HomeMy WebLinkAboutLarry Knopp RZ 04-008
RZ 04-008
MERIDIAN PLANNING & ZONING MEETING
August 5. 2004
APPLICANT Larry Knopp ITEM NO. 9
REQUEST Public Hearing: Rezone of .23 acre from R-8 to proposed O-T zone for
Larry Knopp - 713 N. Meridian Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See previous Item packet
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY BUILDING DEPT:
CITY WATER DEPT:
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See attached Comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Date:~'S"oq Phone:
a)¡~. <:-OM Staff Initials: ~
Materials presented at public meetings shall become prop8lly of the City of Meridian.
Contacted:
Emailed:
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Ada County Highway District
John S. Franden, President
David E. Wynkoop 1st Vice President
Susan S. Eastlake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
3775 N. Adams Street
Garden City 10 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus@ACHD.ada.id.us
July 14, 2004
Subject:
MCUP04-019/MRZ04-008
Convert residence to office
713 North Meridian Road
RE(;EIVED
JUL 1 9 2004
City Of Meridian
City Clerk Office
To:
Idaho Trust Services
967 East Parkcenter Boulevard, Suite 311
Boise, Idaho 83702
On July 6, 2004, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6171.
~j lcerely,
J~~~~~~U7v
Development Analyst
Right-of-way & Development Services
Planning Division
CC:
Project file
Construction Services
Drainage
Utilities
City of Meridian
Larry Knopp
355 South 3rd Street, Suite C
Boise, Idaho 83702
,;;"'¡t""
. ~ Ada County Highway District
Right-of- Way & Development Department
Planning Review Division
This application does not require Commission action and is approved at the staff level on Tuesday, July 6,
2004. Tech Review for this item was held with the applicant on Friday, July 2, 2004. Please refer to the
attachment for appeal guidelines. I
Staff Contact: Joyce Newton, phone 208-387-6171, fax 208-387-6393 or e-mail jnewton@achd.ada.id.us
File Numbers:
MCUPO4-019/MRZO4-008
Convert Single Family Residence to OfficelRetail
Site address:
713 North Meridian Road
Owner/Applicant:
Idaho Trust Services
967 E. Parkcenter Boulevard, Suite 3.11
Boise, Idaho 83706
Representative:
Larry Knopp
355 South 3rd Street, Suite C
Boise, Idaho 83702
Application Information:
This application has been referred to the Ada County Highway District by the City of Meridian for review and
comment. The Ada County Highway District (ACHD) staff received the above referenced application for a
conditional use to convert an existing single family residence to office and retail, The applicant is. also
requesting approval to rezone the site from R-8 (Medium Density Residential) to O-T (Old Town). The I>ite is
located on the west side of Meridian Road between Broadway Avenue and Idaho Street.
Acreage:
Current Zoning:
Proposed Zoning:
Existing Use:
Proposed Use:
Total Square Feet:
Garage:
New Office:
Main Level:
Upper Level:
0.23-acres
R-8 (Medium Density Residential)
O-T (Old Town). '
Vacant Single Family Residence
Office, Retail
2,674
4gB-square feet
603-square feet
898-square feet
675-Square feet
Vicinity Map
MCUPO4-019IOffice. Retail
719 North Meñdian Road
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A.
Findings of Fact
1.
Trip Generation:
The site currently has 10-existing based on the Institute of Transportation Engineers Trip Generation
Manual.
This development is estimated to generate a range of trips depending on the "use";
Geheral Office is estimated to generate 20-additional trips; or as many as 10g-additional trips for
Specialty Retail.
2.
Impact Fees:
There will be an impact fee that is assessed and due prior to issuance of a building permit. Impact
fees are based on the impact fee ordinance that is in effect at the time of construction.
3.
Traffic Impact Study:
This proposed development is estimated to generate less than 1,000-trips per day therefore a traffic
. impact study was not required with this <lpplication.
4.
Site Information:
The site has a vacant single family residence with a detached garage.
5.
Description of Adjacent Surrounding Area including Zoning:
a. North: Single Family Residential/R-8
b. South: American Legion Post # 113/R-8
c. East: Farmers and Merchants State BanklO-T
d. West: Single Family Residential/R-8
6.
Impacted Roadways
Meridian Road:
Frpntage: Approximately 78-feet
Functional Street Classification: Minor Arterial
Traffic count: North of Franklin Road was 12,099 on 10-8-03
Level of Service: "E"
Speed limit: 25-mph ,
An acceptable Level of Service for this segment of roadway is "E" or 12,000 vehicle trips per day
Broadwav Avenue:
Frontage:
Functional Street Classification:
Speed limit:
No frontage
LocallLocal Commercial
25-mph
NorthlSouth Alley:
Frontage:
Approximately 78-feet
7.
Roadway Improvements Adjacent To and Near the Site, Existing Right-of-Way
Meridian Road is a minor arterial roadway with two travel lanes, curb, gutter and sidewalk abutting
the site within 63-feet of right-of-way (30-feet from the west side of centerline).
2
2.
3
The Broadway Avenue is a local roadway with two travel lanes. curb, gutter and sidewalk within 60-
feet of right-of-way. The intersection with Meridian Road is a stop sign controlled for the Broadway
Avenue leg of the intersection. The American Legion Post # 113 has perpendicular parking staffs
backing out onto Broadway Avenue. The intersection has a bulb-outs on all four corners.
The alley is not paved. There is approximately 16-feet of existing right-of-way (8-feet from
centerline). The alley runs north and south between Idaho Street and Railroad Street where it
terminates at the Union Pacific Railroad tracks.
8.
Existing Access to the Site
The site gains access from the alley even though the site has frontage on Meridian Road.
g.
Site History
District staff has not reviewed this site as an application or prepared a report in the past year.
10.
Capital Improvements Plan/Five Year Work Program
Meridian Road from Main Street to Fairview Avenue is in the District's current Capital Improvements
Plan for 2003. The scope of work will include widen the existing 2 to 4-lanes to 3 to 4-lanes within 70
to 80-feet of right-of-way,. This portion of ~he widening project is projected in the next 16 to 20-years. ,
Meridian Road from Franklin Road to Cherry Lane is in the District's current Five Year Work Program
for 2005-09. The scope of work will include widening Meridian Road from 2 or 3 lanes to 3-lanes the
entire length of the project including curb, gutter, sidewalk and bike lanes. Right-of-way widths are to
be determined. This project is currently in the Preliminary Development (PD) category. PD is for
projects that currently have no funding year committed, but are identified as a recognized need.
B.
Findings for Consideration
1.
Meridian Road Right-at-Way
Dedicate additional 5-feet of right-of-way for a total of 35-feet of right-of-way from the centerline of
Meridian Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale
agreement and deed must be completed and signed by the applicant prior to scheduling the final plat
for signature by the ACHD Commission or prior to issuance of a building permit (or other required
permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication
after receipt of all requested material. The owner will be paid the fair market value of the right-of-way
dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of
application to the impact fee administrator prior to breaking ground, in accordance with the ACHD
Ordinance in effect at that time (currently Ordinance #198), it funds are available.
Minor Improvements
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.
The applicant should be required to repair any 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
3.
similar items in order to correct deficiencies or replace deteriorated facilities. The applicant should be
required to work v.:ith the Development staff to correct any deficiencies abutting the site.
Alley Right-of.Way
District policy 7204.10.1 requires the dedication of additional right-of-way to obtain a minimum width
from the centerline of the alley of 8-feet for residential uses and 1 a-feet for all other uses.
The District on a case-by-case basis will review dedication of additional right-of-way for the alley. The
dedication of additional right-of-way will generally be required where it can be reasonably anticipated
that other adjoining or nearby developments will also allow future dedications. There is 16-feet of
existing right-of-way (8-feet from centerline). The applicant should be required to dedicate additional
right-of-way to provide 10-feet from centerline abutting the site.
Alley h'ltersection .
District Policy 7204.10.3 states a minimum of back-of-curb radius of 15-feet is required at all alley
intersections. For the reconstruction of existing alleys, the back-of-curb radius may be less than 15-
feet when it is impractical to remove existing obstructions.
TypicaNy the District would require the reconstruction of the existing alley intersection with Broadway
Avenue with curb radii. However,becau$e the applicant does not own property on the opposite side
of the alley the District is not requiring the applicant to put in curb radii. In addition to that,
constructing curb radii on only one side of the alley creates drainage problems.
Alley Pavement
District Policy 7204.1 0.1 states if the proposed development is not a single family detached residence
and it takes access from an alley, the developer will be required to pave the entire width of the right-
of-way from the nearest public street to.and abutting the development.
The applicant should be required to pave the entire width of the right-of-way from the nearest public
street and abutting the site.
Alley
Parking in alley is not allowed (District policy7204.10.3).
Access is allowed to and from a fully improved alley (District policy 7204.10.2). Parking shall be
designed so the minimum clear distance from the back of the parking stall to the opposite side of the
aliey is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet
from the nearest public street.
Alleys are not considered part of the traffic circulation system (District policy 7202.6). Unless
specifically approved by the District, an alley should not serve as primary access to a lot or building.
Alleys shall connect to a public street at each end and shall not terminate in dead-ends.
The applicant is proposing utilize the alley for primary access. The access into the site is proposed to
be 25-feet in width and located 24-feet north of the south property line. The applicant is proposing to
delineate the driveway with landscaping. The applicant is proposing to provide on site parking the
applicant should also be required to provide adequate turning radius to prevent backing out on to the
alley.
4
4.
4.
5.
Commuteride
Alternative Transportation Program (A TP)
. In order to reduce trips to and from this development it is recommended that Tenants occupying the
proposed building be required to provide an Alternative Transportation Program for employees and
provide an annual report to ACHD on employee participation. Commuteridestaff will coordinate the
Alternative Transportation Program with the applicant. For more information contact Catherine
Sanchez at 387-6160.
Transportation Management Association (TMA) or Transportation Management Organization (TMO)
. In order to reduce trips to and from this development, it is recommended that the tenants occupying
the proposed building(s) be required to participate in any Transportation Management Association
(TMA) or Transportation Management Organization (TMO) that is formed with a boundary that
includ~s,this site or is adjacent to this development.
A Transportation Management Association (TMA) or Transportation Management Organization
(TMO) is formed with a coordinator that works as a liaison between businesses and private and
public transportation providers to increase the use of altemative transportation and other trip
reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
enhancements). An annual survey will be required of the TMA/TMO to monitor participation in
alternative transportation programs and forwarded to the ACHD Commuteride Office.
C.
Site Specific Conditions of Approval
1.
Meridian Road
Dedicate additional 5-feet of right-of-way for a total of 35-feet of right-of-way from the centerline of
Meridian Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale
agreement and deed must be completed and signed by the applicant prior to scheduling the final plat
for signature by the ACHD Commission or prior to issuance of a building permit (or other required
permits), whichever occurs first. Allow up to 30 business days to process the right"of-way dedication
after receipt of all requested material. The owner will be paid the fair market value of the right-of-way
dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of
application to the impact fee administrator prior to breaking ground, in accordance with the ACHD
Ordinance in effect at that time (currently Ordinance #198), iffunds are avaiiable.
2.
Alley
Dedicate 2-feet of additional right-of-way from the centerline of the northlsouth alley to provide 10-
feet from centerline abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after
receipt of all requested material. The owner will not be compensated for this additional right-of-way
because the alley is to be brought to adopted standards by the developers of abutting properties.
3.
Pave the alley its entire width of the right-of-way from the nearest public street to and abutting the
development.
Construct the alley approach as proposed, 24-feet north of the south property line. This location
meets District policy and shall be approved as proposed.
Pave the alley approach 25-feet in width and 30-feet into the site. Delineate the driveway with
landscaping as proposed.
5
6.
7.
8.
D.
2.
3.
4.
5.
6.
7.
8.
9.
6
Provide on site parking with adequate turning radius to prevent backing out into the alley.
The applicant shall be required to repair any 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. The applicant shall be
required to work with the Development staff to correct any deficiencies abutting the site.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
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.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
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.
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.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #19S, also known as Ada County Highway District Road Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. 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
waiverlvariance 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
1.
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 useldevelopment 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. . Site Plan
3. Appeal Guidelines
7
Request for Appeal of Staff Decision
1.
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manaqer did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, ma~e an error
, of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice .of appeal shall refer to the decision
being appealed, Identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal andlor the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider andlor modify
the decision that is being appealed. A copy of the reply and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supp.orted by the law and evidence presented at
the hearing.
8
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11
Development Process Checklist
II
!8ISubmit a development application to a City or to the County
!8IThe City or the County will transmit the development application to,ACHD
!8IThe ACHD Planning Review Division will receive the development application to review
!8IThe Planntng Review Division will do one of the following:
OSend a "No Review" letter to the applicant stating thnt there are no site specific
requirements at this time.
I
I
OSend a "Comply Witb" letter to the applicant stating that if the development is within a
platted subdivision or part of a previous development application and that the site specific requirements from the
previous development also apply to this development application.
'1v<'Write a Stall Level report analyzing the impacts of the development on the
!'<- . transportation system and evaluating the proposal for its confonnance to District Policy.
OWrite a Commission Level report analyzing the impacts of the development on the
transportation system and evaluating the proposal for its confonnance to District Policy.
, ,
OThe Planning Review Division will hold a Tecbnieal Review meeting for all Stall and Commission
Level reports.
OFor ALL development applications, including those receiving a "No Review" or "Comply Witb"
letter:
The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Review
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then
architectural plans may be submitted for purposes of impact fee calculation.)
The applicant is required to get a pennit from Construction Services (ACHD) for ANY work in the right-of-way, including,
but not limited to, driveway approaches, street improvements and utility cuts.
OPay Impact Fees prior to issuance of building pennit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approacb(s)
Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
0 Working in tbe ACHD Right-of-Way
Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction - Pennits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Nmative & Plat, done hy a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt. -
Construction (Subdivisions)
0 Sediment & Erosion Submittal
At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Nmative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage Division.
0 Idabo Power Company
Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
0 Fiual Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
Figure I
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
July 15, 2004
ITEM #
7
DATE
PROJECT NUMBER
RZ 04-008
PROJECT NAME
Larry Knopp
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
RZ 04-008
July 15, 2004
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Larry Knopp ITEM NO. 7
REQUEST Public Hearing: Rezone of.23 acre from R-8 to proposed O-T zone for
Larry Knopp- 713 N. Meridian Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
No Comment
No Comment
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: ~~\M X M !J ~ R
Emailed: Y
Date: ~ Phone: ~3t 0 -- ~
Staff Initials:
Materials presented at public meetings shall become properly of the City of Meridian.
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
William LM. Nary
Shoun Wardle
Cha~as M. Rountree
;.,
olferi j;!t)
IDAHO
LEGAL DEPARTMENT
(208) 466-9272 'Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(20B) 898-5500 . Fax 898-9551
PLANNING AND ZONING
DEPARTMENT
(208) 8B4-5533 . FAX--4
MEMORANDUM:
Transmittal Date: July 9, 2004
Hearing Date: July 15, 2004
To:
Mayor, City Council and Planning & Zoning Commission RE C E IVE D
Steve Siddoway, Associate City Planner ~ J U L 1 2 200~
John Boyd, Engineering Technician II '7Z6
713 N. Meridian Road
Of Meridian
C!erk Office
From:
Re:
.
Request for a Rezone of 0.23 acres ftom R-8 (Medium Density Residential) to
0- T (Old Town), by Larry R. Knopp (File No. RZ-O4-008).
.
Request for a Conditional Use Pennit for a new OfficelRetail Building in a
Proposed 0- T Zone, by Larry R. Knopp (File No. CUP-O4-019).
We have reviewed this submittal and offer the following comments, as conditions of the applicant.
These conditians shall be considered in full, unless expressly modified or deleted by motion of the
Meridian City Council:
APPLICATION SUMMARY
The applicant, Larry R. Knopp, has requested approval of a rezone of 0.23 acre ftom R-8 to O-T.
The Comprehensive Plan depicts the subject property as Old Town, in harmony with the requested
zoning designation. The applicant also requests a conditional use pennit (CUP) for an office/retail
building. Professional offices and retail are all conditional uses in the Old Town zone.
The professional office/retail building is a remodel of an existing home and garage along Meridian
Road, across ftom the Farmers & Merchants Bank project. The building is actually two separate
existing structures (house and garage), which will be expanded and connected by a breezeway. The
breezeway was added to connect the two structures and avoid requiring a planned development for
two principal structures on a single lot. Parlång will be accessed in the rear ftom the adjacent alley.
The main issue affecting this project is the future right-of-way for Meridian Road. Staffis concerned
that the City maintains an adequate corridor for the future Meridian Road widening project. The
proposed addition to the ftont of the garage structure extends into area for potential future right-of-
way, street buffer, and/or sidewalk. While staff does encourage buildings built up to the
street/sidewalk in Old Town, the layout should be based on the ultimate configuration of the road.
RZ-O4-008, CUP.o4-019
713 N Meridian Rd.RZ.CUP
Planning & Zoning CommissionlMayor & City Council
July 15, 2004 (Hearing Date)
Page 2
ACHD's Five Year Work Program includes a Meridian Road project to widen it "to 3 lanes with
curb, gutter, sidewalk, and bike lanes. Right-of-way widths to be detennined [70-80 feet]. City of
Meridian to decide on possible couplet with Main Street." The current right-of-way width adjacent
to the project is 30 feet from centerline. ACHD's report requests an additional 5 feet ofright-of-way,
which would make 35 feet from centerline, half ofthe 70-foot minimum needed for the 3 lane road
improvements.
However, it is also fair to say that the ultimate configuration of Meridian Road is in flux, and could
be wider. The City and ACHD recently entered contract negotiations with a finn to conduct a
Downtown Meridian Transportation Management Plan (DMTMP). The DMTMP will investigate in
detail many possible scenarios, including a couplet, a 5-lane Meridian Road, and many other options.
The final design should be established by the end of the year.
With the design of Meridian Road undetennined, the main question becomes: How close should the
new addition be built to Meridian Road? Staff explores this question and makes a recommendation
later in this report.
The Historic Preservation Commission (HPC) has reviewed the proposal and has determined that the
existing home has been modified enough over the years that it is no longer eligible for historic
register status. The proposed remodel would be an upgrade for the property, without destroying
significant historic features. The HPC therefore recommends approval of the project.
This report contains several special considerations for the Commission and Council. Upon
resolution of those items, staff recommends approval oftheproject with the conditions noted in this
report.
LOCATION & SURROUNDING USES
The subject property is located on the west side of N. Meridian Road, north of Broadway Ave. in
downtown Meridian. The following uses suITound the subject property:
North - Existing Residence, zoned R-8.
South - American Legion Hall, zoned R-8.
East - Fanners & Merchants Bank project, zoned 0- T.
West - Existing Residences, zoned R-8.
OWNER OF RECORD
The owner of record is Idaho Trust Services, who has given consent for the applicant to submit the
requested applications.
RZ-O4.o08. CUP-O4.o19
713 N Meridian Rd.RZ.CUP
Planrúng & Zoning Commission/Mayor & City CoW1cil
July 15, 2004 (Hearing Date)
Page 3
STANDARDS FOR ZONING AMENDMENT
The Commission and Council shall 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 (11-15-11):
A.
B.
C.
D.
E.
Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive plan amendment;
Staff finds that the requested Old Town (O-T) zoning designation is in accord with the
Comprehensive Plan's Future Land Use Map, which delineates the subject property as "Old-
Town". The text of the Comprehensive Plan (page 99) supports a variety of uses in the O-T
zone, including offices and retail. In addition, it states, "In order to provide and
accommodate preservation ofthe historical character, specific design requirements may be
imposed. Pedestrian ameuities would be emphasized."
Is the area included in the zoning amendment intended to be re-zoned in tbe future;
Staff finds that the proposed re-zone and accompanying development plans comply with the
requested zone and staff does not anticipate that the property will be rezoned in the future.
Is the area included in the zoning amendment intended to be developed in the fashion
that would be allowed under the new zoning;
Staff finds that the applicant has submitted detailed development plans for a Conditional Use
Pennit for the property. Staff further finds that the proposed office/retail use will only be
allowed with the approval of a Conditional Use Pennit in the proposed 0- T zone. Intended
setbacks will be defined by the Downtown Transportation Management Plan; W1til the plan is
complete and adopted, setbacks should be in alignment other structures on the block.
Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned;
Staff finds that the City's Comprehensive Plan has provided the applicant with the ability to
request the O-T zone for the subject property. Much of Meridian Road has already
redeveloped trom residential to office or commercial uses.
Will the proposed uses 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 development is designed in a manner that will be hannonious
RZ-O4.j)O8, CUP.O4.j)19
713 N Meridian Rd.RZ.CUP
Planning & Zoning CommissionlMayor & City Council
July IS, 2004 (Hearing Date)
Page 4
with and appropriate in appearance with the existing neighborhood, especially if setbacks are
modified in alignment with other existing structures along the block. The proposed
office/commercial use in hannony with the intended uses in Old Town. Staffis pleased that
the applicant has placed the parking in the rear of the building.
F.
Will not be hazardous or disturbing to existing or future neighboring uses;
Staff finds that the requested rezone should not be disturbing to existing or future
neighboring uses. Through the comp plan process, the City determined that compact, infill
development is appropriate for the area. Any future change of use on the property that may
have a significant impact on the surrounding properties will require conditional use approval
under current ordinances, and adjoining property owners will have an opportunity to
comment.
Staff anticipates that the proposed office/retail building use will not be hazardous or
disturbing to the neighboring uses. The Commission and Council should consider all public
testimony, oral and written, before making this finding.
G.
Will be served adequately by essential public facilities and services such as highways,
street, police, and fire protection, drainage structures, refuse disposal, water, sewer or
that the person responsible for the establishment of proposed conditional use shall be
able to provide adequately any such service;
Staff finds that the proposed uses can be adequately served by all essential public services
and facilities. Drainage will need to be retained on site. Please show the proposed drainage
facilities on the plans to be revised and resubmitted.
H.
Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
Staff finds that the requested uses will not create excessive additional requirements at public
costs for public facilities and services. Additionally, staff finds that the proposed rezone
would not be detrimental to the economic welfare of the community.
I.
Will not involve uses, activities, processes, materials, equipment, and conditions that
will be detrimental to any persons, property, or general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed 0- T zoning designation of the property does not inherently
allow uses that will generate activities, processes, materials, equipment, and conditions that
are detrimental to the general welfare ofthe community.
J.
Will have vehicular approaches to the property which shall be so designed as not to
RZ-O4'()O8, CUP-O4.()19
713 N Meridian Rd.RZ.CUP
Planning & Zoning CommissionlMayor & City Council
July IS, 2004 (Hearing Date)
Page 5
create an interference with traffic on surrounding public streets;
Staff finds that the proposed O-T zoning will not interfere with general traffic patterns on any
public streets. Please refer to the revised ACHD staff report for a full report on traffic issues.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance.
Staff finds that the existing trees on the site are considered dead or dying and may be
removed without mitigation No other natural or scenic features will be lost or damaged by
the project.
L.
Is the proposed zoning amendment in the best interest of the City;
Staff finds that the proposed rezone would be in the best interest of the City by allowing a
property owner to make improvements to the property for re-development that would
otherwise not be allowed without the rezone.
SITE SPECIFIC COMMENTS (Rezone)
1.
The legal description submitted with the application is accurate and meets the requirements
of the City of Meridian and State Tax Commission.
2.
The subject property is within the Urban Services Planning Area.
3.
A Development Agreement will not be necessary with this rezone. All conditions of
approval will be made as part of the conditional use permit.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use permit
iethey shall find evidence presented atthe hearing(s) is adequate to establish (11-17-3):
A.
That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this ordinance;
The proposed building is 2,674 s.f. total. Ordinance requires 1 per 400 s.f. for professional
office and 1 off-street parking space per 200 s.f for retail uses. Thus, for an office use, the
project would require 7 spaces. 7 spaces are provided per the site plan. For a retail use,
however, the project would require 13 spaces. Staff finds that the subject property, as
depicted, is large enough to accommodate the required parking, open spaces and landscaping
RZ-O4-()O8. CUP-O4-() 19
713NMeridianRd.RZ.CUP
E.
F.
G.
H.
Planning & Zoning CommissionlMayor & City Council
July 15, 2004 (Hearing Date)
Page 6
required by the ordinance for an office use, as long the buffers between land uses are
approved under alternative compliance. The site does not have enough space to
accommodate parking for a retail use. Therefore staff recommends approval of the proj ect
for office or other commercial use provided that parking requirements are met. See condition
#2 below.
C.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The CUlTent Comprehensive Plan Land Use Map designates the property as Old Town.
Staff finds that ifthe modifications required in this report are done, the application will
meet the requirements ofthe Planned Development and other Zoning Ordinances. See
items A and C under the Zoning Amendment Analysis.
D.
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 the design concept to be compatible with the intended character of the area.
See item E under the Zoning Amendment Analysis.
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed development will have an adverse impact on
the sUlTounding property. However, the Commission and Council should consider any
testimony given at the public hearings before making this finding.
That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
See comments under the Zoning Amendment Analysis item G.
That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
See comments under the Zoning Amendment Analysis item H.
That the proposed use will not involve activities or processes, materials, equipment,
RZ-O4-DO8, CUP-O4-D19
713 N Meridian Rd.RZ.CUP .
Planning & Zoning Commission/Mayor & City Council
July 15, 2004 (Hearing Date)
Page 7
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
See comments under the Zoning Amendment Analysis item 1.
I.
That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
See comments under the Zoning Amendment Analysis item J.
J.
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.
See comments under the Zoning Amendment Analysis item K.
SPECIAL CONSIDERATIONS
1.
Setbacks: Predetennined setbacks are not specified in the zoning ordinance for the O-T
zoning district. Therefore, setbacks have always been made a discussion point during the
hearings and detennined as part of the CUP process. The main question is, "how close to
Meridian Road should the new addition be constructed?" Issues dealing with the uncertain
nature of the future right-of-way for Meridian Road are detailed in the Application SlUllIllary
at the beginning of this report.
Existing structures along the block have already established a typical setback line of
approximately 28 feet measured from back of sidewalk, which is also approximately 23 feet
from existing right-of-way, or 18 feet from the right-of-way as requested by ACHD. Staff
recommends that the new addition be built in alignment with the existing structures along
Meridian Road, per the setbacks described above. This will keep the structure in hannony
with the character of other existing residences along the street. It win also provide maximum
flexibility for the future road widening efforts.
As an alternative, if the applicant waits until the Downtown Meridian Transportation
Management Plan is adopted before pulling building permits, the structure could be set back
10 feet from the established future right-of-way line. A ten foot setback would allow for a
ten-foot wide parkway/landscape buffer similar to the requirement placed on the Strickland
Subdivision project further north. See Condition #3 below.
2.
Revised Plan: The site plan incorrectly shows the property line at the back of sidewalk along
Meridian Road. The actual location is approximately 5 feet behind the sidewalk. Other
dimensions also appear to be incorrect, for example, the distance from the rear property line
RZ.O4-1JO8. CUP.Q4-1J19
713 N Meridian Rd.RZ.CUP
Planning & Zoning CommissionlMayor & City Council
July 15, 2004 (Hearing Date)
Page 8
to the back ofthe existing residence scales at about 64 feet in ArcView, but scales at about
54 feet on the site plan; the distance from the rear property line to the existing carport scales
at about 35 feet in Arc View, but scales at about 23.5 feet on the site plan. Staff recommends
that the applicant verify the dimensions and layout of the site plan and submit a revised site
plan prior to the next hearing on this application. The revised plan should also show the
drainage facilities, as requested by Public Works above. See Condition #4 below.
3.
Signage: No freestanding signs are proposed for this project and none are approved. Since
Old Town does not have specific signage regulations, any wall signs should be regulated by
the L-G standards in the zoning ordinance. See Condition #5 below.
4.
Alternative Compliance: The use to the north of the proposed project is currently residential.
A strict interpretation of the landscape ordinance would require a 20- foot buffer between
land uses. However staff supports alternative compliance for this small infill site with
landscaping per the proposed plan. The Commission should consider any testimony from the
adjacent property owner when making this allowance. The same alternative compliance per
l2-13-I8-2.G was granted to the Strickland Subdivision project earlier this year. The only
change requested by staff is that given the limited space, the proposed pine trees should be
changed to an approved deciduous species. See Condition #6 below.
5.
Trash Enclosure: No trash enclosure is depicted on the site plan. Please include a trash
enclosure on the revised plans. Coordinate with Bill Gregory and SSC regarding enclosure
size and location. See SSC's condition below.
CONDITIONS OF APPROVAL
1.
The building and site improvements shall be constructed per the approved plans with all
modifications required by this report.
2.
The project is approved for office or other commercial use, provided parking requirements
can be met.
3.
The minimum setback for the proposed structures shall be 28 feet, measured from the back
of existing sidewalk along Meridian Road. If the applicant chooses to wait until after
adoption of the Downtown Meridian Transportation Management Plan to submit for a
Certificate of Zoning Compliance and Building Permits for the project, the building may be
constructed ten feet from the future right-of-way line established by the plan.
4.
The applicant shall revise the plan to correct the right-of-way/property line location and
project layout, show the stormwater facilities, show the trash enclosure, correct the tree
species, and make any other changes required by the Commission. Submit 10 copies of the
revised plan to the City Clerk's office at least 10 days prior to the next hearing on this
application.
RZ-O4-o08, CUP-Q4-o19
713 N Meridian Rd.RZ.CUP
Planning & Zoning CommissionlMayor & City Council
July 15, 2004 (Hearing Date)
Page 9
5.
No freestanding signs approved for this project. Any wall signs shall beregulatedbytheL-O
standards for signage in the zoning ordinance.
6.
The buffers between land uses, street buffers are approved per the dimensions shown on the
approved site/landscape plan (with the modified building setback). Pine trees shall be
changed to an approved deciduous species.
7.
This conditional usepennitshall be subjectto the expiration provisions set forthinMCC 11-
17-4.B.
8.
All 90-degree parking stalls shall be at least 9 feet wide and 19 feet deep per Ordinance 11-
13-4.F. All drive aisles adjacent to parking shall be at least 25 feet wide.
9.
The existing trees proposed for removal may be removed without mitigation.
10.
All parking and drive aisles shall be paved for all uses, in compliance with the submitted
plans. Handicap parking spaces shall be signed and striped in compliance with Federal
accessibility guidelines.
11.
All exterior lighting, whether attached to the building or located within the parking lot, shall
be down-shielded or otherwise altered so that the light does not spill over onto adjacent
properties or right-of-way. All parking lot lighting shall be in accordance with Ordinance 11-
13-4C.
12.
All signage shall be in accordance with the standards set forth in this report and Section 11-
14 ofthe City Zoning and Development Ordinance. All signage shall require separate sign
pennit(s).
13.
All construction and site improvements shall confonn to the requirements ofthe Americans
with Disabilities Act and the adopted building and fire codes.
14.
A drainage plan designed by a State ofIdaho licensed architect or engineer is required and
shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas.
Stonn water treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication Catalog ofStonn Water Best Management Practices
for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal
into surface water is prohibited unless the jurisdiction which has authority over the receiving
stream provides written authorization prior to development plan approval. The applicant is
responsible for filing all necessary applications with the Idaho Department of Water
Resources regarding Shallow Injection Wells.
RZ.O4-O08, CUP-O4-O 19
713 N Meridian Rd.RZ.CUP
Planning & Zoning CommissionlMayor & City Council
July IS, 2004 (Hearing Date)
Page 10
15.
Certificate of Occupancy: All required improvements must be complete prior to obtaining a
Certificate of Occupancy for the proposed development. A temporary Certificate of
Occupancy may be obtained by providing surety to the City in the fonn of a letter of credit or
cash in the amount of 110% of the cost of the required improvements (including paving,
striping, landscaping, and irrigation). A bid must accompany any request for temporary
occupancy.
Fire Deuartment Conditions
1. Acceptance of the water supply for fire protection will be by the Meridian Water Department.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
3. Building setbacks shall be per the Building Code for one and two story construction.
4. Commercial and office occupancies will require a fire-flow consistent with the International
Fire Code to service the proposed project. Fire hydrants shall be placed an average of300'
apart.
5. Maintain a separation of 5' from the building to the dumpster enclosure.
6. Provide a Knoxbox entry system for the complex.
7. The fust digit ofthe Apartment/Office Suite shall correspond to the floor level.
8. Please contact the Fire Marshal at 888-1234 to work specific issues associated with this project.
Sanitary Services Comment:
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal prior to
the public hearing. There is a concern that the required modifications may significantly
impact your site design and may require a revised site plan. Ifthe site plan is revised, contact
the planner assigned to the project immediately to discuss the changes and how to proceed
with the revised site plan.
RZ.04-O08, CUP-O4-O19
713 N Meridian Rd.RZ.CUP
Planning & Zoning Commission/Mayor & City Council
July 15, 2004 (Hearing Date)
Page 11
Police Department Comment:
1. The Police Department has no concerns related to the site design submitted with the
application.
Parks Department Comment:
1. The Parks Department has no concerns with the site design as submitted with the application.
RECOMMENDATION
Upon resolution of the remaining issues raised in this report, staff recommends approval of this
application with the aforementioned conditions of approval.
RZ-1J4-1JO8, CUP-O4-1J19
713 N M..idian Rd.RZ.CUP
RECEIVED
JUN 2 ~ 2004
City of Meridian
City Clerk Office
~ & ~ '7~ 'Di4éûd
1503 FiRST STREET SOUTH NAMPA, iDAHO 83651-4395
FAX # 208-463-0092
21 Joo\\2004
Phones: Area Code 208
OFFiCE: Nompo 466-7861
SHOP: Nompo 466-0663
William G. Berg Jr.
-~~_.-
C¡tY;i~an -
33 East Idaho Ave.
Meridian, ill 83642
RE:
RZ ()4..008 for Larry Kn9PP
Dear Will:
Nampa & Meridian Irrigation District has no comment on the Rzone of .23 acre fÌom R-8
to proposed 0- T zone for Larry Knopp.
Thank you,
/3.èU Þ' ~
Bill Henson
Ass!. Water Superintendent
Nampa & Meridian Irrigation District
BHldbg
c:
Water Superintendent
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23.000
BOISE PROJECT RIGHTS. 40,000
~ ~~~lR~~ CENTRAL DISTRICT HEALTH DEPARTMENT R
\JrHEALTH Environmental Health Division C\' Ie oetu~ :~'se
DEPARTMENT °EC¡:, "V ¡:, i
'" )\)It 0 Eagle
Rezone #, ¡¿ z. 0 I{ -6 () p-- )UL -11!. 0 Garden City
C d't' I U # city ot Me~ii"c. --Ø-Meridian
on Ilona se C1t,Cler" 0
Preliminary / Final/Short Plat 0 ~~;a
~,ey /i:"vop,t/ 0 Star
rwe have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
03.
04.
05.
06.
07.
08.
09.
Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters andlor
surface waters.
This project shall be reviewed by the Idaho Departm~nt of Water Resources concerning well construction and
water availability.
After written approval from appropriate entities are submitted, we can approve this proposal for:
0 central sewage 0 community sewage system 0 community water well
0 interim sewage 0 central water
0 individual sewage 0 individual water
The following plants) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
0 central sewage 0 community sewage system 0 community water
0 sewage dry lines 0 central water
010. Run-off is not to create a mosquito breeding problem.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
012. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
013. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
0 child care center
Date: & 110 1i!..X
Reviewed By: t?--~b-#f
0 14. Please see attached stormwater management recommendatations
015.
CDHD9fOOl~
Review Sheet