HomeMy WebLinkAboutTouchmark Subdivision AZ
AZ 05-022
MERIDIAN PLANNING & ZONING MEETING
June 2. 2005
APPLICANT Touchmark of the Treasure Valley ITEM NO. 21
REQUEST Public Hearing: Annexation and Zoning of 1.3 acres from RUT to L-O zone for
Touchmark Subdivision - south of East Franklin Road and east of South Eagle Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
No Comment
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: ~
Contacted: 'fl.y
Emailed:
Date: g --1-iJ C)-
Staff Initials:
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Materials presented at public meetings shaH become property of the City of Meridian.
MAYOR
Tammy de Weerd
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LEGAL DEPARTMENT
(208) 888-4433
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 . Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
MEMORANDUM:
Transmittal Date: May 26, 2005
Hearing Date: June 2, 2005
To:
Mayor, City Council and Planning & Zoning Commission
Josh Wilson, Associate City Planne..l4Z-
Michael Cole, Development Servi£: Coordinator (V\ c
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From:
MA y2 ? 2005
Re:
Touchmark Annexation
. Request for Annexation and Zoning Approval of 1.3 Acres from RUT
(Ada County) to L-O (Limited Office) Zone for Touchmark Subdivision,
by Touchmark ofthe Treasure Valley (File No. AZ-05-020)
C:itv Of Meriw6,ù
CitY Clerk Office
We have reviewed this submittal and offer the following comments and conditions of the
applicant. These comments and conditions shall be considered in full, unless expressly mod(fied
or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & HISTORY
The applicant, Touchmark of the Treasure Valley, has requested Annexation and Zoning (AZ)
approval of 1.39 acres from RUT (Ada County) to L-O (Limited Office District). The subject
property is located on the south side of Franklin Road approximately one-quarter mile east of Eagle
Road. Currently, the site is zoned RUT in Ada County and contains an existing residence.
Staff is recommending approval of the subject annexation request to L-O, with a requirement for a
development agreement as outlined in this report.
LOCATION
The subject property is located on the south side of Franklin Road approximately one-quarter mile
east of Eagle Road, within Section 16, Township 3 North, Range 1 East.
SURROUNDING PROPERTIES
North: Franklin Road and Vacant land, zoned C-G.
South: Touchmark Subdivision, zoned L-O.
East: Touchmark Subdivision, zoned L-O.
West: Touchmark Subdivision, zoned L-O.
The City of Meridian annexed the properties to the south, east and west on May 15, 2001 (Ordinance
No. 01-917) and approved a conditional use permit (File No. CUP-99-039) for the applicant to
develop the property into a mixed-use retirement community consisting of a large number (700-750)
of various types of residential dwelling units (single- family/townhouse/multi- family/assisted-living
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etc.. .), medical offices, commercial/retail businesses and a senior community center. That CUP
approval was modified in 2003 to move the office portion of the development to the south side of
Franklin Road and to modify the approved setbacks. The CUP approval was again modified in 2004
to allow the addition of a multi-story retirement center. The applicant has recently spoken with the
Planning and Zoning Department about plans to submit a Conditional Use Permit application to
modify the original approvals for this portion ofthe development and the subject property is being
annexed in order to be included in this development.
CURRENT OWNERS OF RECORD
T ouchmark of the Treasure Valley is the cuuent property owner and has submitted notarized consent
for the subject application.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the
P &Z Commission and Council are required "to review the particular facts and circumstances of each
proposed zoning amendment in terms of the following standards and shall find adequate evidence
answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
A.
Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive Plan
amendment;
The CUITent Comprehensive Plan Land Use Map designates the property as "Mixed Use
Community". Staff finds that if the property is developed as part of the previously approved
commercial office uses, the application is in accordance with the Comprehensive Plan. 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 ofthe 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 finds that the anticipated use of the site is in harmony with the intent of the
Comprehensive Plan designation.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant plans to rezone the subject property in the
future if the subject annexation/zoning is approved, as the anticipated office uses may be
allowed in the requested L-O zone. Please see Finding "C".
c.
Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a residential area
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turning into a commercial area by means of conditional use permits;
Staff finds that professional offices, laboratories, libraries and medical clinics would be
permitted uses within the requested L-O zone. As mentioned above, however, there is no
detailed development plan proposed at this time. Staff recommends that a Development
Agreement should be executed between the applicant and the City of Meridian that will
require that the subject property is included in a future detailed Conditional Use Permit
application prior to development of the site.
D.
Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
The City of Meridian annexed the properties to the south, east and west on May 15, 2001
(Ordinance No. 01-917) and approved a conditional use permit (File No. CUP-99-039) for
the applicant to develop the property into a mixed-use retirement community consisting of a
large number (700-750) of various types of residential dwelling units (single-
family/townhouse/multi-family/assisted-living etc.. .), medical offices, commercial/retail
businesses and a senior community center.
E.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
Staff finds that the proposed annexation will not adversely change the existing (mixed use) or
intended (mixed use) character of the general vicinity. The proposed project boundary is
surrounded on all sides by other property owned by Touchmark for the Meadow Lake Village
project and is in harmony with the approved conceptual plan for the project. Any impacts of
the annexation will likely be restricted to existing and future phases of the Meadow Lake
Village project itself.
The applicant will be required to construct, operate and maintain future buildings in
accordance with City Code. Staff further finds that the proposed office zone/use will change
the existing character of the area, but that the proposed zone and future use( s) should be
harmonious and appropriate in appearance with the character of the overall area, including
the previously approved Touchmark development. Staff finds that any future uses, if
designed, constructed and operated in accordance with adopted city ordinances, should be
harmonious and appropriate in appearance with the intended character of the vicinity.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
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neighboring uses;
The land to the north of Franklin Road is currently zoned C-G and is anticipated to be
developed in a fashion similar to other commercial properties in the vicinity. Staff does not
anticipate that the requested L-O zoning designation will adversely impact any properties in
the area. The Commission and Council should rely on public testimony to determine
whether the proposed L-O zoning will be disturbing or hazardous to the neighboring uses.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed zoning
amendment shall be able to provide adequately any of such services;
Sanitary sewer and water are currently available to this parcel and the applicant will be
responsible for all costs associated with the sewer and water service extension. The
applicant and/or future property owners will be required to pay any applicable park and
highway impact fees as well as construct on-site storm water drainage facilities.
On May 13,2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. Based on the joint
agency/department meeting and other comments received tfom agencies/departments,
staff finds that the public services listed above can be made available to accommodate the
proposed development. The Commission and Council should reference any written and/or
verbal testimony submitted by any public service provider, regarding their ability to
adequately service this project.
H.
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;
If approved, the developer will be financing the extension of sewer, water, local street
(driveways) intfastructure, utilities and irrigation services to serve the project. Other
required site improvements will be funded and constructed by the developer through the
CUP and CZC approval process. The primary public costs to serve the future uses will be
fire and police facilities and services. Staff finds there will not be excessive additional
requirements at public cost and that the proposed zoning and subsequent development
will not be detrimental to the community's economic welfare.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
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Staff finds that any future uses on this site will generate additional traffic on adjacent
roadways above and beyond the existing residence. The level of impact will depend upon the
type of future use(s) and the square footage constructed. Staff recognizes that traffic and
noise will increase with the approval of this development; however, due to the size of the
site, staff does not believe that the amount generated will be detrimental to the general
welfare of the public.
The purpose of the L-O zone is to "permit the establishment of groupings of professional,
research, executive, administrative, accounting, clerical, stenographic, public service and
similar uses.. . shall not involve heavy testing operations of any kind or product
manufacturing of such a nature to create noise, vibration or emissions of a nature
offensive to the overall purpose ofthis District" (MCCll- 7-2.G) As such, staff does not
anticipate future uses will create smoke, fumes, glare, or odors that will be detrimental to
the general welfare of persons or property in the area. Staff does not anticipate the
proposed annexation and subsequent use(s) will create excessive noise, smoke, fumes,
glare, or odors. Staff finds that the proposed office zoning/use should not be detrimental
to people, property or the general welfare of the area.
J.
Will the area have vehicular approaches to the property which shall be so designed
as not to create an interference with traffic on surrounding public streets;
This parcel has a limited amount of frontage on Franklin Road. To help future traffic flows
in this area, staffbelieves that access to Franklin Road should be eliminated upon annexation
and the parcel should take access off of a future interior road within the Touchmark
development. Cross access between the subject property and the adjacent properties within
Touchmark Subdivision should be required. Staff believes that the proposed uses (and
access) should not be hazardous to neighboring uses or traffic flows. Further, staff finds that
the least amount of interference to traffic on the surrounding public streets will occur if the
subject property is prohibited from taking direct lot access to Franklin Road. The
Commission and Council should rely on public testimony, ACHD staff, and City staff's
analysis when determining whether or not a vehicular approach to Franklin Road, will create
an interference with traffic on surrounding public streets.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff is unaware of any natural of scenic features of major importance on this site and
finds that no natural or scenic features of major importance will be lost or damaged by
approving the annexation and zoning application. Any existing trees larger than 4" caliper
that are removed shall be mitigated for, per the Landscape Ordinance.
L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
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Planning & Zoning Commission/Mayor & City Council
June 2, 2005 (Hearing Date)
Page 6
592,11-17-1992)"
The legal description submitted with the application, prepared by Briggs Engineering, shows
that the property is contiguous to the existing corporate boundary of the City of Meridian.
The lands directly north, south, east and west of the subject property have previously been
annexed into the City and this is an addition to the City. In accordance with the findings
listed above, staff finds that the annexation/zoning of this property would be in the best
interest of the City. NOTE: Staff has included Development Agreement stipulations for
annexation and zoning of this property below.
SPECIAL CONSIDERATIONS (ANNEXATjON & ZONING)
1. Access: Staff recommends that the subject property should be prohibited from taking direct
access to Franklin Road. See Annexation & Zoning Comment #3 below.
ANEXATION & ZONING COMMENTS
1. The subject property is within the Urban Services Planning Area. The legal description
submitted with the application (dated 3-17-05, stamped by Wayne K. Barber) shows the
property as contiguous to the existing corporate boundary of the City of Meridian. The
Public Works Department has confinned that the submitted legal description meets the
requirements of the City of Meridian and the Idaho State Tax Commission.
2.
3.
AZ-05-022
Any future subdivision and/or development of this property shall comply with the City of
Meridian ordinances in effect at the time.
Prior to the annexation ordinance approval, a Development Agreement (DA) shall be
entered into between the City of Meridian, property owner (at the time of annexation
ordinance adoption), and the developer. The applicant shall contact the City Attomev.
Bill Nary. at 888-4433 to initiate this process. The DA shall incorporate the following:
. That the applicant will be responsible for all costs associated with the sewer and
water service extension. Any existing domestic wells and/or septic systems within
this project will have to be removed from their domestic service, per City Ordinance
Section 5-7-517, when services are available from the City of Meridian. Wells may
be used for non-domestic purposes such as landscape irrigation.
. That the subject property shall be included in a future detailed Conditional Use
Permit application prior to development of the site.
. That the applicant agrees to provide cross-access to the adjacent parcels to the
east, south and west, prior to issuance of a Certificate of Zoning Compliance
(CZC) pennit for any future use.
. That the subject property shall be prohibited from taking direct access to Franklin
Road.
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OTHER AGENCY/DEPARTMENT COMMENTS
MERIDIAN FIRE DEPARTMENT COMMENTS
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 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face 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 ofthe
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.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
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. Provide a 20' wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section DI03.6 Signs.
6. Fire lanes and streets shall have a vertical clearance of 13 '6". This includes mature
landscaping.
7. Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
8. The roadways shall be built to Ada County Highway Standards cross section requirements
and shall have a clear driving surface, available at all times, which is 20' wide. Streets with
less than a 29' street width shall have no parking. Streets with less than 33' shall have
parking only on one side. These measurements shall be based on the face of curb dimension.
9. 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.
10. The office/commercial lot will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department
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Planning & Zoning Commission/Mayor & City Council
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Page 8
has experienced 2612 responses in the year 2004. 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.
11. Maintain a separation of 5' ITom the building to the dumpster enclosure.
12. Provide a Knoxbox entry system for the complex prior to occupancy.
13. The applicant shall work with Planning Department staff to provide an address identification
plan including a pylon/monument sign at the required intersection(s).
14. The Fire Dept. has concerns about the ability to address the project and have the addresses
visible from the street which the project is addressed off of Please contact Joe Silva (888-
1234) to address this concern prior to the public hearing.
15. All portions of the buildings located on this project must be within 150' ofa paved surface as
measured around the perimeter of the building.
16. Provide exterior egress lighting as required by the International Building & Fire Codes.
17. 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).
18. There shall be a fire hydrant within 100' of all fire department connections.
19. Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section DI05.
MERIDIAN PARKS DEPARTMENT COMMENTS
1. The Parks Department has no concerns with the site design as submitted with the application.
SANITARY SERVICES COMMENTS
1. SSC has no comments related to this application.
AZ..05-022
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Planning & Zoning Commission/Mayor & City Council
June 2,2005 (Hearing Date)
Page 9
RECOMMENDA nON
Staff is recommending that the property be annexed into the City with an L-O zoning
designation with the aforementioned Annexation & Zoning Comments included in a
Development Agreement.
AZ-OS-O22
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