HomeMy WebLinkAboutPZ - Staff Report for 2-20 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 2/20/2025 Legend
DATE: Project Location
TO: Planning&Zoning Commission :::Area of Impact
�= City Limits _
FROM: Nick Napoli,Associate Planner O Analysis — —
208-884-5533 ., `' _ _-,- •
nnapoli@meridiancity.org 4
APPLICANT: Aaron Randell
J_LLLJ� l@� i
SUBJECT: H-2025-0001
Hyperbaric Oxygen Clinic of Idaho
~ r-
LOCATION: Located at 135 S. Touchmark Way in the
north 1/4 of Section 16, T.3N.,R.IE.
I. PROJECT OVERVIEW
A. Summary
The applicant requests a conditional use permit to construct and operate a 5,500 square foot
medical office on 0.612 acres in the L-O zone,by Aaron Randell.
B. Recommendation
Staff: Approval with conditions.
C. Decision
Commission:
City of Meridian I Department Report 1. Project Overview
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Medical Office -
Existing Zoning L-O VII.A.2
Adopted FLUM Designation MU-C(Mixed Use Community) VII.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date 12/17/2024
Neighborhood Meeting 12/30/2024
Site posting date 2/10/2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District IV.0
• Comments Received Yes -
• Commission Action Required No -
• Access Private Drive Aisle -
• Traffic Level of Service No -
Meridian Public Works Wastewater IV.B
• Distance to Mainline Available at site
• Impacts or Concerns None
Meridian Public Works Water
• Distance to Mainline Available at site
• Impacts or Concerns None
Note: See section IV. City/Agency Comments & Conditions for comments received or see public record.
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
This property is designated as Mixed-Use Community(MU-C)on the Future Land Use Map
(FLUM). The proposed use for office buildings is consistent with prior approvals and the
comprehensive plan for the MU-C designation.
The subject site is among several commercially zoned properties surrounding the corner of S.
Touchmark Way and E. Franklin Road. The proposed medical office building aligns with the
desired uses specified within the Mixed-Use Community designation. In conjunction with the
existing office buildings,proposed future residential, and existing residential the proposed use
satisfies the mix of uses desired in the MU-C designation.
Table 4: Proiect Overview
Description Details
History AZ-05-022;PP-05-054;CUP-05-050
Acreage 0.612 acres
B. History
The subject property was annexed in May 2001 (Ordinance No. 01.917) and approved a
conditional use permit(CUP-05-050)for the applicant to develop the property into a mixed-use
retirement community consisting of residential dwellings,medical offices,commercial/retail
businesses, and a senior community center. The CUP requires all lots within the scope of the
permit to receive detailed CUP approval prior to developing the property.
C. Site Development and Use Analysis
1. Proposed Use Analysis (UDC 11-2):
The proposed use of a medical office aligns well with the Mixed-Use Neighborhood(MU-C)
future land use designation,which supports a blend of residential,commercial,and
recreational uses. Office buildings are typically principally permitted in the L-O zoning,
however, due to a provision in the CUP from 2005, all properties require detailed CUP
approval.
By offering service options within proximity to both residential areas and existing
commercial developments,this project contributes to the community's overall livability and
sustainability. Specifically, it adheres to Policy 3.06.02B,which encourages and supports
mixed-use areas that provide the benefits of living, shopping, dining, and working nearby,
thereby reducing vehicle trips.
2. Dimensional Standards (UDC 11-2):
Development of the site hall comply with the dimensional standards of the L-O zoning
district in UDC Table 11-2B-3. Staff has reviewed the proposed plans and building elevations
and they comply with the required standards.
D. Design Standards Analysis
1. Landscaping (UDC 11-3B):
i. Parking lot landscaping
Landscaping is required to be provided along all parking areas per the standards listed in
UDC 11-313-8.
City of Meridian I Department Report III. Staff Analysis
ii. Landscape buffers to adjoining uses
Landscaping is required to meet the standards of UDC 11-3B-9. The landscape plan
meets the minimum requirements.
iii. Tree preservation
A Tree Mitigation Plan should be submitted with the Certificate of Zoning Compliance
detailing all existing trees and methods of mitigation outlined by the City Arborist before
any trees are to be removed as set forth in UDC 11-313-1OC.5.
iv. Storm integration
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
2. Parking (UDC 11-3C):
i. Nonresidential parking analysis
A minimum of one(1) off street parking space is required per 500 square feet of gross
floor area. Based on the building square footage being 5,500, 11 parking stalls are
required on the site. A total of 23 parking stalls are provided exceeding the required
parking. However, staff would like to note that there will be three(3)tenant spaces in the
proposed building with all of them sharing the parking stalls. Future tenants will have
parking analyzed prior to certificate of occupancy.
ii. Bicycle parking analysis
A minimum of one(1)bicycle parking space must be provided for every 25 vehicle
spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to
comply with the location and design standards listed in UDC 11-3C-5C. Bicycle parking
is depicted on the plans submitted with this application that meet the requirements.
3. Building Elevations (Comp Plan,Architectural Standards Manual):
Goal 2.09.03A of the Comprehensive Plan highlights establishing distinct, engaging identities
within commercial and mixed-use enters through design standards to integrate commercial,
multifamily,and parking areas with existing neighborhoods. In response,the developer has
submitted conceptual building elevations for the proposed structure as shown in Section
VII.C. Building materials consist of stucco,horizontal metal trim reveals, stained wood
columns,anodized aluminum windows, and glazing.
The final design is required to comply with the Architectural Standards Manual for
Commercial Design Guidelines.
E. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Goal 6.01.0213 emphasizes reducing the number of access points onto arterial streets by
utilizing strategies such as cross-access agreements, access management, and the creation of
frontage and backage roads,while also improving connectivity between local and collector
streets. The site plan features two access points via a private drive aisle located on the
western part of the site. This private drive aisle connects to S. Touchmark Way and E. Louise
Drive(collector streets).
2. Sidewalks (UDC 11-3A-17):
The proposed plan includes a pedestrian walkway from the main sidewalk on the north side
of the buildings connecting to the front of the building. Pedestrians will be required to cross
drive aisle surfaces to connect with the building so delineation from the drive aisle is
required. The site/landscape plan submitted both reflect compliance with this standard.
City of Meridian I Department Report III. Staff Analysis
F. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided as set forth in UDC 1I-
3A-15.
2. Storm Drainage (UDC 11-3A-18):
Storm drainage is required to comply with the standards listed in UDC 11-3A-18.
3. Utilities (Comp Plan, UDC 11-3A-21):
Both the Plan and the UDC establish policy and regulations for extending and connecting to
City utilities. Goal 3.03.03G of the Plan mandates urban infrastructure be provided for all
new developments,including curb and gutter, sidewalks,water and sewer utilities.All
utilities for the proposed development are required to be installed in accord with the standards
listed in UDC 11-3A-21.
1V. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. Future development of this site shall comply with the previous conditions of approval and
terms of AZ-05-022; PP-05-054; CUP-05-050; and FP-06-012 and the conditions contained
herein.
2. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of
zoning compliance application as follows:
- Align the proposed 5-foot sidewalk along the north private access drive with the property
to the west.
- Comply with the parking and landscaping standards listed in UDC 11-313-8 and UDC 11-
3C-5.
3. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved for the proposed use prior to submittal of a building permit application. The design
of the site and structure shall comply with the standards listed in UDC 11-3A-19;the design
standards listed in the Architectural Standards Manual and with the Development Agreement.
4. In accord with UDC 11-3A-3,the applicant shall construct driveway stubs to the southeastern
property(shown on plan) and record a cross-access/ingress-egress easement granted to the
property to the southeast(Parcel#R8509140120). Copies of the recorded easements shall be
submitted with the Building permit application for the proposed use.
5. The conditional use permit is valid for a maximum period of two (2)years unless otherwise
approved by the City. During this time,the Applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval,and acquire building permits and commence construction of permanent footings or
structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be
requested asset forth in UDC 11-5B-6F.
City of Meridian I Department Report IV. City/Agency Comments &Conditions
B. Meridian Public Works
watt wwater
• 17611arkaeti�3ewer malla&art slte
Serww3m
• Sewer Shed
• EsumatedRu)ect Seeappllcatlan
Sewer kRY5
• WHM Oecl1n1%
L9alarim
Project unskste-nt Yes
with WW Master
Planflacllltp Plan
s Irn cftimncerna see Pubk Walks siwspeedic[on&uans
Mber
+ okAarkoeta water water Available at Site
vices
• PresaureLone
Estimated Project seearppllcatlan
Waterll:Wfs
• Waterqu,alrty bane
• ProjectConsatent Yes
with Water Matter
Plan
ImpaoLVConcerns Hone-
NUN-PLAT"INDl'1'IONS
hmuc WurrxsDErAK1-mhr4-r
She Spetldk f.'o*Mdm s of Approval
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Ceaeml roodidaas of Jppraval
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lkliarLmcnt.
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urai iu Lir and ILnruglr this dcvcJupmcot. Apl46:*utmay beeligiMa fur a rLnrnlrurxcrucnl
agnxrncnl for iufrml.ruclun_rulunmrxalper MCC 2-&&
City of Meridian I Department Report IV. City/Agency Comments &Conditions
J. Th<appLicmil slulll pnavidr La Eiiicn[{s)fur AL pubLiv watcrlx wur lnains Lx iNkic of public righ[of
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cr ing w Lying a4 it alld nlOIMEIM]ux ua dK arua lxiug subdividlal sWl 6L zdAnoraA per
U DC 1 I-M-6. In pxafirrmiug such wtu k,16u algrlleaid shall cumpLy with IdOliil[".oil 42-1207
Mid Ong UthLr a3rpli-a&U law or rL:Vdalnnl.
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UK hmrricmis willi 1}isabih6us ALA midihr Far klvwu ag Ad.
12. ApnLicani shall he rcxplliosibk for apphm[urii mill cumpI]mLOL w&;iiLay SLutim 4(W I'cnuildibg
d opt rimy hr rcyurrl-A by[hL Anuy Corps of hngirrcL�.
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Of 4KxLupaiicy]s issued for any sLruL7urcx within th<pfyecL
17. Al lbe cunipletion of Ibe 13n*x t,LJ1L appliauil Aull fie rr:.wlx+iuihk UP suhmil nx lid drawings prtr
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priario that iKNwkDM ufactAfivliim of urxuprdilcy fair any sLrucLLLrLa widiiu 0ie pngLuL.
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of t11%of floe luud c4m-d Llstim cusL for all in Anopk[c scwrr,waltz mid rnrx mfradructusc
priorlu final pLinig Amin.This sumiy will 6e vcrifirod by a 11ric iLL"rl Sand L�linratc fimvi nd by
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20 of Elie Loud uinsLnrL[ioucus[for all LunrpIL:6A%Lzrcr,wafer and rcuw<infmwLnu bLLre for
duraluul of Lwta y=N-Tha xuray will h<vrrifwd by a lin<itLnL ctkw[L Uiimlc PnavidnJ 6y the
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rimpn:iuforrriaLiun A 997-2211-
City of Meridian Department Report IV. City/Agency Comments &Conditions
C. Ada County Highway District(ACHD)
Miranda rivld,OF9sldvrrt
ACHDKent Goldthorpe,Camrryeelarwr
Dave Mc K+nney,CamrrAudanrr
,Vf & Patricia NilssarLC�mrri1NOM1Or
,January 21.2025
To; Aaron Randell,via email
JOT Architecture
1212 12L�Avenue South
Nampa, ID 83651
Subject' MER25-000911-1-2025-0001
136 S Tou#rmark Way
Hyperbarlo Oxygen Clinic of Idaho
The Ada County Highway district (ACHD) has reviewed the submitted application for the application
referenced above and has determined that More are no improvements required to the adjacent slreot(s}.
The applicant shall be required to;
1. Pay a traffic impact fee,if applicable. For any questions regarding the traffic impact fee please Contact
ACHa-s Impact Fee Administrator at imaactfees achdidaho.org__
2. If applicable,a traffic impact fee shall be assessed by ACHD and will be due prior to the issuance of
a building permit by the lead agency_ This is a separate review process and it is the applicanrs
responsibility to submit plans directly to ACHD_
3, Payment can be accepted over the phone by calling (208)387-6170 or can be senti delivered to the
following address;
Ada County Highway District
Attn: Development Services
1301 N Orchard St,Suite 2,00
Boise, If)W706
* Reference the file number above when making the payment-
* Please note'
o Fees are subject to change If not paid prlar to October V
o AI I care}payments are Subject to 8 3%processing fee
o All a-check payments are subject to a$1.50 processing fee
4. $Ubmit a driveway appfoaeh request for any prpposed driveways. Driveway approach permits can
be found at;
https:lfwww_achdidaho.orgihomelshowpu bl isheddocumeno88163824596571 1600460
0, Cornpiy with all ACHD Policies and ACHD Standard Condilions of Approval for any improvements or
work in the right-of-way.
6. Dbtain a permit for any work in the right-of-way prior to the construction,repair,or installation of any
roadway improvements(curb,gutter, sidewalk, pavement widening,driveways,culverts,elc_).
City of Meridian Department Report IV. City/Agency Comments &Conditions
Standard Conditions of Appr*val
1, All proposed irrigation fadllties shall be located outside of the ACHD right-of-way (Including all
easements). Any existiN irrigation facilities shall be relocated outside of the ACHD right-Of-way
(including all easements).
2. Private UGlitles including sewer or water systems are prohibited fron being located wlthln the
ACHD right-of-way,
3. In accordance with district policy, 7203.3,the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Public Rlghl-of-Way
Accessibilily Guidelines (PROWAG) requirements, The a licanl's engineer sl uld id
documentation of compliance to District Develooment Review staff for review.
4. Replace any existing damaged curb, Gutter and sidewalk and any that may be damaged during
the construction of the proposed development. Contact Construction Services at 2D8-387-6280
(with file number)for details.
S. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas-
6. All utility relocalion costs associated with Improving street fronlages abutting the silo shall be
borne by the develOOF.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way- The
applicant at no case to ACHD shall repaiF existing utilities damaged bylhe applicant- The applicant
shall be required to call DIOLINE (1-811-342-1585) at least two full business days prior to
breaking ground wlthlo ACHD right-of-way, The applicant shall contact ACHD Traffic Operailons
387-6190 in the event any ACHD conduits(spare-or filled)are compromised during any phaee of
construclian.
a. Utility street cuts in pavement lass than Five years old are not allowed unless approved In writing
by the District. Contact the District's Utlllty Coordinator at 208-387-6258(wilh flle numbers) for
details,
R. All design and construction shall be in accordance with the ACHD Policy Manual, I PWC
Standards and approved supplPrnents, Construction Services pr000dures and all applicable
ACHD Standards unless spmificaIly waived herein. An engineer registered in the State of Idaho
shell prepare and certify all improvement plans,
10- Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy-
11. 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 ACHa. The burden shall be upon the applicant to obtain written confirmation of
any change from AQHD.
1 L If the site plan or use should change in the future,ACHD Planning (Review will review the 41te plan
and may require additional improvements to the transportation system at that time. Any change
in the planned use of the property which is the subject of this application, shall require the
applicant to oomply with ACHD Policy and Standard Qonditns of Approval in place at that time
unless a waiverivariance of the requirements or Other legal relief iS granted by the ACHE]
Commission.
V. FINDINGS
A. Conditional Use(UDC 11-5B-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
Staff finds the site is large enough to accommodate the proposed use and meets all
dimensional and development regulations of the L-O zoning district.
City of Meridian I Department Report V. Findings
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Stafffinds the proposed office use will be harmonious with the Comprehensive Plan and is
consistent with applicable UDC standards with the conditions noted in Section IV of this
report.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
Stafffinds the design, construction, operation and maintenance of the proposed use should be
compatible with other uses in the general neighborhood, with the existing and intended
character of the vicinity and will not adversely change the essential character of the area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Stafffinds the proposed use will not adversely affect other properties in the vicinity if it
complies with the conditions in Section IV of this report.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools,parks,police and fire protection, drainage structures,
refuse disposal,water,and sewer.
Stafffinds the proposed use will be served by essential public facilities and services as
required.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
Stafffinds the proposed use will not create additional costs for public facilities and services
and will not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes,materials, equipment and
conditions of operation that will be detrimental to any persons,property or the general
welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Stafffinds the proposed use will not be detrimental to any persons,property or the general
welfare by the reasons noted above.
8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or
historic feature considered to be of major importance.
Stafffinds the proposed use will not result in the destruction, loss or damage of any such
features.
9. Additional findings for the alteration or extension of a nonconforming use:
This finding is not applicable.
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
11. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
City of Meridian I Department Report V. Findings
VI. ACTION
A. Staff:
Staff recommends approval of the proposed CUP application and finds it in conformance with the
Comprehensive Plan,UDC with the conditions included in Section IV. and Findings in V.
B. Commission:
Pending
City of Meridian I Department Report VI. Action
ProjectVII. EXHIBITS
A.
to Project Overview)
1. Aerial
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3. Future Land Use
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City Limits
Planned Parcels
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of Meridian /. // Exhibits
B. Subject Site Photos
City of Meridian I Department Report VII. Exhibits
C. Service Accessibility Report
Description
Location In City Limits REEK
Wr
Extension Sewer Trunkshed mains � 500 ft.from parcel GREEN
Floodplain Either not within the 100 yr floodplain or a� e4 GREEN
Emergency Services Fire Response time < 5 min. GREEN
Emergency Services Police Meets response time goals most of the time GREEN
Pathways Within 1/4 mile of current pathways GREEN
Transit Within 1/4 mile of future transit route YELLOW
Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN
plan) matches existing (# of lanes)
School Walking Proximity Within 1/2 mile walking GREEN
Either a High School or College within 2 miles OR a
School Drivability Middle or Elementary School within 1 mile di-',..yin--; GREEN
(existing or future)
Park alkability No park within walking distance by park type RED
City of Meridian I Department Report VII. Exhibits
D. Site Plan (date: 11/12/2024)
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City of Meridian Department Report VII. Exhibits
E. Landscape Plan(date: 10/11/2024)
LANDSCAPE NOTES: o --..................................
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PLANT SCHEDULE
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City of Meridian Department Report VII. Exhibits
F. Building Elevations (date: 11/12/2024)
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City of Meridian Department Report VII. Exhibits