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Home My WebLink AboutTreas Vall Pediatric CUP 02-034 November 18, 2002 MERIDIAN PLANNING & ZONING MEETING APPLICANT Treasure Valley Pediatrics CUP 02-034 November 21 , 2002 ITEM NO. 6 REQUEST Public Hearing - Request for a Conditional Use Permit for a Pediatric Clinic on 1.22 acres in an L-O zone for Treasure Valley Pediatrics - Belween South Locust Grove Road and South Eagle Road on the southeast comer of East Overland Road and South Celebration Avenue AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: SANITARY SERVICE: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: OTHER: Contacted: tJili' lJ ~\O / 9:'''' C'- \,\a..C-l-ed (' 0NVIf'C:J\ \;- "Ok per Meridian Water Departmenf' "No Commenf' See aHached Comments v(LlwWfjY'flflrL d . /Jr?jrrxJd ~ c(e See aHached Comments See aHached Comments See aHached Comments Date:1l~1 ~ 10 YPhone: 315'- 67 ~ . Materials presented at public meetings shall become property of the City at Meridian. MAYOR HUB OF TREASURE VALLEY A Good Place to Live LEGAL DEPARTMENT (208) 288-2499. Fax 288-2501 PUBLIC WORKS BUIWING DEPARTMENT (208) 887-2211. Fax 887-1297 RobertD. Con:ie CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433. FAX (208) 887-4813 City Qed< Office Fax (208) 888-4218 PLANNING AND ZONING DEPARTMENT (208) 884-5533 . FAX 888-6854 CITY COUNCIL MEMBERS Keith Bini Tammy deWee!d Cherie McCandless William L. M. Nary MEMORANDUM: November 13, 2002 To: Mayor, City Council and Planning & Zoning CommissRE C E lYE D Bruce Freckleton, Assistant to City Engineer ~ NOV 1 8 2002 David McKinnon, City Planner IT bJA City Of Meridian City Clerk Office Request For a Conditional Use Permit to Allow a 8,190 Pediatric Clinic on 1.22- Acres orLand in Resolution Business Park, Located in an L-O Zone by Treasure Valley Pediatrics (File No. CUP-02-034). From: Re: We have reviewed this submittal and offer the following comments, as conditions of the applicant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The applicant(s), Treasure Valley Pediatrics, have requested approval of a new pediatric medical Clinic in the resolution business park, located on the south side of Overland Road, approximately 'h of a mile west of Eagle Road. The requested medical office use is a permitted use in the L-O zone; however due to the Development Agreement that governs the improvement of the property all new construction requires a conditional use permit. The applicant(s) are developing only a part (the western half) of the subject parcel of ground and intend on subdividing the property in the near future. LOCATION & SURROUNDING USES The subject property is located on the southeast comer of the Overland Road and S. Celebration Avenue intersection, approximately 'h mile west of Eagle. The following uses surround the subject property: North - Commercial property, zoned C-G. South - Undeveloped L-O zoned land. East - Rural residential land, zoned RUT (Ada County). West - Undeveloped L-O zoned land. CUP-02-034 Treasure VaHey Pediatrics. CUP Planning & Zoning Commission/Mayor & City Council November 13, 2002 Page 2 STANDARDS FOR CONDmONAL USES The Commission and Council shaD review the particular racts and circumstances or each proposed conditional use in tenns or the following and may approve a conditional use pennit ifthey shall find evidence presented at the hearing(s) is adequate to establish (11-17-3): A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking landscaping and other reatures as may be required by this ordinance; Staff finds that the subject property is large enough to accommodate the required parking, landscaping, and other features required of an office use by this ordinance. B. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements or this Ordinance; The current Comprehensive Plan Land Use Map designates the property as "Commercial". Therefore, staff finds that the requested childcare use is in harmony with the Meridian Zoning Ordinance and the Comprehensive Plan. C. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character or the general vicinity and that such use will not adversely change the essential character or the same area; Staff finds that the proposed development will not change the existing or intended character of the general vicinity. D. That the proposed use, if it complies with aD conditions or the approval imposed, will not adversely affect other property in the vicinity; Commission and Council should rely upon public testimony to determine if the development will adversely affect the other property in the vicinity. Staff does not anticipate any adverse effect on nearby properties. E. That the proposed use will be served adequately by essential public racilities and services such as highways, street, police, and fire protection, drainage structures, reruse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; Staff finds that the proposed development will be adequately served by the essential public facilities and services listed above. F. That the proposed use will not create excessive additional requirements at public CUP-02-034 Treasure Valley Pediatrics. CUP Planning & Zoning CommissionlMayor & City Council November 13, 2002 Page 3 cost ror public racilities and services and will not be detrimental to the economic welfare oftbe community; Staff finds that the proposed use would not be detrimental to the economic welfare of the community, nor would it create the need for any new facilities or services to be paid for by the public. G. That tbe proposed use will not involve activities or processes, materials, equipment, and conditions or operation that will be detrimental to any persons, property, or general welrare by reason or excessive production or traffic, noise, smoke, rumes, glare or odors; Staff finds that no excessive traffic, noise, smoke, fumes, glare or odors will result from the proposed use. H. That the proposed use will have vehicular approacbes to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the proposed use will not create significant interference with any traffic on the surrounding public streets as long as ACHD requirements are met and all approaches and traffic control measures are installed. I. That the proposed use will not result in the destruction, loss or damage or a natural, scenic or historic reature considered to be or major importance. Staff finds that no natural or scenic feature will be lost, damaged or destroyed by issuance of this conditional use. SITE SPECIFIC REOUIREMENTS 1. Landscaping hall be installed as indicated on the submitted Landscape plan (Sheet L.IO, dated 9-13-02, prepared by Jensen Belts for Treasure Valley Pediatrics). All landscaping shall be continuously maintained and any dead or dying vegetation shall be replaced upon request from the City. 2. The undeveloped portion of this property shall be maintained in a manner that is free from nuisance causing conditions such as high weeds. stagoant water, construction debris etc... as required by the Meridian City Code for all undeveloped lots with the City of Meridian. 3. The undeveloped portion of the lot will either need to be subdivided and receive conditional use permit from the city prior to development, or be approved as a planned development for the construction of more than one principal building located on one lot, prior to development. CUP-02-034 Treasure Valley Pediatrics. CUP Planning & Zoning CommissionIMayor & City Council November 13, 2002 Page 4 4. All parking and areas of circulation shall be improved with a hard surface in accordance with MCC 11-13-4.D, and shall be installed and striped in accordance with the submitted site plan, ADA and MCC 11-13-4.F. 5. All exterior lighting, whether attached to the building or located within the parking lot, shall be down-shielded or otherwise altered so that the light does not spill over onto adjacent properties or right-of-way. All parking lot lighting shall be in accordance with Ordinance 11- 13-4C. 6. All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. All signage is subject to design review and shall require separate permits. Temporary or portable signs shall be prohibited, and shall be removed upon 3 days notice to the applicant. 7. All construction and site improvements shall conform to the requirements of the Americans with Disabilities Act. 8. A drainage plan designed by a State ofIdaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal must be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 9. Trash: The trash enclosure shall be enclosed on at least 3 sides by a solid wall or sight obscuring fence at least four feet in height in accordance with Ordinance 11-12-1 C. Coordinate location and construction requirements with Sanitary Services, Inc. 10. Certificate of Occupancy: All required improvements must be complete prior to obtaining a Certificate of Occupancy for the proposed development. A temporary Certificate of Occupancy may be obtained by providing surely to the City in the form of a letter of credit or cash in the amount of 110"10 of the cost of the required improvements (including paving, striping, landscaping, and irrigation). A bid must accompany any request for temporary occupancy. Any temporary occupancy will not exceed 60 days to complete the required improvements. 11. As part of a conditional use permit, the City of Meridian may lffipOse additional CUP-02.Q34 Treasure Valley Pediatrics. CUP Planning & Zoning CommissionlMayor & City Council November 13, 2002 Page 5 restrictions/conditions. 12. A Certificate of Zoning Compliance and a Building Permit shall be obtained prior to the start of construction. RECOMMENDATION Staff recommends approval of this application. CUNJ2-034 Treasure Valley Pediatrics. CUP OCT-~1-2002 01:07P FRDM:S.nit.r~ Services, 1208-888-5052 .~~.'.~. :"~rrs: ~ ,o.}.;';ir- cUeridl;;:!:C ~ IOAHO 1 . , "~"(...LJtioiI.iA~ TO~Meridian Clerk P:l,j/cllt ,. . ,. M "".,. OK Rut'll:n: 0, Cnltlc LI::.c.;~L Or:\),~RT~\t:.NT {::ml) !SO'.~.&I"). Fn .::~~ !)Ol l:\rT\rny d"W~C'td \\'ilJi;,un J \1 NQ~ l'h~'n~ ;\hr;U14rl::i~ KI.'lllt Fhrc.J ';, , v " J' ..t/ rARK5 & RECRli.-lTION t:UK l'Ill~. 'i')7l). F;J.:\ ~t)8.551}1 PUBLIC \\IOKI\~ \ 20g} ~\)~.550\} ~F'J.ll, :\:-\7.) ~,)~ CITY COUM'lI. MEMBtRS ~ :~1 DtIILDIN(j OFP"KI "ll:i~T r~t);i'J ~H7.~211 . FI\ ~X;.I~lf~ PL...I,NN1NC l,~D ZO\IMi j~i:llK:i4.5.sj;. F:J.\ Slo(S figS.. TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF ME~DIAN To insure \hal your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Cler1<'s Office AlIn: Will Berg. City Cle~, by: November 14, 2002 Transmittal Date: October 7,2002 Hearing Date: November 21, 2002 File No,: CUP DNI34 Request: Conditional Use Permit for a Pediatric Clinic on 1.22 acres in an L-O zone for Treasure Valley Pediatrics 8y Treasure Valley Pediatrics Location of Property or Projact: a._n s. Locust Grove & 5. Eagle Rd...., 01 E. ~nd Rd & &. Celebrur.on Ava V" David Zaremba, PIZ (No VAR, VAC, FP) Jerry Centers, PI2. (No VAR, VAC. FPl Leslie Mathes. PIZ (No VAR, VAC, FPl Michael Rohm, PIZ 1N0 VAR, VAe, FP) Kerth Borup, PIZ (No VAR, VAe. FPI Robert Corrie, Mayor Bill Nary, ClC Tammy C1eWeerd, CIC Keith Bird. C/C Cherie McCandless, C/C Water Department Sewer Department Sanrtary Service (No VAR. VAG. FP) Building Department Your Concise Remarks: FireOepartmenl A'-L.." /0' 1,.,5,,,,,,. 04 -r..L ";"'-rt.. .P,,""'......t"'Q.. Police Depanment t'-~Ae.A,.JC~ ,tlAJI;> A~c.l!.s.s "'-0 ""r...tL W"~T~ Q..eCE.PTAt..t.f Crty Attorney City Enoineer City Planner Pal'ics Department Mendlan School District (7Ik> FP) Meridian Post Office (FPIPP only) Ada couni~ Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Selllers Irrigation Dislncl Idaho Power Co. (FPIPP only) U.S. West (FPlPPonIy) Intermountain Gas (FPlPP only) Bureau of Reclamation (FPIPP onlyl Idaho Transportation Department (No FPJ Ada County (Anna.doIl only) -:a,.,loV ~(;ol." ;:S.AA.J/~ALC; ;;::""L"'Ct... [.}G-. (OSlO<-j RECEIVED OCT 3 1 2002 City Of Meridian City Clerk Office )} EAST IDAHO. MERIDIAN. IDAHO 83642 (~\l~) R88.~3:l. F... 120&) 8&"1,J813 . Cl,y Clerk om". F., (20l1) 888,J218 . Hum," (("ourc., Fa, (208) 288.II~J OCT 31 '02 12:20 208-888-5052 PAGE. 13 , ..........-... ......~>. Ada County Highway District David E. Wynkoop, President Dave Bivens 1st Vice PresIdent Judy Peavey-OslT, 2nd Vice President Susan S. EasUake, Commissioner Sherry R. Huber, Commissioner 31B East 37th Street Garden City 10 83714-6499 Phone (208) 367-8100 FAX (20B) 387-6391 E-mail"tellus@ACHD.edaJd.us October 16, 2002 TO: Treasure Valley Pediatrics 305 E. Jefferson Suite 10 Boise, Idaho 83712 RECEIVED OCT 2 1 2002 SUBJECT: MCUP02-034 Pediatric Clinic Overland and Celebration City Of Meridian City Clerk Office On May 3, 2000, the Ada County Highway District Commissioners acted on Resolution Business Park Subdivision (MAZ00-004/MCUPOO-015/MCUPOO-016/MCUPOO-017). The conditions and requirements also apply to MCUP02-034. If you have any questions, please feel free to contact this office at (208) 387-6170. ;'~~reIL ic~~o~~ I 0\ Development Analyst Planning & Development Cc: Planning & Development/ChronlProject File Planning & Development Services City of Meridian Construction Services Drainage/Utilities Resolution Business Park, LLC, 1908 Jennie Lee Drive, Idaho Falls, ill 83405 Treasure Valley Engineers, 1117 Caldwell Boulevard, Nampa, 10 83651 , ADA COUNTY HIGHWAY DISTRICT Planning and Development Division Development Application Report Preliminary Plat - Resolution Business Park / MAZOO-004/MCUPOO-0 1 5/MCUPOO-Ol 6/ MCUPOO-017 Locust Grove RdlOverland Road An application for a preliminary plat has been submitted to the City of Meridian for a l7-lot residential and commercial subdivision on 107.06-acres. The applicant is also requesting conditional use and rezone approval. The City has forwarded the application to ACHD for review and comment. The site is located at the southeast comer of Overland Road and Locust Grove Road. This development is estimated to generate 9,430 additional vehicle trips per day based on the submitted traffic study. Roads impacted by this development: Locust Grove Road Overland Road ACHD Commission Date - May 3, 2000 - 12:00 p.m. --i ~ ." o ;a c l._ o F~~ f\=5J = s ,~ ( 1 Resolution Subdivision Page I Facts and Findings: A. General Information Owner Applicant R-4, RT L-O, CoG 107.06 17 200 346,000 2,300 286 - G.!. Voigt - Same - Existing zoning - Requested zoning - Acres - Proposed lots - Proposed multi-family dwelling units - Square feet of proposed building : 125,000-square feet of Office building : 145,000-square feet of Retail building : 57,000-square feet of an Ice Rink : 19,000-square feet of Day Care Center : Meridian High School - T ota1lineal feet of proposed public streets - Traffic Analysis Zone (T AZ) West Ada - hnpact Fee Service Area Meridian - hnpact Fee Assessment District Locust Grove Road Minor arterial with bike lane designation Traffic count 3,552 on 7-16-99 A-Existing Level of Service CoExisting plus project build-out Level of Service 950-feet of frontage 50 to 70-feet existing right-of-way (25-feet from centerline) 96-feet required right-of-way (48-feet from centerline) Locust Grove Road is improved with two lanes with no curb, gutter or sidewalk. The segment of Locust Grove Road abutting the site is not listed in the current Five Year Work Program for reconstruction. Overland Road Minor arterial with bike lane designation Traffic count 11,422 on 11-30-99 (west of Eagle Road) Traffic count 9,916 on 11-23-99 (west of Locust Grove Road) D-Existing Level of Service E-Existing plus project build-out Level of Service 2,640-feet of frontage 50 to 70-feet existing right-of-way (25-feet from centerline) 96-feet required right-of-way (48-feet from centerline) Resolution Subdivision Page 2 Overland Rod is improved with two lanes with no curb, gutter or sidewalk. The segment of Overland Road abutting the site is listed in the current Five- Year Work Program for reconstruction to 5-lane in FY (2004). Blue Tick Street/Brandvs Jewel Street Local streets with no bike lane designation No traffic count available 50-feet of frontage 50-feet existing right-of-way (25-feet from centerline) 50-feet required right-of-way for their extensions Blue Tick Street and Brandys Jewel Street are improved as 37-foot street section with curb, gutter and sidewalk. B. On March 27, 2000, the District Planning and Development staff inspected this site and evaluated the transportation system in the vicinity. On March 31, 2000, the staff met 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. C. Locust Grove Road has 3,522 existing vehicle trips per day, which is a Level of Service A (LOS A). An acceptable Level of Service for this segment of roadway is D (LOS D) or 14,000 vehicle trips per day. The proposed application will add approximately 3,000 vehicle trips per day on Locust Grove Road. D. Current traffic counts indicate that Overland Road carries 11,422 vehicle trips per day (VTD). The planning threshold for Overland Road is 14,000 VDT with its current configuration. When Overland Road is rebuilt to five lanes, the planning threshold for Overland Road will be 33,000 VTD. The proposed application will add approximately 6,000 vehicle trips per day on Overland Road, therefore the existing, plus project traffic exceeds the planning threshold of Overland Road with its current configuration. When Overland Road is rebuilt to five-lanes, the roadway will be adequate to accommodate the traffic generated from this site. E. The Eagle Road/Overland Road intersection operates at a Level of Service ElF threshold, and is listed as one of 100 critical intersections in Ada County. The subject site's additional traffic will exacerbate the traffic problems at the intersection. The District has already initiated a project (to be started within the next few months) to provide additional turn lanes and make other capacity enhancements to improve the intersections' operating characteristics. The improvement plans have not been finalized but the anticipation is for a substantial increase in capacity. F. The Meridian Road/Overland Road intersection operates at a Level of Service F (LOS F), and is listed as one of 100 critical intersections in Ada County. The subject site's additional traffic will exacerbate the traffic problems at the intersection. G. A traffic study was submitted for the Resolution Subdivision site development plan. The key findings of the traffic study include the following: Resolution Subdivision Page 3 ) · The proposed development is expected to generate 12,495 total daily vehicle trips. An estimated 3,045 trips are pass-by trips, leaving 9,430 new daily vehicle trips added to the adjacent roadway system. · The Meridian Road/Overland Road intersection currently operates at Level of Service (LOS) F. Because Meridian Road is a principal arterial, LOS E is acceptable under current District policy. The intersection exceeds the allowable Level of Service. · Under "existing plus project" traffic volumes (Year 2005), the Meridian Road/Overland Road intersection is expected to operate at Level of Service (LOS) F. The District has currently programmed a project to upgrade Overland Road to create additional capacity. The design and magnitude of the improvements have not yet been determined. Because Meridian Road is a principal arterial, LOS E is acceptable under current District policy. · The Locust Grove Road/Overland Road intersection currently operates at an overall Level of Service (LOS) A. The intersection is STOP controlled only on the two Locust Grove Road approaches. Left turns from northbound Locust Grove on to westbound Overland Road operate at an LOS F condition. If a traffic signal were constructed with the existing traffic volumes and roadway geometry, the intersection would operate at an overall LOS B. · Under the existing traffic volumes, Illltft g-:erland ROM and Locust Grove Road operates at an arterial LOS of A with volume-to-capacity ratios ofless than 0.35 during peak hour conditions. · The Year 2020 traffic forecast of 18,000 vehicles per day for Overland Road indicates the need to widen the roadway from two to five lanes. The widening is desirable from an operational and safety standpoint and is required within 500 feet of the Eagle Road intersection. · The Year 2020 traffic forecast of 8,700 vehicles per day for Locust Grove Road does not indicate the need to add capacity. · The forecast traffic volumes at the Locust Grove Road intersection with Overland Road justifY a traffic signal under existing plus project traffic volumes. The applicant should be required to provide 25-percent of the cost for the traffic signal, which is $37,500.00. The District will construct the traffic signal when it is warranted. · The site driveways on Overland Road are expected to have traffic volumes low enough that traffic signals are not needed. · The new public street intersection on Overland Road is expected to have traffic volumes that warrant a traffic signal. The applicant should be required to provide 75-percent of the cost to construct the traffic signal, which is $112,500.00 (total cost is $150,000). The District will construct the traffic signal when it is warranted. . The site driveway intersections on Locust Grove Road are expected to have traffic volumes low enough that traffic signals are not needed, however, all the intersections on Locust Grove Road will require the construction of a center turn lane. · All the intersections on Overland Road will require the construction of a center turn lane. Due to the locations of the intersections and the taper lengths required for the turn lanes, the applicant would be required to add another traffic lane on Overland Road abutting the entire site. Resolution Subdivision Page 4 · The consultant was not aware of ACHD's project to widen the Overland Road/Eagle Road intersection when the TIS was performed. The Eagle Road/Overland Road intersection was identified to operate at Level of Service (LOS) F under existing and build out conditions. The District is adding turn-lanes at the intersection this fiscal year, which will improve ilie operations of ilie intersection to an adequate Level of Service D (LOS D). Overland Road is scheduled for reconstruction from two to five lanes in FY 2004. When ilie roadway is reconstructed to five lanes, ilie intersection will operate at an adequate Level of Service C (LOS C). H. The applicant is proposing a stub street to ilie souili property line located 1,000-feet west ofilie east property line. District Staff supports ilie location of the stub street. The applicant should provide a paved temporary turnaround at ilie end of ilie stub street with a temporary easement provided to ilie District. The applicant should be required to install a sign at ilie terminus of ilie roadway stating iliat; "TillS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate ilie sign plan for ilie stub street, and ilie design of ilie turnaround wiili District staff. 1. The applicant is proposing a stub street to ilie east property line located 400- feet souili of Overland Road. District Staff supports ilie location of ilie stub street. The applicant should provide a paved temporary turnaround at ilie end of ilie stub street wiili a temporary easement provided to ilie District. The applicant should be required to install a sign at ilie terminus of ilie roadway stating that; "THIS ROAD WILL BE EXTENDED IN TIIE FUTURE". Coordinate ilie sign plan for ilie stub street, and ilie design ofilie turnaround wiili District staff. J. The improvement of Overland Road abutting this development is included in ilie District's current Five Year Work Program. District policy requires ilie applicant to provide a $52,800.00 deposit to ilie Public Rights-of-Way Trust Fund for ilie cost of constructing a 5-foot wide concrete sidewalk on Overland Road abutting ilie parcel (approximately 2,640-feet) prior to District approval of a final plat, whichever occurs first. K. The improvement of Locust Grove Road abutting this development is not included in ilie District's current Five Year Work Program. District policy requires ilie applicant to construct a 5-foot wide concrete sidewalk on Locust Grove Road abutting ilie parcel prior to District approval of a final plat. The sidewalk should be located two feet within ilie new right-of-way of Locust Grove Road. Coordinate ilie location and elevation ofilie sidewalk with District staff. 1. The applicant is proposing two driveways on Locust Grove Road. The driveways are located as follows: . The northern driveway is proposed to be located 440-feet souili of Overland Road. . The souiliern driveway is proposed to be located 690-feet souili of Overland Road. Peacock Street intersects Locust Grove Road from ilie west approximately 550-feet souili of Overland Road and Labrador Street approximately 1,100-feet souili of Overland Road. District policy requires ilie applicant to locate driveways on Locust Grove Road a minimum of 440-feet Resolution Subdivision Page 5 south of Overland Road and 220-feet from the streets on the west side of Locust Grove Road. The applicant's proposed driveways do not meet the required offset from Peacock Street on the west side of Locust Grove Road. The applicant should be required to locate the northern driveway to align with Peacock Street to west, and the southern driveway should be located 75- feet north of the south property line. The driveways should be constructed 30 to 3S-foot wide with IS-foot radii pavement tapers abutting the roadway. The applicant should be required to provide IOO-feet of stacking for both the inbound and out-bound travel lanes for the driveway. Coordinate the design of the driveways with District staff. M. The applicant is proposing three driveways on Overland Road. The driveways are located as follows: . 480-feet east of Locust Grove Road: based on the submitted traffic study the applicant should be required to provide a minimum of 50-feet of stacking for this driveway. . 930-feet east of Locust Grove Road: based on the submitted traffic study the applicant should be required to provide a minimum of 50-feet of stacking for this driveway. . 1,280-feet east of Locust Grove Road: based on the submitted traffic study the applicant should be required to provide a minimum of 100-feet of stacking for this driveway. All the driveways align with existing driveways on the north side of the road, which meets District policy. The driveways should be constructed 30 to 3S-feet wide with IS-foot radii pavement tapers abutting the existing roadway edge. N, The applicant is proposing to construct two public roads off Overland Road. The roads are proposed to be located: . 320-feet west of the east property line: based on the submitted traffic study the applicant should be required to locate driveways off this public street a minimum of 100-feet south of Overland Road. The roadway should be constructed as a 40-foot street section with curbs gutters and S-foot wide concrete sidewalks within 58-feet ofright-of-way. . 8S0-feet west of the east property line: based on the submitted traffic study this roadway should be signalized and driveways on this roadway should be located a minimum of 17S-feet south of Overland Road and consecutive driveways should be required to align or offset a minimum of ISO-feet. The roadway should be constructed as a 46-foot street section with curbs, gutters, and a S-foot wide concrete sidewalk within 64-feet of right-of-way. This road should be signalized. The applicant should be required to construct a signal for the new intersection. Coordinate the design of the signalized intersection with District staff. The District should provide 2S-percent of the cost of the signal. . The applicant is proposing an east/west road located 400-feet south of Overland Road: the applicant should be required to locate driveways on the new roadway a minimum of 50-feet from a public street intersection. The applicant is proposing Resolution Subdivision Page 6 a traffic circles within the roadway. The street section around the traffic circle should be constructed 29-feet wide. A YIELD sign should be installed at all approaches into the islands and directional islands should be constructed in the street approaches to the traffic circles to guide motorists in the proper direction. The pedestrian crossings shall be located at the intersection to improve pedestrian/vehicular recognition and safety. Coordinate the traffic control plan and location of the pedestrian crossings with District staff. In order to provide safe turning movements into the driveways and streets on Overland Road and avoid a continuous meandering travel path a continuous turning lane is required from Locust Grove Road to the east property line. The design will provide turning movement at all driveways and streets through and including Locust Grove and new east-west street. O. ACHD's Park & Ride Division Staffhave indicated the need for a park and ride location at the applicant's site. The District requests that applicant grant the District an easement for a 10 to 12- space Park & Ride area at this site. Commuteride staff will contact the applicant to coordinate the location of the Park & Ride area. P. In order to reduce trips to and from this development it is recommended that Tenants occupying the proposed building be required to provide an Alternative Transportation Program for employees and provide an annual report to ACHD on employee participation. Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For more information contact Pat Nelson at 387-6160. Q. 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 Organization (TMO) that is formed with a boundary that includes this site or is adj acent to this development. R. 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 alternative transportation and other trip reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking enhancements). An annual survey will be required of the TMNTMO to monitor participation in alternative transportation programs and forwarded to the ACHD Commuteride Office. s. District policy states that direct access to arterials and collectors is normally restricted and that the developer shall try to use combined access points. In accordance with District policy the applicant should be required to provide a recorded cross access easement among the lots within the proposed subdivision for use to access the public streets prior to issuance of a building permit (or other required permits). T. The applicant should be required to construct a center turn lane on Locust Grove Road abutting the entire site. Coordinate the design of the turn lane with District staff. Resolution Subdivision Page 7 u. The applicant should be required to construct a center turn lane on Overland Road abutting the entire site. Coordinate the design of the turn lane with District staff. v. Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with past action by the District the applicant should be required to pave all driveways their full width and at least 30-feet into the site beyond the edge of pavement of Overland Road and Locust Grove Road and install pavement tapers with IS-foot radii abutting the existing roadway edge. W. In accordance with District policy, stub streets to the undeveloped parcels abutting this site may be required upon review of a future application for this site. x. As required by District policy, restrictions on the width, number and locations of driveways, may be placed on future development of this parcel. Y. In accordance with District policy, stub streets to the school parcel abutting this site should be extended upon review of a future application for this site. z. Based on development patterns in this area and the resulting traffic generation, staff anticipates that the transportation system will require improvement in order to accornnlOdate the additional traffic generated by this proposed development. The Overland RoadlMeridian Road intersection currently operates at deficient Level of Service F (LOS F), and is listed as one of the 100 critical intersections in Ada County. The reconstruction of the intersection by the District is not listed in ACHD's Five year Work Program. The rollowing Site Specific Requirements and Standard Requirements must be met or provided ror prior to ACHD approval of the fmal plat: Special Recommendation to City of Meridian: 1. In order to reduce trips to and from this development it is recommended that tenants occupying the proposed building be required to provide an Alternative Transportation Program for employees and provide an annual report to ACHD on employee participation. Commuteride staffwill coordinate the Alternative Transportation Program with the applicant. For more information contact Ms Pat Nelson at 387-6160. 2. In order to reduce trips to and from this development, the tenants occupying the proposed building(s) should be required to participate in any Transportation Management Association (TMA) or Transportation Management Organization (TMO) that is formed with a boundary that includes this site or is adjacent to this development. 3. ACHD's Park & Ride Division Staffhave indicated the need for a park and ride location at the applicant's site. The District requests that applicant grant the District an easement for a 10 to 12-space Park & Ride area at this site. Commuteride staffwill contact the applicant to coordinate the location of the Park & Ride area. Resolution Subdivision Page 8 ) 4. The transportation system will require improvement in order to accommodate the additional traffic generated by additional development. The Overland RoadlMeridian Road intersection currently operates at a deficient Level of Service F (LOS F), and is listed as one or 100 critical intersections in Ada County. Additional traffic will exacerbate the traffic problems at the intersection. The reconstruction or the Overland RoadlMeridian Road Street intersection is not currently listed in ACHD's Five year Work Program. Site Specific Requirements: 1. Dedicate 48-feet of right-of-way from the centerline of Overland 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. 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 ACHD Ordinance #193. 2. Dedicate 48-feet of right-of-way from the centerline of Locust Grove 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. 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 ACHD Ordinance #193. 3. Provide a stub street to the south property line located 1,000-feet west of the east property line. Provide a paved temporary turnaround at the end of the stub with a temporary easement provided to the District. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. 4. Provide a stub street to the east property line located 400-feet south of Overland Road. Provide a paved temporary turnaround at the end of the stub with a temporary easement provided to the District. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. 5. Provide a $112,500.00 deposit to the Public Rights-of-Way Trust Fund for 75-percent of the cost to construct a traffic signal on Overland Road for the new collector roadway. The District will construct the signal when it is warranted. 6. Provide a $37,500.00 deposit to the Public Rights-of-Way Trust Fund for 25-percent of the cost of constructing a traffic signal at the Overland Road/Locust Grove Road intersection. The District will construct the signal when it is warranted. Resolution Subdivision Page 9 7. Provide a $52,800.00 deposit to the Public Rights-of-Way Trust Fund for the cost of constructing a 5-foot wide concrete sidewalk on Overland Road abutting the parcel (approximately 2,640-feet) prior to District approval ofa fmal plat, whichever occurs first. 8. Construct a 5-foot wide concrete sidewalk on Locust Grove Road abutting the parcel prior to District approval of a final plat. Locate the sidewalk two feet within the new right-of-way of Locust Grove Road. Coordinate the location and elevation of the sidewalk with District staff. 9. Locate two driveways on Locust Grove Road as follows: . The northern driveway shall be located 550-feet south of Overland Road to align with Peacock Street to the west. . The southern driveway shall be located 75-feet north of the south property line. The driveways shall be constructed 30 to 35-foot wide with IS-foot radii pavement tapers abutting the roadway. Provide 100-feet of stacking for both the inbound and out-bound travel lanes for the driveways. Coordinate the design of the driveways with District staff. 10. Locate three driveways on Overland Road as follows: . 480-feet east of Locust Grove Road: provide a minimum of 50-feet of stacking for this driveway. . 930-feet east of Locust Grove Road: provide a minimum of 50-feet of stacking for this driveway. . I,280-feet east of Locust Grove Road: provide aminimum of 100-feet of stacking for this driveway. The driveways shall be constructed 30 to 35-feet wide with IS-foot radii pavement tapers abutting the existing roadway edge. 11. Locate two public roads as follows: . off Overland Road 320-feet west of the east property line: locate driveways off this public street a minimum of 100-feet south of Overland Road. The roadway shall be constructed as a 40-foot street section with curbs gutters and 5-foot wide concrete sidewalks within 58-feet of right-of-way. . off Overland Road 850-feet west of the east property line: driveways off this roadway shall be located a minimum of I 75-feet south of Overland Road and consecutive driveways are required to align or offset a minimum of ISO-feet. The roadway shall be constructed as a 46- foot street section with curbs, gutters, and a 5-foot wide concrete sidewalk within 64-feet of right-of-way. The applicant shall be required to construct a signal for the roadway/Overland Road intersection. Coordinate the design of the signalized intersection with District staff. Resolution Subdivision Page 10 12. Locate an east/west road 400-feet south of Overland Road: locate driveways on the east/west roadway a minimum of 50-feet from a public street intersection. The traffic circle within the roadway shall be constructed to provide a minimum of29-feet wide street section around the traffic circle. A YIELD sign shall be installed at all approaches into the island and a directional island shall be constructed in the street approaches to the traffic circle to guide motorists in the proper direction. The pedestrian crossings shall be located at the intersection to improve pedestrian/vehicular recognition and safety. Coordinate the design of the buffer circle, the traffic control plan and location of the pedestrian crossings with District staff. 13. As required by District policy, restrictions on the width, number and locations of driveways, shall be placed on future development of this parcel. 14. Construct a center turn lane on Overland Road and Locust Grove Road abutting the entire site. 15. In accordance with District policy, stub streets to the school parcel abutting this site should be extended upon review of a future application for this site. 16. Other than the access points specifically approved with this application, direct lot or parcel access toOverland Road and Locust Grove Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Standard Requirements: 1. A request for modification, variance or waiver of any requirement or policy outlined herein shall be made in writing to the ACHD Planning and Development Supervisor. The reQuest shall specificallv identify each requirement to be reconsidered and include a written explanation ofwhv such a reauirement would result in a substantial hardship or ineQuity. The written reQuest shall be submitted to the District no later than 9:00 a.m. on the dav scheduled for ACHD Commission action. Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. After ACHD Commission action, any request for reconsideration of the Commission's action shall be made in writing to the Planning and Development Supervisor within six days of the action and shall include a minimum fee of $11 0.00. The reQuest for reconsideration shall specificallv identify each reQuirement to be reconsidered and include written documentation of data that was not available to the Commission at the time of its ori!!inal decision. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. Resolution Subdivision Page II 3. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #193, also known as Ada County Highway District Road Impact Fee Ordinance. 4. 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 ACHD Ordinances unless specifically waived herein. An engineer registered in the State ofIdaho shall prepare and certify all improvement plans. 5. 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. 6. Construction, nse and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. No change in the terms and 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. 9. 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. Conclusion of Law: I. ACHD 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 Planning and Development Division at 387-6170. Submitted bv: Commission Action: Planning and Development Staff May 3, 2000 Resolution Subdivision Page 12 ----d.s..~~ ~ NOIJ"34'14"[ IJ2a.05' :::~~"':->f"f."~"'~ :" ?- . ~!>...- '" ~l~ ;12 ..~~ !!l~ ", ~i~ o' "" .. '0 ~. i'2~ . d~~~ s~i~~ lii~;;~i ~~:~~ ~~~." '>i< i'~d !Z!:~~!2 "~ZO. '.i~. >. "'!:I~~~ Fi! ~~.~~ ~~ ..~~~ ~1 ';..~ .~ .~~~/; ~" ~l!! :~ it!;! i~;~I. if ~i" ~. z:!~~ m5!....'" olJ ~8~~~ ~1 .~. 0- ~? ....~ .0 ~/;F.' ..~ '~"il 's i~~~. 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' I, \ \ \ . \'\ \ D '.. \ \ t'~ I '<t \ \ r \. \' \ \~ , ' .eJ : \ . .~ ~.~.~' ,~' Q ,,\1.1i.\t~ - - - - - ~ - --:.....------\ _----->~'C-~.~ .~ " ~ 55 ~ \'\O\1'fZlg~i~"J.S \ \ \ u.-l1le \ <.) ~\f,~ OI-Gl z,z \ I1l ~';~ \ ~\~ ~""Il- I S.. :3 <t~~ \ ~?:t ~'" \ ~ U ~ '&z ,J . ~ ------ --------= ----- ----- - ~ _---- _---------~l ~ t Ul t:. d) ~~ O~ ~~. {\ '!. ~ 9 or> I-: Or uJ. ~t ~w. i ~~ \\ ~ --J.-- - -- ----- ~ ..~ ~-' 0'" ~~ 3~ ~'d ",<I: ~~ I I ~ \ ~\ ~t f1J ---- -- - ....---.....--. -- "- ~ ~ ~ ~ \ < \5 0 ~ '~M . . ~ - < un 1 ~ I 0 J~ II 'Sl~uu:e . . Gl'~ CENTRAL GiBt8~I~ CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division to f / tlN z... Return 10: o Boise DEagle -r.v. Q I' I 0 Garden City I, I , , ec~(L"trl'c& IM'" ~Ieridian o Kuna OACZ ZStJLL___ BE-CEDlEDOStar OCT 1 1 2002 'Rezone # Conditional Use # Preliminary! Final! Short Plat 01. 02. 03. 04. 05. Qu P O;;L-oJL{ We have No Objections to this Proposal. We recommend Denial of this Proposal, Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. City of Meridi an City Clerk Office We will require more data concerning soil conditions on this Proposal before we can comment. Before we can comment conceming individual sewage disposal, we will require more data concerning the depth of: o high seasonal ground water 0 waste flow characteristics o or bedrock from original grade 0 other o 6. This office will require a study to assess the impact of nubients and pathogens to receiving ground waters and/or surface waters. o 7, This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability, o 8, After written approval from appropriate entities are submitted, we can approve this proposal for: o central sewage 0 community sewage system 0 community water well o interim sewage 0 central water o individual sewage 0 individual water o g, The following plan(s) must be submitted to and approved by the Idaho Department of Heaith & Welfare, Division of Environmental Quality: o central sewage 0 community sewage system 0 community water o sewage dry lines 0 central water o 10. Run-off is not to create a mosquito breeding problem. o 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. o 13. We will require plans be submitted for a plan review for any: o food establishment 0 swimming pools or spas o beverage establishment 0 grocery store A:{14. o child care center I%-.~ ,( nr- 4.flr,49C/ha? f>7J./-~ Date: .l!...J..DoL Reviewed By: ~_<,4?~-~ .le..r ~~I..a-- ,.)...L~r COHD 9/00 Ikc Review Sheet (I, . CENTRAL (iBt6L!~ MAIN OFFICE' 707 N. ARMSTRONG PL' BOISE. ID 83704-0825 . (208) 375-521 i ' fAX 3278500 To prevent alld treat disease Gild disability,. to promote healthy lifestyle.I",' alld to protect alld promote the health and quality of our ellviroJl1Jle/lt. 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 are: 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 Guidebook. Prepared by City of Boise Public Works Department, May 2000. Serving Valley, Elmore, Boise, alld Ada COllnties Ada / Boise Couniy Office 707 N. Armsrong Pi Boise, 10 8370~ Enviro. Health: 327-7499 Family Planning: 327-7400 Immunizations: 327-7450 Senior Nutrition: .327-7460 WIC: 327-7488 FAX: 327-8500 Ado.WIC Satellite Office 1 606 Robert St Boise. 1083705 Ph. 334-3355 FAX: 334-3355 Elmore County Office 520 E. 8th Street N. Mountain Home, ID 83647 Enviro. Health: 587-9225 Family Health: 587-tM07 WIC: 587-4409 FAX 587.3521 Valley County OUice 703 N. 1st Street P.O. Box 1448 McCall. ID, 83638 Ph. 634-7194 FPJ<: 634-217Ll ~&~1~ZJ~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651 -4395 RECEIVE VAX # 208-463-0092 October 9,2002 OCT 1 1 2r;n, Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Will Berg, City Clerk City of Meridian 33 East Idaho Mei'i'dfam,ID' 83642 City of Meridian City Clerk Offic~ Re: CUP 02-034 Conditional Use Permit for Treasure Valley Pediatrics Dear Commissioners: If all storm drainage is retained on site the above-mentioned proposed project will not impact the Nampa & Meridian Irrigation District and no further review is required. Sincerely, ad/P~ Bill Henson, Ass!. Water Superintendent NAMP A & MERIDIAN IRRIGATION DISTRICT BH: dll C: File - Shop File - Office Water. Superintendent APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS. 23.000 BOISE PROJECT RIGHTS. 40,000 PUBLIC HEARING SIGN-UP SHEET DATE November 21, 2002 PROJECT NUMBER CUP 02-034 PROJECT NAME Treasure Valley Pediatrics '5.Tf3JeU NAME FOR 7< y AGAINST .pA'-^-~ /- \ <3("""\ 0'-- X- C NOV 2 1 2002 CITY OF MERlDL-\N