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PZ - Staff ReportTouchmark Cottage Units – MCU H-2016-0058 PAGE 10 STAFF REPORT Hearing Date: June 23, 2016 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner 208-884-5533 SUBJECT: Touchmark Cottage Units – MCU (H-2016-0058) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Touchmark at Meadow Lake Village, has applied for a modification to the existing conditional use permit/planned development (CUP-99-039) to remove the alley that was depicted on the conceptual development plan for access to seven (7) of the single-family residential homes in Meadow Lake Village. See Section IX Analysis for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed MCU with the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2016- 0058 as presented in the staff report for the hearing date of June 23, 2016, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2016-0058 as presented during the hearing on June 23, 2016, for the following reasons: (You should state specific reasons for denial and what the applicant could do to gain your approval with another application.) Continuance I move to continue File Number H-2016-0058 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property is located south of E. Franklin Road and east of S. Eagle Road on the north side of E. Putter Lane, east of S. Touchmark Way in the north ½ of Section 16, Township 3 North, Range 1 East (Parcel #S1116121050). B. Owner(s): Meadow Lake Village Retirement Resort, LLC 5150 S.W. Griffith Drive Beaverton, OR 97005 Touchmark Cottage Units – MCU H-2016-0058 PAGE 10 C. Applicant: Touchmark at Meadow Lake Village 4037 E. Clocktower Lane Meridian, ID 83642 D. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit modification. A public hearing is required before the Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: June 6 and 20, 2016 C. Radius notices mailed to properties within 300 feet on: June 2, 2016 D. Applicant posted notice on site by: June 9, 2016 VI. LAND USE A. Existing Land Use(s) and Zoning: This site consists of vacant/undeveloped land, zoned L-O. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Vacant/undeveloped property, zoned L-O East: Single-family homes, zoned L-O South: Open space/recreational area for Meadow Lake Village, zoned L-O West: Vacant/undeveloped property, zoned L-O C. History of Previous Actions:  1n 1999, a comprehensive plan map amendment was approved that changed the land use on the property from single family residential to a mixed use designation (CPA-99-004).  In 2001, this property along with the larger Touchmark Living Centers (aka Meadowlake Village) property was annexed (AZ-99-021) and zoned L-O and granted conceptual approval as a planned development (PD) to house a mix of office, retail, single-family residential, and multi-family residential uses in the L-O district (CUP-99-039). The project was proposed to develop in multiple phases. A development agreement (DA) was recorded (Instrument No. 101048096) which outlined the requirements of construction for each phase. Each phase requires detailed CUP approval. Subsequent amendments to the DA have been approved since 2001 (Instrument #’s 102143308 and 103137119).  In 2003, a modification to the PD (CUP-03-005) was approved and later modified with a subsequent modification in 2004 (CUP-04-014).  In 2007, a modification to the conceptual development plan approved with the PD was approved (CUP-07-008) (see Exhibit A.2). The modification did not affect this site but did change the overall concept plan for the development.  A property boundary adjustment application was recently tentatively approved for this site which modified the north and east property lines of the subject parcel to facilitate the proposed cottage lots (H-2016-0164). Touchmark Cottage Units – MCU H-2016-0058 PAGE 10 D. Utilities: 1. Public Works: a. Location of sewer: Sanitary sewer mains to provide service to this project currently exist in E. Putter Drive. b. Location of water: Water mains to provide service to this project currently exist in E. Putter Drive. c. Issues or concerns: None. E. Physical Features: 1. Canals/Ditches Irrigation: No waterways exist on this site. 2. Hazards: Staff is not aware of any hazards that exist on this site. 3. Flood Plain: This site is not within the flood plain. VII. ANALYSIS The applicant requests a modification to the previously approved conditional use permit/planned development (CUP-99-039) to remove the alley that was depicted on the conceptual development plan for access to seven (7) of the single-family residential homes in Meadow Lake Village. The previously approved conceptual development plan that depicts the alley access is included in Exhibit A.2. The proposed site plan is included in Exhibit A.3 and depicts front-on street access to the 7 homes via E. Putter Lane. Staff is unsure what type of dwellings are shown on the concept plan on the north side of the alley; however, with removal of the alley, these units will also need to be designed to have front-on access from the future street they face to be determined by a future development application. There are existing landscape islands in E. Putter Lane that these units will be accessed from which restricts the width of the street for on-street parking. However, “cut-outs” have been constructed for parallel parking along the street and there is also a parking area across the street at the recreation area that can accommodate extra vehicles when needed. Each unit will also provide off-street parking for 4 vehicles – 2 in the garage and 2 on a 20’ x 20’ parking pad outside the garage. Staff has no concerns with the applicant’s request and recommends approval of the proposed modification per the site plan in Exhibit A.3 with the conditions in Exhibit B. VIII. EXHIBITS A. Drawings 1. Vicinity Map 2. Previously Approved Conceptual Site Plan 3. Proposed Site Plan (dated: 5/6/16) B. Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department Touchmark Cottage Units – MCU H-2016-0058 PAGE 10 5. Sanitary Service Company 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code Touchmark Cottage Units – MCU H-2016-0058 PAGE 10 Exhibit A.1: Vicinity Map Touchmark Cottage Units – MCU H-2016-0058 PAGE 10 Exhibit A.2: Previously Approved Conceptual Site Plan Site Touchmark Cottage Units – MCU H-2016-0058 PAGE 10 Exhibit A.3: Proposed Site Plan (dated: 5/6/16) Touchmark Cottage Units – MCU H-2016-0058 PAGE 10 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 Development of this site shall be consistent with the site plan included in Exhibit A.3 of this report. 1.2 The applicant shall obtain final approval of the property boundary adjustment application tentatively approved for this site prior to submittal of building permits for the proposed structures (A-2016-0164). 2. PUBLIC WORKS DEPARTMENT 2.1 Public Works has no comment on this application. 3. FIRE DEPARTMENT 3.1 The Fire Department has no comment on this application. 4. POLICE DEPARTMENT 4.1 The Police Department has no comment on this application. 5. REPUBLIC SERVICES 5.1 Republic Services has no comment on this application. 6. ADA COUNTY HIGHWAY DISTRICT 6.1 No comments have been received from ACHD on this application 7. PARKS DEPARTMENT 7.1 The Parks Department had no comments on this application. Touchmark Cottage Units – MCU H-2016-0058 PAGE 10 C. Required Findings from Unified Development Code 1. Conditional Use Permit (UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit request upon the following: a. 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 that the subject property is large enough to accommodate the proposed use and comply with the dimensional & development regulations of the district per the previously approved planned development. b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed use of the property is consistent and harmonious with the UDC and Comprehensive Plan per the approved planned development. 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 of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds that the proposed use should be compatible with other uses in the area and with the intended character of the general vicinity and should not adversely change the character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. e. 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. Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently available to the subject property. Staff finds that the proposed use will be served adequately by all of the public facilities and services listed above. f. 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. The applicant will be financing any improvements required for development. Staff finds there will not be excessive additional requirements at public cost and nor will they be detrimental to the community’s economic welfare. g. 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. Staff finds the proposed use of the site will not be detrimental to any persons, property or the general welfare of the area. Touchmark Cottage Units – MCU H-2016-0058 PAGE 10 h. 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. Staff finds that there should not be any health, safety or environmental problems associated with the proposed use. Further, staff finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance.