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HomeMy WebLinkAboutSeptember 4, 2003 P & Z CommMeridian Planning and Zoning Commission Meeting September 4, 2003 Page 21 of 96 Zaremba: I'll second it. Borup: Motion and second. Any discussion? All in favor? Any opposed? Thank you. MOTION CARRIED: ALL AYES Item 8. Public Hearing CUP 03-040 Request for a Conditional Use Permit for a Planned Development for shell and core for multi-floor medical office building in an L-O zone for Meadow Lake Village Medical Office by Hummel Architects, P.A. -east of North Eagle Road and south of East Franklin Road: Borup: Thank you. That does conclude the Public Hearing on that project. Item Number 8, Public Hearing CUP 03-040, request for Conditional Use Permit for a Planned Development for shell and care for multi-floor medical office building in an L-O zone for Meadow Lake Village medical office. I'd like to open this hearing at this time and start with the staff report. Siddoway: Thank you, Mr. Chairman, Members of the Commission. The proposed project for the Meadow Lake Village Medical office is in the Meadow Lake Village Project, formerly known as Touchmark, south of Franklin, between there and the freeway, and just east of St. Luke's and -- north and east, I guess. The subject property for the proposed medical office building is just northeast of the existing hospital facility on the St. Luke's property. It is surrounded by Montvue Subdivision on the north and -- sorry. On the west and to the north and east is surrounded by other properties within the Touchmark project. This is a site photo. It's, actually, a few years old now and St. Luke's complex has been expanded from this. We have the proposed Site Plan, which sits the medical office building down in the southwest corner of the site, surrounded by parking and landscaping. The Landscape Plan did not scan very well, but this is a copy of the revised Landscape Plan. We also have the building elevations. I would note that they are proposing a 98,000 square foot medical office building, shell and core. It does have five stories of habitable office space and, then, a -- up on the roof there is a small mechanical penthouse that would house mechanical equipment as well. The project sits on 5.96 acres, just under six acres, and the maximum height of this building, which is the -- probably the main item for discussion tonight, is 85 feet. The L-O zone maximum is 35 feet. They are requesting, through the Planned Development that they have submitted, to be allowed to exceed the building height. For comparison, I have stated what the adjacent St. Luke's Hospital is at 108.67 feet tall. It is one additional story tall. It has six stories of habitable space, plus a seventh for the mechanical equipment at St. Luke's. That gives you a feel for the scale in comparison. Basically, one floor smaller. You should have a recently revised Site Plan. I was able to incorporate it into the staff report. It was dated August 26th -- or stamped into the record on August 26th. The main difference -- there is three main differences between the revised Site Plan that they submitted and the original one that was provided with the application and I'll go over those. The first item is there is a pedestrian walkway in the Meridian Planning and Zoning Commission Meeting September 4, 2003 Page 22 of 96 center of the parking lot that connects to the front of the building. That landscape island was widened from ten feet wide to 14 feet wide, so that they could accommodate planters, in addition to the walkway that would provide trees along it. They gained that extra footage by reducing the adjacent stalls by two feet and staff is in support of that modification. The second change that they made in the revised plan was originally they had shown access to Touchmark Way over here on the east side of the project. They have modified that to take the access from Louise Drive and the third modification is down on the south. They are connecting from their project to the St. Luke's Drive and, originally, this was a wider, less defined space. We had asked them to help define it by extending down and clarifying if the existing curbs along the south portion of that were going to be removed and they did verify that they are to be removed. Their modification of this exactly matches the design of St. Luke's Drive and its current configuration with the center island. There are basically four items in the special considerations for discussion on Page 5. The first, as already noted, is the building height. The second is the stall depth and the permission to reduce those stalls by two feet and staff does support that. Number 3 is the fire lane. Due to the height of the building, the Fire Department has requested that all fire lanes within the project be 26 feet wide to meet new International Fire Code and the proposed Site Plan does meet that requirement. They have been talking with Joe Silva through the process. Then, the last item, Number 4, is cross-access. Since they are proposing to take access on the south to and from St. Luke's Drive, we request that they submit a copy of the recorded cross- access agreement prior to issuance of a certificate of zoning compliance for the project. With that I will stand for any questions. We do recommend approval of the project, as long as the Commission is in favor or finds in favor of those four items. Centers: Mr. Chairman, I had a couple questions and, of course, Steve, you saw the letter from St. Luke's. They are in agreement on using their private drive, so I don't think that's a problem. Siddoway: Right. Centers: Could St. Luke's technically go higher if they wanted, as some hospitals do, they go up? Siddoway: They would have to get approval for it. They got a -- they received approval for the 108.67 feet that they proposed through the Conditional Use process. Centers: Yes. Siddoway: In order to go higher, they would have to get approval. Centers: But technically, it's possible. It's possible. Siddoway: It's possible. It's not just granted as of right, though. Meridian Planning and Zoning Commission Meeting September 4, 20D3 Page 23 of 96 Centers: Right. Page 6, Item 1, we have had this issue before. You're saying 85 feet tall. I think, for the record -- and the applicant should know how we measure that. You mentioned a penthouse where the equipment is. Does the 85 feet include that? Are we measuring from level ground or -- you know, I think we need to define those 85 feet. Does it go to the tip of an antenna that's on top or -- you know. Siddoway: Let's have the applicant address that. I know that the building code has 85 feet as its maximum for the type of construction that they are proposing, so they are going to have to comply with that as well and I think the applicant can speak to that. Centers: Good. Borup: So, you're saying the definition should be in the building code, too Siddoway: Yes. Centers: Okay. That's all I had. Thank you. Borup: Okay. Did -- are the -- the special considerations are not necessarily considered part of the condition of approval; is that correct? Siddoway: That's correct. Borup: Do we have across-access agreement in the conditions of approval? Siddoway: Yes. It's Number 3. It says at the end of -- Borup: I kept skipping over that. Thank you. Any other questions from the Commission? Does the applicant have anything they'd like to add to the presentation? Butler: Thank you, Commissioners and Chairman. I'd like to submit a -- Borup: State your name and address for the record. Butler: My name is Jason Butler with Hummel Architects, 2785 Bogus Basin Road in Boise, representing Touchmark and Meadow Lake Village. Borup: Okay. Thank you. Butler: I'd like to submit for the record --and, Mr. Siddoway, are we able to project -- Siddoway: Yes. Butler: What I have just passed out is the original concept development the plan far the project as a whole. As you know, Meadow Lake Village is approximately 140 acres in its totality. This was recently approved by yourself and the City Council. The project Meridian Planning and Zoning Commission Mee[ing September 4, 2003 Page 24 of 96 site is -- was identified originally as medical ofFce building and this is the location of that. It's approximately within 300 feet of the existing hospital. lt's a five-story building, 85-foot height, does include that mechanical equipment in that penthouse. We are bound by the building code with the construction type and the occupancy type of the building to not exceed that 85 feet and we don't intend to, but just to clarify, that does take into account that parapet height. Centers: Thank you. Butler: If we could go to the rendering, that perspective image. This is a little cleaner than looking straight on at that black and white elevation. This is a recent perspective of the building. It's strictly a medical office building, five stories, and high quality materials. You see on the ground floor is a CMU concrete masonry unit veneer. The second, third and fourth floor are a brick veneer similar to St. Luke's construction. Then, the fifth floor level, the entry element, the stair towers on the ends, is a stucco system. It's a high quality building. Very attractive. If we could go to the architectural site real quick. I wanted to point out that Touchmark Meadow Lake Village does have aself-imposed overage of the city's required 12 parking spaces per island. If you note that there is ten spaces per island. The site is approximately just under six acres with -- including the berm between the existing Montvue Subdivision and our site is about 20 to 22 percent landscaped area. Excluding the berm it's approximately 18 percent landscaped area. If I could submit and we could project, I have got a little bit cleaner copy of the Landscape Plan. That's a bit cleaner and I think your copies are a little easier to read there. The existing -- or the proposed roadway connection to the existing St. Luke's road, as staff had mentioned, the width of that does match up -- the design, the detailing of that does match up with St. Luke's road. You start to see a pedestrian walkway develop across the front of the building that will potentially tie through to the development as it continues. The reduction of the parking stall depth from 19 -- the minimum 19 feet -- the required 19 feet to 17 feet is to enhance that amenity a bit more. We are impacting 40 spaces right in the center of the project. Those spaces are the most readily available or accessible into the front of the building. The tie to Louise versus the original tie that we had indicated when the applicant originally came in, off of Touchmark, just brings you into the center of the site a little bit more as it develops, follows -- if you note on there, it follows the concept development plan a little bit close -- more closely than the other connection would have. I have got some additional photos of the -- of the site if you would like to see those, if it would help clarify, the -- I don't -- Borup: I think we are probably okay, unless any other Commissioners have any questions. Butler: Yes. With the precedence of St. Luke's, they were constructed on the similar zone, an L-O zone, as the Touchmark property, the precedence set with that project, where we aren't running up to the height that that project does, we feel that we fall within -- within that limitation. If you notice on the architectural Site Plan and the larger scale plans that you do have, we have indicated the major access ways for the Fire Department and worked very closely with Joe Silva to identify where those 26 foot wide Meridian Planning and Zoning Commission Meeting September 4, 2003 Page 25 of 96 drive aisles would need to be. The Building Department has been working very closely to make sure the code requirements are met there as far as the construction of the building. Borup: Now, were there any -- any comments you had, anything in the staff recommendation? You're in agreement with all of the conditions? Butler: We are completely fine. I wanted to point out that the Landscape Plan was updated earlier this week and just to clarify that the Nampa-Meridian Irrigation District had a confusion. We can provide clarification of that to you, that the application came through and identified Meadow Lake Village -- they were used to seeing Touchmark and that was their -- their only comment to the project. Borup: Okay. Any questions from any of the Commissioners? Centers: The only question or comment, Mr. Butler, is did you see the Sanitary Service notes or comments and you got that covered? Butler: Yes Centers: Okay. You're going to have your dumpsters hidden and very professional? Butler: Yes. If we could slide that up, Steve. Yes. They are located right in that -- in that corner. If you notice, there is two main entries into the building on the north and south side, more service-type entries at the stair towers of the employees of the buildings, the doctors that will be employed in the building and have practices in the building so, the dumpster is located -- Centers: Well, he felt two wasn't going to be enough Butler: The minimum size. Centers: Yes Butler: Yes. We will -- we coordinated earlier on, approximately two months ago, and we will get that coordinated and clarified prior to Council. Zaremba: One very minor thing. Your access road, which has been the St. Luke's loop, this is now going to function as a T intersection, I would assume. Would you be willing to put up maybe a small sign here or there with an arrow indicating that people need to turn left to access Eagle or I-84? Just a directional sign I think would be helpful. Butler: That would be -- you bet. Yes. I wanted point out, now that you mention it, there will be a district monumentation sign. We have got a planned signed program that was accepted by the Planning and Zoning Department as part of the project and the first district monumentation sign will be located near this entry point, so -- Meridian Planning and Zoning Commission Meeting September 4, 2003 Page 26 of 96 Borup: Okay. Any other questions from the Commission? Thank you, Mr. Butler. Butler: Thank you. Borup: Do we have anyone here to testify on this? We have had no one sign up. Okay. Commissioners? Rohm: Lcoks good. Zaremba: Sounds good to me. Borup: And I'm assuming the neighbors must have been fine with it, because they have been here on every other one, so -- Centers: Yes. I'm surprised, Mr. Chairman Zaremba: I have kind of a curiosity question for staff. In an office building like this of this size, does this zoning allow them to have some kind of concession stand, cafeteria, or anything in there? There is going to be a lot of employees in there. Is that acceptable? Powell: Chairman Borup, Commissioner Zaremba, there are provisions that allow for accessory uses. A lot of those uses, even if they aren't exactly allowed in the zone, they can be deemed accessory uses to a medical office building, given the size. There is a number of standards that I need to evaluate and determining accessory uses, things such as is it reasonable given the size of the principal permitted use, is it traditionally associated with the principal use. I think that you could --the examples that you cited you could make that determination that those were accessory uses to the office building. Zaremba: Good. That would just be a staff approval? Okay Borup: Anything else? Centers: Mr. Mayor, I'd like to move we close the Public Hearing. Rohm: Second. Borup: Motion and second to close the Public Hearing. All in favor? Any opposed? Thank you. MOTION CARRIED: ALL AYES Borup: And a motion? Meridian Planning and Zoning Commission Meeting September 4, 2003 Page 27 of 96 Zaremba: Mr. Chairman, I move we forward to the City Council recommending approval of Item 8 oh our agenda, CUP 03-040, request for Conditional Use Permit for a Planned Development for shell and core for amulti-floor medical office building in an L- O zone for Meadow Lake Village Medical Office by Hummel Architects, PA. East of North Eagle Road and south of East Franklin Road, to include all staff comments of their memo transmittal date August 29th, received by the Clerk September 2, 2003, and this is referring to their Preliminary Plat received by the Clerk August 26, 2003. Borup: Anybody want to second that? Mathes: Second. Borup: Motion and second. All in favor. Any opposed? Thank you. MOTION CARRIED: ALL AYES. Borup: Mr. Butler, would you like some of these -- Siddoway: Mr. Chairman? Borup: Yes. Siddoway: Just one clarification. Commissioner Zaremba referenced the plat received on August 26th, but that, actually, is the Site Plan for the Conditional Use Permit. Zaremba: Oh. Preliminary Site Plan. Siddoway: Maybe just note that. Zaremba: It does say Site Plan right on it in big letters. Item 9. Public Hearing: AZ 03-018 Request for annexation and zoning of 43.86 +/- acres from RT to C-G zones for Kissler / Cobbs 1 Eagy /Ruwe by BRS Architects -southwest corner and southeast corner of North Eagle Road and East Ustick Road: Borup: Okay. Next item is Public Hearing AZ 03-018, request for annexation and zoning of 43.86 acres from RT to C-G zones -- that's probably -- is that supposed to be RUT? For Kissler, Cobbs, Eagy, Ruwe project by BRS Architects. This is at the southwest corner and the southeast corner of Eagle Road and Ustick. I'd like to open this hearing at this time and start with the staff report. Powell: Chairman, Members of the Commission, I am subbing for Brad tonight, so, hopefully, Iwon't -- I'll do him justice. This is a straight request for annexation and zoning. There is no development proposal tied to this request. This is something that the city has traditionally not approved, but we think we have come to same