HomeMy WebLinkAboutMontvue Medical Clinic AZ03-04March 3, 2003
COMMENTS
MERIDIAN PLANNING & ZONING MEETING March d, 2003
APPLICANT Pinnacle Engineers, Ir1C. ITEM NO. ~Z
REQUEST Public Hearing -Request for annexation and zoning of 1.37 acres from R-1 to L-O zones
for Montvue Medical Clinic - 360 East Montvue Drive
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: ~ (~~ ~(~
See attached Staff Comments
~ I'h vVl.~~~ j
See attached Comments
"Ok tnrith Meridian Water Department'
"No Comments" G~, j
AZ 03-004
See attached Comments
See attached Comments
"We have No ObJecffons to this Proposal"
No Comment
Date:
Phone:
Materials presented al~ybdc meetings shill become properly ~ the City of Meridian.
HUB OF TREASURE VALLEY LEGAL, DEPARTMENT
MAYOR A Good Place to Live (208) 288-2499 . Fax 288-2501
Raheft D. Come CITY OF MERIDIAN PUBLIC WGRK3
CITY COUNCIL MEMBERS 33.F,AST IDAHO BUILDING DEPARTMENT
(208) 898-5400 ~ Fax 887-1297
Tammy deWeerd MERIDIAN, IDAHO 83642
Ke@h B'vd
B
(
) PLANNING AND ZONING
DEPARTMENT
Cherie McCandless etk Office Fax (208) 888-0218
Cl
City (208) 884-5533 • FAX 888-6854
William L.M. Nary
Mazch 6, 2003
MEMORANDUM:
To: Mayor, City Council and Planning & Zoning Commission RECEIVED
From: David McKinnon, Planner II , ~ MAR 0 3 2003
Senior Engineering Tec
Bruce Freckleton
h
, City Of Meridian
City Clerk Office
Re: Monriue Medical Center
• Annexation and Zoning of 1.37 Acres, Located at 3 60 E. Momvue Drive,
from R-1 (Ada County) to L-O (Limited Office) for Use as a Medical Clinic,
by Pirmacle Engineers, Inc. (File No. A2-03-00~.
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
,dLPPLICATIONS SiIMNLARY
The applicant, Pinnacle Engineers, have applied for the annexation and zoning of 1.36 acres of
land located at 360 E. Montvue Drive with the irnern of constructing a medical office on the
property in the near future. The subject property is currently zoned R-1 in Ada County, allowing
the property to be used residernially, with up to one (1) home per acre. The applicant has request
an L-0 zoning designation for the property upon annexation in order to accommodate their
cliern's wishes to build a medical clinic as a permitted use in the future.
The applicant has submitted a site plan for the site indicating the location of the future office
building, parking and landscaping. The applicant has provided this information to help illustrate
how the project will connect the existing Montvue Subdivision street system to the private road
.system within the St. Luke's Development.
The primary access to the proposed medical office will be off a new private road (running east-
west) connecting E. Montwe Drive with the existing private driveway located on the north side
of the St. Luke's Complex. The existing private drive has access to a stoplight on Eagle Road,
and the new private street would provide access to this traffic light for the homeowners within
Montwe Subdivision. The applicant is involved in negotiations between the Montvue Home
Owners Association and St. Luke's to allow the new private road connection to the existing St.
Luke's private road.
Planning & Zoning Commission/Mayor & City Council
March 6, 2003
Page 2
The subject property is currently being used as a single family residence. The existing home will
be removed in order to accommodate the future office building. The Comprehensive Plan's
Future Land Use Map designates the property as "Commercial".
The legal description for annexation and zoning appears to describe the subject property, and
complies with the requirements of the State Tax Commission and City of Meridian.
LOCATION
The property is located approximately '/e of a mile south of Franklin, and just less than '/a of a
mile east of Eagle Road.
SURROUNDING PROPERTIES
North: Several one (1+) acre residential lots, zoned R-1 (Ada County)
West: Several one (1+) acre residential lots, zoned R-1 (Ada County)
East: Meadow Creek Senior Planned Development, zoned L-0
South: St. Luke's Medical Complex, zoned L-O
OWNER OF RECORD
The property owner of record is Patricia Ruyf and she has provided notarized consent for
submission of these applications.
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, bas there been an application for a
Comprehenaive Plan amendment;
The Comprehensive Plan depicts the subject property as "Commercial" on the
Future Land Use Map, allowing the applicant to request an L-O (Limited Office)
zoning designation and remain in compliance with the Comprehensive Plan. Staff
finds that the requested medical office use is in compliance with the adopted
Comprehensive Plan.
li. Is the area included in the zoning amendment intended to be rezoned in the
future;
Planning & Zoning Commission/Mayor & City Council
March 6, 2003
Page 3
Staff does not anticipate that the applicant intends to rezone the subject property
again in the future.
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 turning into a commercial area by means of conditional use
permits;
Staff finds that the proposed medical office/clinic will be allowed as a permitted
use within the requested L-O zone.
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 recently approved (8/02) Comprehensive Plan depicts the entire Montvue
Subdivision as future commercial land. Many of the home owners within the
Montvue Subdivision testified at public hearings for the Comprehensive Plan that
they wanted a commercial designation for the entire subdivision and the City
agreed with them.
Montvue Subdivision has only one (1) point of ingress and egress, located on
Eagle Road, approximately 320' south of Franklin. This entrance into the
subdivision is not easily accessible to vehicles traveling south on Eagle Road due
to the high number of vehicles that stack up at the Franklin and Eagle intersection.
Additionally, it is very difficult to make a left hand turn out of the subdivision
onto Eagle Road. The proposed annexation would provide a secondary vehicular
connection to Eagle Road from the Momvue Subdivision. The traffic light located
at St. Luke's Drive and Eagle Road will help facilitate traffic movement for the
existing residential and future commercial traffic.
St Luke's and other medical uses are located within the same area and have been
developed or proposed in a similar fashion to the proposed annexation.
Please review the St Luke's private drive history that is provided in the ACRD
report on panes 3 6 for additional mformat~on reaardmg the suiroundmg
developments
E. Will the proposed axes 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 medical use will be designed appropriately to match
with the intended character of the general vicinity. The two story office building
Planning & Zoning Commission/Mayor & City Council
March 6, 2003
Page 4
is differern from the adjacern single family houses; however it is designed to be
harmonious with the St. Luke's buildings on the south side of the subject
property. The proposed change in the existing character of the area is in harmony
with the intended future land use envisioned by the Comprehensive Plan.
F, Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony to determine
whether or not the proposed use will be disturbing or hazardous to the existing or
future neighboring uses.
Staff does not anticipate that the proposed medical office use will be hazardous or
disturbing to future or existing neighbors, as long as the recommended conditions
of approval are complied with.
The proposed private street will connect to a public street (Mornvue Drive) to a
private street (St. Luke's Drive) and will create additional vehicle trips into and
out of the subdivision across the new private street. One by-product of the new
road, whether it is constructed as a private mad or a public road, will be the
possible use of the road for cut-through traffic. In the near future Momvue
Subdivision will connect with the Touchmark Senior Housing Project to the west,
thereby providing access to Franklin Road. The roadway, when complete, will
allow motorists to avoid the Eagle and Franklin intersection by cutting through
the Montvue Subdivision.
The increase in traffic may be disturbing to the homeowners near the subject
property, but the increase of traffic near the subject property will not be a result of
the proposed use, as most motorists will use St. Luke's private drive to access the
subject property and not enter the subdivision. Future commercial uses within
Montvue will have a greater impact on the number of vehicles within the
subdivision.
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;
Staff finds that the property to be annexed can be served adequately by all
essential public facilities and services. Applicant shall be required to extend water
and sanitary sewer mains to and through the proposed development, thereby
making them available to the adjacent properties.
Planning & Zoning Commission/Mayor & City Council
March 6, 2003
Page 5
The Commission and Council should review ACHD and Fire Department
comments concerning this annexation for fiuther information regarding public
services when the property develops.
H, Will not create excessive additional requirements at public cost for public
facilities sod services and will not be detrimental to the economic welfare of
the commnnity;
Staff finds that there will not be excessive additional requirements at public cost
and that the annexation and zoning 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, awoke, fumes, glare or odors;
Staff finds that the proposed annexation and use will not create excessive traffic,
noise or other nuisances that would be detrimental to the genera] welfare of the
surrounding area.
Staff recognizes the fact that traffic will increase on St. Luke's private road and
that is an issue that will need to be worked out between the Neighborhood and the
Hospital. Staff does not anticipate that the traffic generated by the proposed office
use will be detrimental to the public welfare of the city.
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;
Staff finds that the new private street connection between the hospital and the
neighborhood will help to reduce the existing problem of accessing Montvue
Subdivision by providing a secondary access controlled by an intersection. The
access to the office will affect traffic on the existing private street and will impact
the traffic light on Eagle Road. Staff finds that he proposed use will not create
significant interference, but the addition of other commercial uses within the
subdivision may create a burden on the public street system if improvements are
not made to the traffic light and Eagle Road.
Please review ACRD comments concerning vehicular approaches and traffic
generation.
K, Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Planning & Zoning Commission/Mayor & City Council
March 6, 2003
Page 6
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approving the annexation and re-zone. 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. 592,11-17-1992)?
Staff finds that the annexation of this property would be in the best interest of the
City.
ADDTTIONAL CONSIDERATIONS
Private Road: The applicant has requested the road/driveway connecting the subdivision and the
hospital be approved as a private road with a side walk on one side. Staff does not object to the
private road request to connect to the existing private road and ACRD would prefer that the
roadway be built as a private road (please see the ACHD's report). Furthermore staff does not
object to the placement of a sidewalk on only one side of the private road based on the fact that
there is an existing row of eleven junipers that will provide a buffer to the residential property to
the west that would need to be removed to acwmmodate a sidewalk on the west side.
A cross access agreement will need to be recorded to allow vehicular traffic from Montvue
Subdivision to utilize the new private road.
Montvue and St Luke's Access Agreement: Currently there is no agreement between St. Luke's
and the Montvue Subdivision (or the applicant) to allow access from the Montvue Subdivision
onto St. Luke's private drive. There are on going negotiations between the two parties, but as of
February 25, 2003, a signed agreement has not been recorded.
ANNEXATION AND ZONING CONDTTIONS OF APPROVAL
1. 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.
2. All future development or redevelopment of the subject property shall be in accordance with
City of Meridian ordinances in effect at the time of development. A CZC shall be required
from the City prior to re-developmern of the subject property to a use permitted within the L-
Ozone. All other uses of the property may be allowed only upon approval of a conditional
use permit.
3. A Development Agreement shall be required for this annexation and shall address, among
other things, the construction of the proposed private road; which shall be built to public road
(ACRD) standards, with the excepkion of requiring the sidewalk on the east side of the road
only, requiring a cross access easement to be recorded for the private road to allow
unrestricted access to the new private street for the current and future occupants of Montvue
Planning & Zoning Commission/Mayor & City Council
Mareh 6, 2003
Page 7
Subdivision, and to allow medical/professional office uses of the property as a permitted use,
with all other uses, other than those uses permitted within the L-O zone, being subject to a
conditional use permit. The Development Agreement should also address existence of the
agreement between St. Luke's and Montvue Subdivision or applicant, if the agreement limits
on the number of vehicle trips that will be allowed onto St. Luke's Private Drive.
4. The applicant shall be required to construct sanitary sewer and water mains in the private
road to comply with the "to and through" policy of the City of Meridian. Proper easements
will be required over the utility locations.
RECOMMENDATION
The proposed annexation is viewed positively by staff; however there is no agreement in place
between Montvue Subdivision and St. Luke's to allow access to the St: Luke's private driveway.
Staff does not feel comfortable with recommending approval of this project if this access cannot
be agreed upon. Without an agreement in place the only acceas to the subject property will be
through Morrtwe Subdivision's single point of access on Eagle Road. If the property is
developed without the access it would bring a high volume of traffic into a residential
subdivision and create additional congestion near the entrance of the subdivision. Therefore,
staff recommends continuing the public hearing until an agreement has been signed by both St.
Luke's and representatives of the Montvue Subdivision or the applicant.
MAYOR
RoeERrD. CORR@
COLINCR MEMBERS
WILLIAM L.M. Naxv
KaIrxBEtD
TAMMY DB WEaRD
CHER>EMcCANDLass
RuRAC Fina COMM[SSIONBRS
RICHARD GREENa
TERRY LEIGHTON
STEVE ELLIOTT
1
LRY OF -- -.y
eri~iarn `~~
Ionrlo M
~ -n,~ ,~. v ~`
It€4
KEN W. BOWERS
DEPOTY CHIEP - FIlZE PREVaNrION'
JOSEPH SH.VA
DaPDTYCxmP-TxwmnNc
BRL JorwsoN
540 Eas[ Franklin Road
Meridian, ID 83642
(208)888-1234
Fax (208) 895-0390
MERIDIAN CITY/RURAL FIRE DEPARTMENT
February 20, 2203 T T ~y Ty TT m
FEB 2 E i~i~3
T0: Meridian Planning & Zoning Commission City Of 1Vleridian
City Clerk Office
FROM: Joseph Silva, Deputy Chief, Fire Preve~ion
SUBJECT: Montvue Medical Clinic AZ 03-004
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. Provide afire-flow per the Uniform Fire Code Appendix III-A to service the
project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC
Appendix III-A
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Departmerlt.
3. All roads shall have a turning radius of 28' inside and 48' outside.
4. All access roads within the project shall have a clear driving surface with a
minimum width of 20' available at all times. UFC 902.2.2.1
5. Operational fire hydrams and temporary or permanent street signs are
required before combustible constnrction begins. UFC 901.4.2 & 901.3
b. We would request that tbP private road be given a name and the property
addressed off of that street:
7. Provide a vertical clearance of 13'6" in drive thru areas.
Sheny R. Huber, Presiaem
Susan S. Eastlake, 1st Vice President
Dave Bivens, 2nd Vice President
David E. Wynkoop, Commissioner
John S. Franden, Commissioner
February 24, 2003
TO: Pinnacle Engineers, Inc.
C/O Clint Boyle
12552 W. Executive Dr., Ste. B
Boise, ID 83713
FROM: Craig Hood
Senior Development Analyst
Planning & Development
SUBJECT: MAZ03-004
Rezone
360 E. Montvue Drive
RECEIVED
FEB 2 7 2003
Citq of Meridian
City Clerk Office
On February 18, 2003 the Ada County Highway District Commission acted on your application for the above
referenced project. The attached staff report lists conditions of approval and street improvements, which are
required.
If you have any questions, please feel free to contact staff at (208) 387-6170.
Cc: Planning & Development/chron/pmject file
City of Meridian
Construction Services
318 East 37th Street
Ganlen City ID 83774-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus@ACHD.ada.id.us
Ada County Highway District
Drainage
Patricia Ruyf, 360 E. Montvue Drive, Meridian, ID 83642
Ada County Highway District
& Development Department
Planning Neview Division
This application requires Commission action because of traffic concerns in the area. This item was heard on
February 19, 2003 at 12:00 pm (noon): Tech Review for this item was held with the applicant on
February 7, 2003. Please refer to Attachment 2 for reconsideration guidelines. Staff contact: Craig Hood,
387-6174, chood achd.ada.id.us ~'t-r
File Number: MAZ03-004, Annexation and Rezone
Site address: 360 E. Montvue Drive, Meridian
Applicant: Pinnacle Engineers; Inc.
C/O Clint Boyle
12552 W. Executive Drive, Ste. B
Boise, ID 83713
Owner: Patricia Ruyf
360 E. Montvue Drive
Meridian, ID 83642.
Application Information
The applicant is requesting annexation approval from the City of Meridian to annex and rezone 1.37-acres
from R-1 (County) to L-O. The site is located on the south side of Montvue Drive, just east of Eagle Road in
Meridian.
Acreage:
Current Zoning:
Proposed Zoning:
Proposed buildable lots:
Vicinity Man
1.37-acres
R-1 (Rural, Low Density)
L-O (Limited Office)
1 (existing)
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 452 additional vehicle trips per day (10
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit for this site. The assessed impact fee will be based on the impact fee ordinance that is effect
at that time.
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. Site Information: There is currently asingle-family home on the site that will be demolished.
5. Description of Adjacent Surrounding Area:
a. North: Single-family homes (Montvue Park)
b. South: St. Luke's Medical Center
c. East: Approved Touchmark Subdivision (mixed-use development)
d. West: Single-family homes (Montvue Park)
6. Impacted Roadways:
Montvue Drive:
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
Nearest intersection:
Eagle Road:
Frontage:
Functional Street Classifigtion:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
Franklin Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
135-feet
Local
No current count available
20 MPH
Eagle Road, an uncontrolled intersection
Nane
Principal Arterial
42,307 south of Franklin Road on 2-20-02
Exceeds LOS "E° (37,000 VTD)
50 MPH
Franklin Road, a signalized intersection
None
Principal Arterial
15,018 east of Eagle Road on 2-20-02
LOS "E°
35 MPH
Eagle Road, a signalized intersection
7. Roadway Improvements Adjacent To and Near the Site
Montvue Drive is currently improved with 2-lanes (approximately 25-feet of pavement) with no curb,
gutter or sidewalk.
8. Existing Right-of-Way
There is currently 40-feet of right-of-way (20-feet from centerline) far Montvue Drive abutting the site.
2
9. Existing Access to the Site
Access to this site is currently provided from Montvue Drive via a 35-foot wide paved driveway
located near the site's north property line.
10. Site History
ACRD has not reviewed this site in the recent past.
11. Five Year Work Program
Franklin Road, from Eagle Road to Meridian Road, is currently in the Five Year Work Program for
roadway improvements in 2004. Franklin Road, from Eagle Road to Cloverdale Road, is in the Five
Year Work Program for roadway improvements in 2007.
12. Other Development in prea/Miscellaneous
Development in the An:a:
• On April 10, 1996, the Commission approved Porkey Park Subdivision, a 19-lot industrial/commercial
subdivision on 64-acres located at the northeast corner of Franklin Road and Eagle Road. That
development was estimated to generate 8,000 additional vehicle trips per day. As a condition of
approval the applicant was required to construct a public street (Kentfield Way) approximately one-
third of a mile east of Eagle Road. The development has not been completed and this road is not yet
available for use. The Kenttield Way/Franklin Road intersection is scheduled for signalization in the
future.
• On July 1, 1998, the Commission reviewed MSPR-10-98, a proposal to construct a 100,000-square
foot home furnishings showroom and a 50,000-foot warehouse for furniture. That development was
estimated to generate 1,700 additional vehicle trips per day. As a condition of approval the applicant
was required to construct anorth/south public street, Gaudians Avenue, on the north side of Franklin
Road abutting their east property line. Gaudians Avenue connects with Lanark Street north of
Franklin Road and forms a loop.
• On September 23, 1998, the Commission reviewed MCU-17-98, a request for conditional use
approval for an 848,000-square foot retail shopping center. The 74.74-acre site is located at the
southeast corner of Eagle Road and Fairview Avenue in Meridian. That development was estimated
to generate 26,950-additional vehicle trips per day, and was required to make major modifications to
three intersections (Eagle Rcad/Fairview Avenue, Eagle Road/Pine Avenue, Fairview
Avenue/Records Drive).
• On December 30, 1998, the Commission reviewed MCU-43-97/MA-13-97, a request for conditional
use approval to construct a 5,000-square foot Idaho Power Credit Union with adrive-thru window, a
5,359-square foot convenience store/fast food restaurant with adrive-thru window, and an 854-
square foot carwash facility. The 4.13-acre site is located on the northwest corner of Magic View
Drive and Eagle Road approximately 720-feet north of I-84. This development was estimated to
generate 7,500 additional vehicle trips per day based on the Institute of Transportation Engineers Trip
Generation manual. As part of this action, the Commission determined that development of the area
west of Eagle Road would constitute an extraordinary impact and imposed an overlay impact fee on
all developments in the Magic View Subdivision.
• On January 27, 1999, the Commission reviewed Midvalley Business Park, a 5-lot commercial
subdivision, along with a request for a conditional use to construct a 24,560-square foot office.
building. The 5.4-acre site is located at the southwest corner of Magic View Drive and Allen Street,
approximately 500-feet west of Eagle Road. That development was estimated to generate 918
additional vehicle trips per day. This application was approved subject to the overlay impact fee
imposed by the Commission on December 30, 1998 as part of the action on MCU-43-97/MA-13-97.
• On January 27, 1999, the Commission reviewed MCU-14-98/MA-3-98, a conditional use requesting
approval for to construct a 60-unit motel. The 1.66-acre site is located at the northwest corner of
3
Eagle Road and I-84, also on the south side on Gentry Way and the east side of Allen Street. That
development was estimated to generate 282 additional vehicle trips per day.
On July 28, 1999, the Commission reviewed MCUP99-24/MAZ99-14, a request for conditional use
approval to construct a 60,000-square foot medical office building. The applicant requested
annexation from Ada County to the City of Meridian and a rezone from RT to CG. The 4.34-acre site
is located on the west side of Allen Street west of Eagle Road, and approximately 700-feet south of
Magic View Drive. This development was estimated to generate approximately 1,200 additional
vehicle trips per day.
On July 28, 1999, the Commission reviewed MAZ-99-008/MCUP99-0026, a request for conditional
use approval fora 32,000-square foot office building. The 3.77-acre site is located at the northwest
corner of Eagle Road and I-84, north of Gentry Way and east of Allen Street. This development was
estimated to generate approximately 1,120 additional vehicle trips per day. This application was
approved subject to the overlay impact fee imposed by the Commission on December 30, 1998 as
part of the action on MCU-43-97/MA-13-97.
On August 11, 1999, the Commission reviewed MCUP99-23, a request for conditional use approval
for phase three of the St. Luke's Medical center (see St. Luke's Driveway below). That 37.5-acre site
is located at the northeast corner of I-84 and Eagle Road, adjacent to the subject site's southern
boundary. The total square footage of phases one thru three is 450,600-square feet, which was
estimated to generate a total of 5,200 vehicle trips per day. A further indicator of the rapidity of
growth in this area is that St. Luke's did not anticipate the construction of this phase for several more
years, according to their staff.
On November 17, 1999, the Commission reviewed Woodbridge Subdivision, which is a 283-lot
residential subdivision on 80.83-acres, located east of Locust Grove Road approximately'/< of a mile
south of Franklin Road. The development was estimated to generate 2,871 additional vehicle trips
per day.
On January 5, 2000, the Commission reviewed Touchmark Living Center, a 19-lot mixed-use
subdivision consisting of 8 residential lots, assisted care facilities, commercial and office space. The
113-acre site is located on the south side of Franklin Road approximately'/< of a mile east of Eagle
Road. This development was estimated to generate 9,024 additional vehicle trips per day. Two street
connections to Franklin Road, located at 1/3 mile intervals were approved with this application. These
intersections aligned with previously established intersection locations. A public stub street was
constructed on the east side of Montvue Subdivision with this development. This stub was
constructed with the thought that Montvue Subdivision would redevelop into non-residential uses in
the future and needed better access to Franklin Road. The stub street is approximately 250-feet north
of the subject parcel. A private street connection between the Touchmark site and St. Luke's site was
constructed with the development.
On November 29, 2000, the Commission reviewed MCUP00-049, a request for conditional use
approval to construct a 5,260-square foot bank with drive-thru window. The 0.95-acre site is located
on the west side of St. Luke's Drive (private)/Allen Street extended, and north of Magic View Drive.
This development was estimated to generate 1,400 additional vehicle trips per day. This application
was approved subject to the overlay impact fee imposed by the Commission on December 30, 1998
as part of the action on MCU-43-97/MA-13-97.
On November 29, 2000, the Commission reviewed MCUP00-053, a request for a conditional use
approval to construct an 87-room hotel within the Midvalley Subdivision. The 2.66-acre site is located
at the northeast corner of Magic View Drive and Allen Street. This development was estimated to
generate 716 additional vehicle trips per day based on the Institute of Transportation Engineers Trip
Generation manual. The Commission previously reviewed and approved this site as MAZ99-
0022/MCUP99-0040, a rezone and conditional use application for an office and restaurant.
In January of 2001, ACHD reviewed an application requesting conditional use approval to construct a
1,743-square foot fast food restaurant with adrive-thru. The 0.97-acre site is located on the
4
northeast corner of Magic View Drive and Allen Street in Boyd Subdivision. This development is
estimated to generate 866 additional vehicle trips per day (0 existing) based on the Institute of
Transportation Engineers Trip Generation Manual.
In August of 2001, ACHD reviewed a preliminary plat fora 3-lot commercial subdivision (Treasure
View Subdivision recorded as Boyd Subdivision) on 2.85-acres. The site is located on the west side
of Eagle Road approximately'/, of a mile south of Franklin Road. This development is estimated to
generate 264 additional vehicle trips per day.
On September 26, 2001, the Commission reviewed Mystery View Subdivision, a preliminary plat for a
3-lot commercial subdivision on 5.21-acres. The site is located on the northwest corner of South
Allen Street and Magic View Drive. This development was estimated to generate 164 additional
vehicle trips per day (1,828 existing) based on the Institute of Transportation Engineers Trip
Generation Manual.
St. Luke's Driveway:
The construction of St. Luke's Regional medical complex has become a major traffic
generator/attracfor. When St. Luke's requested a driveway and traffic signal on Eagle Road, the
requested location was opposite Magic View Drive. District staff collaborated with ITD District 3 staff
to recommend denial of the signal and denial of a full access driveway opposite Magic View on the
basis of its proximity to the 1-84 ramps. St. Luke's was allowed to construct a full access, signalized
driveway at the north boundary of the Sf. Luke's property. The St. Luke's driveway opposite Magic
View Drive was approved as a right-in/right-out driveway.
When the District reviewed the application for the second phase of St. Luke's development, ACRD
staff recommended that the approved signalized driveway be made a public street and extended east
to St. Luke's Property boundary. The basis for this recommendation was the anticipated related
development of the adjoining property and the need for access to a signalized intersection with Eagle
Road. Both St. Luke's and the residents of Montvue Subdivision, a large lot residential subdivision
immediately north of St. Luke's, opposed this recommendation. As a result of that opposition, the
ACHD Commission allowed St. Luke's to proceed with a private driveway. Subsequent to the
Commission action on the second phase, the residents of Montvue Subdivision perceived that their
properly was now more valuable as commercial property than residential and access to SL Luke's
Driveway would be beneficial They asked the District fo require St. Luke's to dedicate the driveway
as a public street a sufficient distance fo allow a full access driveway or street connection between
Monivue Subdivision and Eagle Road. Both the District Commissioners and the Meridian City Council
declined the request. St. Luke's advised District stafl and the Commission that St. Luke's would allow
access to their driveway from Montvue Subdivision for residential uses only and would provide up to
$100,000 to construct a connection. The residents of Montvue Subdivision declined this offer and
attempted to convince both the City of Meridian and ACRD to require St. Luke's to allow unrestricted
access to the driveway. Both the City and ACHD declined this request again. Some residents of
Montvue Subdivision sued the City of Meridian in an attempt to overturn the City's approval of the St.
Luke's expansion.
In 1999, an application was made to develop the 130-acres east of St. Luke's as a retirement
community. St. Luke's was in collaboration with the developer (Touchmark Subdivision) and entered
into an agreement with Touchmark that allowed tretfc to flow back and forth between the two
properties. While reviewing the Touchmark application, the District retained Six Mile Engineering to
evaluate the Franklin Road/Eagle Road intersection and the Franklin Road corridor to identify
improvements that would be needed to accommodate various levels of tre~c volume. Six Mile's
recommendations included added turn lanes to the intersection and added lanes to both the I-84
westbound ramp and Eagle Road from 1-84 to Franklin Road. The report from Six Mile also concluded
that a connection from Touchmark to St. Luke's signalized intersection would defer the need for the
5
improvements to the Franklin Road/ Eagle Road intersection for a short time. The report from Six Mile
also estimated that about 60,150 additional trips in the Eagle Road/Frenklin Road area could be
expected in the next several years as development built out. Staff's report recommended that
Touchmark either construct the improvements to the intersection or obtain an agreement with St.
Luke's to allow access to Eagle Road at St. Luke's signalized intersection. St. Luke's agreed to this
requirement and a development agreement was prepared and entered into between the ACRD and
Touchmark describing the various conditions and requirements imposed by ACRD.
Most if not a!1 of the property in the Montvue Subdivision will ultimately be developed for office or
commercial uses and they need better access to both Franklin Road and Eagle Road. As a part of
the Touchmark conditions, Touchmark constructed a public road to the eastern boundary of Montvue
Subdivision. It is anticipated that this public road will be extended into the Montvue Subdivision and
provide the lots within the development with access to Franklin Road.
B. Findings for Consideration
This application is for a change in zoning. Listed below are some to the policies that
may apply to this site. The following Findings for Consideration are intended to cover
the District policies that will pertain to any development proposal for this site. Upon
the receipt of a development application in the future for this site the District may
include additional Findings of Consideration that may also apply to this site.
Montvue Drive
Right-of-Way
District policy requires 54-feet of right-of-way on industrial/commercial roadways (Figure 72-F1 B).
This right-of-way allows for the construction of a 3-lane roadway with curb, gutter and 5-foot wide
concrete sidewalks. !n accordance with District policy, the applicant should be required fo dedicate an
additional ?-feet of right-of-way for Montvue Drive.
Street Section
District policy 7202.8 and 72-F1B, requires roadways abutting commercial developments to be
constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of
right-of-way.
Roadway Improvements
District policy 7203.4 states that the developer is responsible for improving all street frontages
abutting the site, regardless of whether access is taken to all of the abutting streets. If a proposed
development abuts a paved local street, or streets, the developer shall widen the existing pavement
to one-half the required street width and construct improvements, curb, gutter and sidewalk abutting
the development, unless these improvements already exist. The District requires dedication of
additional right-of-way to accommodate one-half of the required street width according to District
Standards {District policy 7203.4.1). In addition, District policy 7203.6 requires the applicant of a
proposed development to make improvements to existing damaged sidewalk; curb and gutter
construction or replacement; replacement of unused driveways with standard curb, gutter and
sidewalk; installation of pedestrian ramps; pavement repairs; signs; traffic control devises; and other
similar items in order to correct deficiencies or replace deteriorated facilities. In accordance with
District policy, the applicant should be required fo widen Montvue Drive to one-half of a 40-foot street
section and construct curb, gutter and sidewalk abutting the site.
6
2. Access Points
Location
District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways
to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to
near edge).
Width
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type
facilities if located on local streets. In accordance with District policy, any driveways on Montvue Drive
should be constructed to be a maximum of 35-feet.
Construction
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave any driveway(s) abutting public streets to their full width and at least 30-feet into the site beyond
the edge of pavement of the roadway.
3. Private Streets
District. policy 7205.6 requires other jurisdictions in Ada County to establish the requirements for
private streets. The District retains authority and will review the proposed intersection of a private and
public street for compliance with District intersection policies and standards.
4. New Industrial Commercial/Local Streets
District policy 7202.8.3 states that through traffic in industrial and commercial developments is
permitted. However, District policy 7202.8.3 also states that through traffic to or from residential areas
will normally not be allowed. District policy 7202.2.3 states that new developments shall be designed
so as to avoid increasing through traffic on existing local streets, unless those streets have been
previously designed for extension.
Due to the location of Sf. Luke's Drive (a private driveway), abutting the south side of the site,
Montvue Drive should not 6e extended to the south via a public street. If Montvue Drive were
connected to St. Luke's Drive, staff anticipates that additional through traffic would increase in the
existing Montvue Subdivision.
C. Anticipated Site-Specific Conditions
The following conditions are intended to cover the District policies that
will pertain to any development proposal for this site. Upon the receipt of
a development application in the future for this site the District intends to
include the following conditions and may add additional conditions that
may also apply to this site.
Dedicate an additional 7-feet of right-of--way for Montvue Drive abutting the site and widen
Montvue Drive abutting the site to one-half of a 40-foot street section and construct curb,
gutter and sidewalk.
2. Construct any driveways on Montvue Drive a minimum of 50-feet from any intersection. Any
driveways on Montvue Drive should be constructed to be a maximum of 35-feet wide. Pave
any driveway(s) abutting public streets to their full width and at least 30-feet into the site
beyond the edge of pavement of Montvue Drive.
3. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. 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 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact Construction Services at 387-6280 (with file numbers) for details.
5. 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 ACRD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. 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.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance.
9. 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 DIGLINE (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.
10. 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.
11. 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
8
waivedvariance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. 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.
Attachments
1. Vicinity Map
2. Reconsideration Guidelines
9
' ~ Montvue.Office
Vicin
Legend
oZoning Boundaries
Parcels
I \'~
~~
SITE
ST LUKES
L-O
This map is for general planning
~~ ~~ IL1' 300 0 300 ~ purposes only. Pinnacle Engineer
1115.Y~, claims no reponsibility for the
-- -~ ~I~I~I~_ Fee~~~ E accuracy of the information shown
Y Drawn: CB
Engineers, Inc. ,zrao~xoDz
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
Request for Reconsideration
10
FEB-7-2003
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TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
Tainsure that your wmments and rerAmmendatlons will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian Cily Clerk's Office
Attn: Will Berg, Clty Clerk, by: FebrUe 27, 2003
Transmittal Date: January 24, 20.0_3 Hearing Date: March 6, 2003
File No.: AZ 03-004
Request: Annexation and Zoning of 1.37 acres from R-1 to L-0 zones for Montvue
By: Pinnacle Englni
Location of Property or Project:
08:59R FRDrI:Sanitary Services, I208-888-5052
David Zaremba, P!Z (Na VAR, YAC, FP)
Jeny Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, P!Z (NO VAR. VAC, FP)
Michael Rohm, P!Z (No VAR, VAC. FP)
Keith Borup, P2 (NO VAR, VAC, FP)
Robert Came, Mayor
Bill Nary, C!C
Tammy deliVeeld, C/C
Keith 81rd, C/C
Cherie McCandless, C!C
Water Department
Sewer Department
_~Santtary Service (NO VAR, VAC. FPl
Building Department
Meridian School District (NO FP)
Meridian Post Office (FPA'P ony)
Ada County Highway District
Community Planning Assoc.
_ Central District Health
Nampa Mertdlan Img. District
Settlers tmgaiion District
Idaho Power Co. (FP~PP Onry)
U.S. West (FPA~PONy)
Intermountain Gas (FPrPPOnry)
Bureau of Reclamation (FPA~P oNy/
Idaho Transportation Department (NO FP)
Atla CDUnIy (AnnsxaCon Dory)
Your Concise Remarks:
Fire Department 1s „• ,peas Ibcs ~ ~, ,,,, , s-9 ~ ,. /
Police Department -ra
~1?ORdA~.r D2 SYIY ar..sr_::lASTE. fA) .c.ies rs) ry
City Atlamey ~,~q,J ,~„q F_ el •rl r3 1A a••~ ~.~ T,t L/, .1 < o',.r)~y~
City Engineer ~,ua ,~ g ' ~ Aaso ' h f s .ec
1~[An1S rF&_~~
City Planner SobMrhe~. ._ /_as e2Y ~ S L
Parks Oepertment
RECEIVED
FEB - 7 2003
City of Meridian
33 EAST 1DAH0 • MERIDIAN, iDAfIO 83642 City Clerk Office
(?U8) 88t)-aa33 • Fax (208) 887-x813 Ciry Clerk OfTm Foa (208) 388•x218 I luman Resources Fax (20R) 288-1193
FEB 07'03 09:06 208-888-5052 PRGE.14
R~CE~D
PUBLIC HEARING
SIGN-UP SHEET
MAR - 6 2003
CITY OF NwRiI~ L~ ~1
DATE March 6, 2003
PROJECT NUMBER AZ 03-004
PROJECT NAME Montvue Medical Clinic
NAME FOR AGAIyNST
NIV~SI
CI! ~ ~ V