the Secretary of Highway Systems, which must be filed w/thin ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a writtan summary of the previsions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a writtan argumant in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply, and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission aganda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of S:kDSTECH~WORKINO\Touchmark Living Center Sub.sla.doc Page 14 o o the ROWDS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. Payment of applicable mad impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACI-ID Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. Conslruction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. No change in the t*~ms end conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. S:~DSTECI~WORKING\Touchraaxk Living C~nter Sub.sla.doc P~el5 Conclusion of Law: ACH]) requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the ACHD Planning and Development staff at 387-6170. Sincerely, Christy Richardson Planning Review Supervisor Right-of-Way & Development Project file ACHD Construction Services Lead agency/City of Meridian Chron Briggs Engineering Steve Arnold 1800 W. Overland Road Boise, Idaho 83642 S:K)STECI-BWORKI~G\Touchnmrk Living Center Sub.sh.doc Page 16 lOOO C~TY ST. LU~ES HOSPITAL SUBDIVISION CENTRAL DIS.TRICT HEALT.H.D. EPARTMENT I:nwronmental Health D vmon Rezone # Conditional Use # Final ! Short Plat RECEIVED Return to: O Boise O Eagle O Garden City ,~/leridian O Kuna 0 ACZ ~Star r~ 1. We have No Objections to this Proposal. O 2. We recommend Denial of this Proposal. r~4. 05. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. We will require more data concerning soil conditions on this Proposal before we can comment. Before we can comment concerning individual sewage disposal, we will require mOre data conceming the depth of: O high seasonal ground water r~ waste flow characteristics r~ or bedrock from odginal grade r~ other O 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters, /[~10. 11. 0-112. This project shall be reviewed by the Idaho Department of Water Resources conceming well construction and water availability. After writt~ approval from appropriate entries are submitted, we can approve this proposal for: /~3-.central sewage ~community sewage system Q community water well Q interim sewage ~centrel water r~ individual sewage [3 individual water The following plan(s) must be submitted to and approved by the Idaho Department of Health & Weffare~ Division of Environmental Quality: _~?..central sewage Q, community sewage system Q community water Q sewage dry lines /[;~/_.central water Run-off is not to create a mosquito breeding problem. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. If restroom facilrdes are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. r~13. We will require plans be submitted for a plan review for any: O food establishment rt swimming pools or spas 0 beverage establishment 0 grocery store child care center Reviewed By: Date: Review Sheet MAIN OFFICE * 707 N. ARMSTRONG PL, * BOISE, iD 83704-0825. (208) 37,5-5211. FAX 327-8500 To prevent and treat disease aod disability; to protnote healthy lifestyles; and to protect attd protnote the health and qoality of ottr enviroomettt. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated through a grassy swale prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance ar~: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared bY the Idaho Division of Environmental Quality, July 1997. Stormwater Best Management Practices Cruideboolc Prepared by City of Boise Public Works Department, May 2000. Serving Valley, Elmore, Boise, and Ada Counties Ada / Boise County Office 707 N. ArmsranO PI. Boise. ID 83704 Enviro, Health: 327-7499 Family Planning: 327-7400 Immunizations: 327-7450 Senior Nutrition: 827-7460 WIC: 327-7488 FAX: 327-8500 Ada-WlC Safellile Office 1606 Robert St. Boise, ID 83705 Ph. 334-3355 Elrnore County Office 520 E. Bth Street N. Mountain Home. ID 83647 Enviro. Health: 587-9225 Family Health: 587-4407 WIC: 5B7-4409 FAX: 887-3521 Valley County Office 703 N. 1st Street PO. Box 1448 McCall. ID. 83638 Ph. 634-7194 FAX; 634-2174 MAYOR Robert D. Corrie CITY COUNCIL MEMBERS William L. M. Nary Keith Bird Tammy deWeerd Chefie McCandless HUB OF TREASURE VALLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 · Fax (208) 887-4813 City Clerk Office Fax (208) 888-4218 LEGAL DEPARTMENT (208) 288-2499 · Fax 288-2501 PUBLIC WORKS (208) 898-5500 · Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 * Fax 88%1297 PLANNING AND 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 Atto: Will Berg, City Clerk, by: March 14, 2002 Transmittal Date: Februa~f 20, 2002 Headng Date: March 21, 2002 File No.: PP 02-003 Request: Preliminary Plat approval of 8 building lots and 11 other lots on 113.15 acres in an L-O zone for Touchmark Living Center By: Touchmark Living Center Location of Property or Project: south of East Franklin Road and east of South Eagle Road David Zaramba, P/Z (No VAR, VAC, FP) Jerry Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, P/Z (No VAR, VAC, FP) Keven Shreeve, P/Z (No VAR, VAC, FP) Keith Bomp, P/Z (No VAR, VAC, FP) Robert Corrie, Mayor Sill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service (No VAR, VAC, Building Department Your Concise Remarks: Fire Department Police Department City Attorney City Engineer City Planner Parks Department Meridian School District ~NoFP) Meridian Post Office (Fp/PPooiy) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District idaho Power Co. (Fp/PPonty) U.S. West (Fp/PPonty) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PPonly) Idaho Transportation Department (No FP) Ada County (Annexation only) CITY OF MERIDIAN Planning & Zoning Department 660 E. Wate~ower Ln., Ste. 202, Meridian, ID 83642 (208) 884-5533 Phone / (208) 888-6854 Fax .moz-o REQUEST FOR SUBDIVISION APPROVAL PRELIMINARY PLAT (RE: Meridian Subdivision Ordinance - 12-3-1 thru 12-3-6) GENERAL INFORMATION o Name of annexation and subdivision: Touchmark Living Center Address, general location of site: Franklin Rd. e/o Eagle Road Owner(s) of record: Touchmark Living Center of the Treasure Valley Address: Telephone: Applicant: Address: Telephone: __ Engineer/Planner: Steve Arnold Address: 1800 W. Overland Road PO Box 1355, Meridian, ID 83642 888-2277 Fax: 888-6511 E-mall: donn~bigplanet.com Touchmark Living Center of the Treasure Valley PO Box 1355, Meridian, 1D 83642 888-2277 Fax: _888-6511 E-mall: donn~bigplanet.com Firm: Briggs Engineering Telephone: 344-9700 Fax: 345-2950 E-mall: stevea~briggs-engineering.com Name and address to receive City billings- Name: Touchmark Living Center of the Treasure Valley Address PO Box 1355, Meridian, ID 83642 Telephone: 888-2277 PRELIMINARY PLAT FEATURES 2. 3. 4. 5. 6. 7. 8. 9. Acres: 113.15 Number of building lots: 8 Number of other lots: 11 Gross density per acre: .07 Net density per acre: .07 Zoning District(s): Existing:~ LO Does the plat border a potential green bek or pathway?. Have recreational easements been provided for? No Are there proposed recreational amenities to the City?. Proposed: LO No No Explain 10. Are there proposed dedications of common areas? No .Explain I1. For future parks? No .Explain What school(s) service the area? Meridian agreements for furore school sites? None .Explain Do you propose any 12. Are there any other proposed amenities to the City?. Yes _Explain will be dedicated to the City for a City well. Lot 2 Block 1 1 Rev. 06/75/0i 13. Type of building (re'~dential, commercial, industrial, office o'Wcombination): Residential~ Commercial and office use 14. 15. Type of dwelling(s) (single family, duplexes, multiplexes, other): family, assisted care, office commercial Proposed development features: a. 2.19-acres b. Varies C. d. Single Family, Multi- Minimum square footage of lot(s): Minimum square footage of structure(s): Are garages provided for? N/A Has landscaping been provided for? Yes internal streets Square footage:. Describe: Along the arterial and e. Are sprinkler systems provided for? f. Are there multiple units? Yes Type:. Remarks: Yes Residential g. Are there special set back requirements? No Explain: Value range of property:. N/A Type of financing for development: Conventional Were protective covenants submitted? Yes Date: 1/31/02 16. Does the proposal land lock other property? No Does it create Enclaves? No STATEMENTS OF COMPLIANCE 4. 5. 6. 7. Streets, curbs, gutters and sidewalks are to be constructed to standards as required by Ada County Highway District and Meridian Ordinance. Dimensions will be determined by the City Engineer. All sidewalks will be five (5) feet in width. Proposed use is in conformance with the City of Meridian Comprehensive Plan. Development will connect to City services. Development will comply with City Ordinances. Preliminary Plat includes all appropriate easements. Street names do not conflict with City grid system. All items noted on the preliminary plat checklist have been completed. I have read the information contained herein and certify the information is tme and correct and that this plat is in compliance with the above statements. Signet t~o f Appli~'a~t Rev. 06/15/'01 Ii+ Statement of Development Featm'es for the Touchmark Living Center Preliminary Plat 11. 12. 13. 14. 15. The applicant is proposing eight residential, office and commercial lots on the south side of Franklin road, ¼ mile east of Eagle Road. The site is appmXlmately 113.15-acres. The proposed use and development plan is harmonious with the Meridian Comprehensive Plan, which calls for mixed use within section of Meridian (see section 6.1 through 6.10). On January 30 2002, Don Reiswig und I met with staff, Steve Siddoway and Bruce Freckleton, to discuss the Preliminary Plat application. Staff und the applicant did not have uny concerns with proposed subdivision. The use will not adversely affect other property in the vicinity. The applicant is not requesting a variance with respect to uny provisions of the ordinunce. The site will be served adequately by existing and proposed public facilities and services. The site will be provided sewer by extensions of Meridian sewer system. United water will provide the site with domestic water. The Ridenbaugh Canal will supply the site with irrigation water. We will design a pressure irrigation system for this development that will utilize the Ridenbaagh Canal. The proposed use will not create excessive additional cost for public facilities and Services. The proposed use will not involve activities or processes that produce traffic, noise, smoke, fumes, glare or odors that will be detrimental to uny persons or property. The transportation system will be able to handle the additional traffic generated fi.om this site. A .traffic study was prepared by Six Mile Engineering for the site that provides the required nnprovements to accommodate the lraffic from this site. All public streets will be constructed to Ada County Highway DisU'ict and Meridian standards with curbs gutters and 5-foot concrete sidewalks. The proposed uses will not result in the destruction of a natural scenic or historic feature considered to be of major importance. The applicant agrees to pay uny additional sewer, water or trash fees or charges, if any, associated with the use. Development will connect to City services und comply with City Ordinances. The Street names do not conflict with City grid system. The property will be posted 1 week before the hearing. A signed affidavit stating that this will be done is attached. The applicant will deliver to the Zoning Administrator a notarized statement that the property was posted. Preliminary Plat includes all appropriate easements. Street names do not conflict with City grid system. The s~'eet names have been approved by the street name committee. All items noted on the preliminary plat checklist have been completed.