Mike & Gloria Urwin AZ
AZ 05-009
MERIDIAN PLANNING & ZONING MEETING April 7,2005
APPLICANT Mike & Gloria Urwin ITEM NO. 6
REQUEST Public Hearing: Annexation and Zoning of 1.06 acres from RUT to L-O zone
for Mike & Gloria Urwin - 2560 South Meridian Road
AGENCY
COMMENTS
CITY POLICE DEPT:
CITY FIRE DEPT:
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Appro I/cd
See attached staff report . -Iz, ~ / (!
J-O
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See a"ached comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
No comment
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See a8ached comments from ITD
Conlacled, -G1M I "' 1/ n "M --. l1-7:07!i..! m, 7'i :<,c¡l{ ~
Emailed: staff Imtials: /
Materials presented at pubHc muHngs shall become property of the C of e"dlan.
MAYOR
Tammy de Weerd
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LEGAL DEPARTMENT
(208) 466-9272 .Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 . Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
MEMORANDUM:
Transmittal Date: March 31, 2005
Hearing Date: April 7, 2005
To:
Mayor, City Council and Planning & Zoning Commission
From:
RECEIVE_D
APi( 0 2005
CITY OF MERIDIAN
Urwin Annexation CITY CLERK OFFICE
. Request for Annexation and Zoning (AZ) Approval of 1.06 Acres from
RUT (Ada County) to L-O (Limited Office District), by Mike & Gloria
Urwin (File No. AZ-O5-009)
Craig Hood, Associate City Planner (II/
Michael Cole, Development Services Coordinator ýY\ C.
Re:
We have reviewed this submittal and offer the following comments. These comments shall be
considered in full, unless expressly modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY
The applicants, Mike & Gloria Urwin, have requested Annexation and Zoning (AZ) approval of
1.06-acres from RUT (Ada County) to L-O (Limited Office District). The subject property is
commonly known as Lot I, Block 1, Volkman Subdivision, which was recorded in 1985. There
is currently a single-family home and some outbuildings on the subject site. The site is
rectangular-shaped, and is located on the east side of Meridian Road (SH-69), approximately
2,000-feet north of Victory Road. The subject property is designated as "Low Density
Residential" on the Comprehensive Plan Future Land Use Map.
The applicant is requesting that the subject property be zoned L-O. With the subject AZ
application, the applicant has provided a conceptual site plan of how this site may develop. The
applicant states, in the submittal letter, that the subject property makes a good site for an office
use because ofthe easy freeway access and the high visibility of the property (see the applicant's
submittal letter). According to current City Code, professional and sales offices as well as clinics
are principally permitted in the proposed L-O zone (MCC-II-8-1).
In addition to converting the existing residence into an office, the applicant is conceptually
proposing to relocate access to Meridian Road near the north property line. The applicant
believes that by moving the ingress/egress point and constructing a new parking lot, access to
the site will be safer. ITD staff is recommending that access to Meridian Road (SH 69) be
granted to this site on an interim basis only. Please see Finding" J" and Special Consideration
#1 below for detailed analysis of access to the subject site.
It appears that the legal description submitted with the application is accurate and meets the
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requirements of the City of Meridian and the State Tax Commission. If all the property is zoned to L-
0, the subject site would conform to the minimum lot size and minimum frontage requirements of
the requested zone.
Staff is recommending approval of the subject annexation request to L-G, with a requirement for a
development agreement as outlined in this report.
LOCATION
The subject property is located on the east side of Meridian Road (SH 69), approximately 2,000-
feet north of Victory Road, in Section 19, Township 3 North, Range I East.
SURROUNDING PROPERTIES
North: Vacant (south of canal) with a single-family home (north of canal), zoned RUT (Ada
County).
South: Veterinary clinic, zoned RUT (Ada County).
East: Single-family home on 7.8-acres, zoned RUT (Ada County).
West: Vacant (owned by Nazarene Church), zoned R-8.
Although the properties directly adjacent to the subject site have not developed in the City,
some large properties have recently been annexed and approved for development in this area.
In 2004, 23-acres of land located on the northeast corner of Victory Road and Meridian Road
were annexed into the City for commercial uses (Mussell Corner/Victory Greens/Double D).
Earlier this year, 43-acres of land located on the northwest corner of Victory Road and
Meridian Road were annexed into the City for residential and office uses (Strada Bellissima).
Bear Creek Subdivision and Elk Run Subdivision are City-approved residential developments
within a quarter-mile of the subject site. Southern Springs, a commercial project and Larkspur,
a mixed-use project, are two developments approved recently on the east side of Meridian
Road that are less than one-half of a mile away form the subject site.
OWNER OF RECORD
The owners of record are Michael & Gloria Urwin.
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, has there been an application for a Comprehensive Plan
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amendment;
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as
"Low Density Residential". In Chapter VII of the Comprehensive Plan, low density is
defined as areas including single-family homes at densities of three dwelling units per acre or
less. The applicant is not proposing a residential zone/use for this site. The City recently
approved Resolution No. 04-0454, which amended Chapter VII, Section I, of the
Comprehensive Plan to include the following language: "At the discretion of City Council,
areas with a Residential Comprehensive Plan designation may request office uses if the
property has frontage on an arterial street or a section line road and is 3 acres in size or less in
size. In this instance, no ancillary commercial uses shall be permitted." Staff finds that the
subject property has frontage on an arterial street (Meridian Road) and is less than 3 acres in
size (1.06 acres). According to Resolution No. 04-0454, the subject parcel is eligible for an
office use/zone, lithe Commission and Couocil find the zoning is appropriate for this site.
Please see the following facts and circumstances and the Special Considerations below for
further analysis of the proposed zoning designation.
Staff finds the following Goals, Objectives, and Action items contained in the 2002
Comprehensive Plan to be applicable to this application (staff analysis is in italics below
policy):
.
"Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII,
Goal IV, Objective D, Action item 2)
On the submitted conceptual plan, the applicant is proposing direct access to
Meridian Road (SH 69). Other than Meridian Road, this site does not have frontage
on any public street. Staff recommends that access to the site be vrovided from
Meridian Road on an interim basis onlv. See comments from ITD and Special
Considerations for further analysis.
.
"Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item
4)
Meridian Road is designated as an entryway corridor on the Comprehensive Plan
Future Land Use Map. By City Ordinance, a 35.joot wide landscape buffer is
required adjacent to Meridian Road (MCC 12-13-10-4). A landscape buffer along
Meridian Road will be required by the City with CZCICUPIPlat approval.
.
"Require all commercial businesses to install and maintain landscaping." (Chapter V,
Goal III, Objective D, Action item 5)
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The applicant is not specifically proposing to install any landscaping with the subject
annexation application. In order to operate a commercial business on this site, the
applicant will be required to construct landscaping along Meridian Road and the
perimeter of the site with CZC/CUP/Plat approval.
.
"Permit new. . , commercial development only where urban services can be
reasonably provided at the time of final approval and development is contiguous to
the City." (Chapter IV, Goal I, Obj. A, #6)
This parcel is contiguous to the city via the church-owned 30-acres on the west side
of Meridian Road. Sanitarv sewer and water are not available to this Darcel at this
time. However, stcif.fbelieves that services will be available soon due to extensions of
mains in connection with the Mussel Corner development (northeast corner of Victory
Road and Meridian Road). The applicant will be required to connect to city services
and run them to and through at such time that they become available. Sizing and
routing to be coordinated with the City of Meridian Public Works department.
.
"Plan for a variety of commercial and retail opportunities within the Impact Area."
(Chapter Vll, Goal I, Objective B)
Staff believes that the proposed zone, which allows office uses, does contribute to the
variety of uses in this area.
Staff finds that the new zoning to L-O should be harmonious with and in accordance
with the Comprehensive Plan, as amended by Resolution No. 04-0454. Staff
recommends that the Commission and Council rely on staff's analysis, other
agency/department comments, and any other comments received regarding the
appropriateness of zoning this site for office users).
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Concurrent with the annexation and zoning application, the applicant has submitted a
conceptual site plan. This site plan anticipates the conversion of the existing residence to
a professional office. The site plan does not however, depict any future use for the
remainder of the site (east). Staff does not anticipate that the applicant plans to rezone the
subject property in the future if the subject annexation/zoning is approved, as additional
office uses may be allowed in the requested L-O zone. Please see Finding "C".
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;
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D.
E.
AZ-{)5-009
Staff finds that a professional office on the western portion of this site would be a
permitted use within the requested L-O zone. As mentioned above, there is no proposed
development plan for the remaining unimproved part of this site (east). Staff recommends
that prior to expansion of the existing structure, or future development on this site, direct
lot access to Meridian Road be abandoned. See Special Consideration #1 for further
analysis on the undeveloped portion of this site and access.
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;
Surrounding uses currently include rural residential properties to the north and west, a
retail use to the south, and a vacant agricultural field to the west. As mentioned in the
Surrounding Properties section above, there have been several recent developments up
and down Meridian Road, between Victory Road and Overland Road. Some of these
developments, Larkspur, Strada Bellissima, and Southern Springs are anticipated to
develop with some similar (office) uses.
Kuna-Meridian Road was recently widened to five lanes in this area by lTD. Overland
Road was recently widened to five lanes, east of Meridian Road, by the ACHD. Victory
Road is not scheduled by the ACHD for any improvements in the current Five Year Work
Program or ClP. The intersection of Victory RoadiKuna-Meridian Road is ranked #2 on
the highway district's prioritization list and is anticipated to bea signalized intersection in
the near future.
Although no adjacent parcels have been developed in the City, staff finds that the
proposed zoning is similar to other properties that have been developed/zoned in the
general area.
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 office zone/use will change the existing character of the area,
but that the proposed zone and future use(s) should be harmonious and appropriate in
appearance with the character of the overall area. Staff finds that any future uses, if
designed, constructed and operated in accordance with adopted city ordinances, should be
harmonious and appropriate in appearance with the intended. character of the vicinity (as
amended by Resolution No. 04-0454). Please see Finding "F" and Special Consideration
#1 below for further analysis.
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F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Commercial/office vehicular access to this site could cause a potential disturbance/hazard
to existing and/or future uses. ACHD and ITD consider access points in their analysis of
development applications. Although the subject application is for annexation and zoning
only, ITD staff has prepared a letter that recommends restricting access to Meridian Road
for this site. This letter notes that access to this site does not meet ITD's spacing of
approaches. However, because the parcel is otherwise landlocked, interim access may be
allowed if other access is unavailable. Staff finds that if cross access between the subject
property and the properties to the north and south is provided, the proposed use (and
access) should not be hazardous to neighboring uses or traffic flows. In addition to staffs
analysis and ITD's comments, the Commission and Council should rely on public
testimony to determine whether or not the potential disturbance of allowing a temporary
commercial access int%ut of this site will substantially affect the existing or future
neighboring uses.
The 2002 Comprehensive Plan Future Land Use Map designates the properties to the north,
south and east of the subject property for low density residential uses. If an office zone/use is
approved for this site, staff believes that the properties to the north and south (with frontage
on Meridian Road) could also request a non-residential zone/use in the future. If these
adjacent property owners were anticipating low density residential uses and an office
use/zone is approved, it may be considered disturbing to them. To allow for residential uses
on the adjacent properties, as envisioned with the Comprehensive Plan, appropriate
landscape buffers will be required on the perimeter of this site, as there are abutting uses
(single-family and vacant) that are less-intense than uses allowed in the L-O zone (see MCC
12-13-12-4). The Commission and Council should rely on public testimony to determine
whether the proposed L-O zoning will be disturbing or hazardous to the neighboring uses.
Staff finds that the use of this site for professional office/dinic purposes should not be
hazardous or disturbing to existing or future neighboring uses if the applicant enters into a
development agreement with the City and all development and landscaping ordinances are
exercised.
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;
Sanitary sewer and water are not available to this Darcel at this time. However, staff
believes that services will be available soon due to extensions of mains in connection
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with the Mussel Corner development (northeast corner of Victory Road and Meridian
Road). The applicant will be required to connect to city services and run them to and
through at such time that they become available. Sizing and routing to be coordinated
with the City of Meridian Public Works department.
The applicant and/or future property owners will be required to pay any applicable park
and highway impact fees as well as construct on-site storm water drainage facilities.
ITD staff has sent recommendations to the City regarding access for this site. Please
review the ITD comments at the end of this report for detailed information regarding this
finding.
On March 11, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. Based on the joint
agency/department meeting and other comments received from agencies/departments,
staff finds that the public services listed above can be made available to accommodate the
proposed development. The Commission and Council should reference any written and/or
verbal testimony submitted by any public service provider, regarding their ability to
adequately service this project.
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;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. Other required site
improvements will be funded and constructed by the developer through the
CZC/CUP/Subdivision approval process. The primary public costs to serve the future
patrons will be fire and police facilities and services. Staff finds there will not be
excessive additional requirements at public cost and that the proposed zoning and
subsequent development 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, smoke, fumes,
glare or odors;
If the subject annexation and zoning application is approved, the applicant intends to convert
the existing residence to a professional office. Staff finds that any future uses on this site will
generate additional traffic on adjacent roadways above and beyond the existing residence.
The level of impact will depend upon the type of future use(s). Staff recognizes that traffic
and noise will increase with the approval of this development; however, do to the size of the
site (1.06 acres) staff does not believe that the amount generated will be detrimental to the
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general welfare of the public.
The purpose of the L-O zone is to "permit the establishment of groupings of professional,
research, executive, administrative, accounting, clerical, stenographic, public service and
similar uses.. . shall not involve heavy testing operations of any kind or product
manufacturing of such a nature to create noise, vibration or emissions of a nature
offensive to the overall purpose of this District." (MCCll-7-2.G) As such, staff does not
anticipate future uses will create smoke, fumes, glare, or odors that will be detrimental to
the general welfare of persons or property in the area. Staff does not anticipate the
proposed annexation and subsequent use(s) will create excessive noise, smoke, fumes,
glare, or odors. Staff finds that the proposed office zoning/use should not be detrimental
to people, property or the general welfare of the area.
MCC 11-16-4 provides the P&Z Commission and City Council the authority to require a
property owner to enter into a Development Agreement with the City of Meridian that may
require some written commitment for all future uses to more fully comply with this finding.
Due to the high probability for redevelopment of the subject site, staff believes that a
Development Agreement is necessary to ensure that the purpose of the L-O zone is
maintained. Please see Annexation & Zoning Facts and Comments below.
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;
The applicant is conceptually proposing to construct one new driveway to Meridian Road.
This driveway is located near the north property line. ITD has submitted a letter to the
City stating that their policy for access to a Type IV Principal Arterial (SH 69) will be at
intersections only, and spaced at one-half mile intervals in urban areas. ITD allows
approaches (other than intersections) in special cases and on a temporary basis. ITD's
policy on approaches lessens the ability of driveways to create interference on the
roadways. The conceptually proposed driveway to SH 69 for this site does not conform to
ITD's policy listed above for approaches on a Type IV roadway.
Currently SH 69 has a posted speed limit of 55 MPH. Vehicles leaving this site from the
proposed access point will be attempting to merge with, or cross, traffic that is going
extremely fast. However, this parcel only has frontage on Meridian Road; it is otherwise
landlocked. To obtain an access permit to Meridian Road from ITD for a
commercial/office use, the applicant will be required to provide cross access to the
adjacent parcels (north and south) and the access will be allowed on a interim basis (until
alternate access can be provided).
Because there is currently a center turn lane on Meridian Road abutting this site; the
anticipated office use will not be a significant traffic generator,. and; the access will be
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temporary, staff believes that the access point will not create significant traffic
interference. Further, staff finds that the least amount of interference to traffic on the
surrounding public streets will occur if cross access between the subject property and the
properties to the north and south are provided, and the proposed access point is removed
once an alternate ingress/egress point is provided. Please see ITD comments, Special
Consideration #1, and Annexation & Zoning Facts and Comments #3 below.
The Commission and Council should rely on public testimony, ITD staff, and City staffs
analysis when determining whether or not a vehicular approach to Meridian Road, even
on an interim basis, will create an interference with traffic on surrounding public streets.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff is unaware of any natural of scenic features of major importance on this site and
finds that no natural or scenic features of major importance will be lost or damaged by
approving the annexation and zoning application. 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)"
There have been several recent developments in this area, none have occurred adjacent to
this site. If a non-residential use is approved for this site, staff anticipates the properties to
the north and south may also develop with non-residential/office uses and not low-density
uses as envisioned with the Comprehensive Plan Future Land Use Map. Although this
site is eligible for annexation and zoning to L-O. staff recommends that the Commission
and Council determine whether this is the correct time to annex this mODem into the City
and if the annexation and zoning is in the best interest of the City. NOTE: Staffhas
included Development Agreement stipulations for annexation and zoning of this property
below.
SPECIAL CONSIDERATIONS (ANNEXATION & ZONING)
1. Future DeveloDment:
Office Use: According to MCC II-19-I-A, no building or other structure shall be erected,
moved, added to or structurally altered, nor shall any building, structure or land be
established or changed in use without a certificate of zoning compliance (CZC) issued by the
Administrator. A certificate of zoning compliance shall be issued only in conformity with the
provisions of this Title and shall be required before the issuance of a building permit. As
noted earlier in the report, the applicant intends to convert the existing residence into an
office.
Upon annexation and zoning of the property to L-O, the residence will become a legal non-
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conforming use. The applicant, Commission and Council should be aware that no alterations,
expansions, reconstructions or other enlargements to the structure will be permitted except
through a CZC and except where the use of the structure changes to a use permitted in the L-
0 zone. Prior to occupancy of the building for office use, a certificate of zoning compliance
permit should be obtained. Further, staff recommends that any use future use(s) on the
remainder portion of this site be required to obtain Conditional Use Permit approval. See
Annexation & Zoning Facts and Comments #3 below.
NOTE: Through the certificate of zoning compliance process, the applicant will be
required to provide fire flow to the office use consistent with the International Fire Code.
If the Mussel Corner development fails to provide water and sewer service to this area as
proposed, the subject applicant may be responsible for extending water to the site via
main line extensions from existing mains. The applicant will be required to conoect to
city services (water and sewer) and run them to and through the site. Sizing and routing to
be coordinated with the City of Meridian Public Works department.
Landscaping: Meridian Road is designated as an entryway corridor on the Comprehensive
Plan Future Land Use Map. A 35-foot wide landscape buffer is currently required
adjacent to Meridian Road (MCC 12-13-10-4). A landscape buffer along Meridian Road
will be required by the City with a CZC/CUPlPlat approval. NOTE: The existing
structure appears to encroach into the required landscape street buffer area. Staff will
work with the applicant through the alternative compliance section of the ordinance to
ensure that a buffer, that meets the intent and purpose ofMCC 12-13-10-4, is constructed
along Meridian Road.
If the subject annexation and zoning application is approved, L-O property will be adjacent to
rural residential properties zoned RUT in Ada County. To buffer the existing land uses from
future commercial uses on this site, landscape buffers along the perimeter of the site should
be installed when a CZC/CUPlPlat is approved (see MCC 12-13-12).
Vehicular Access/Parking: There is an existing access into this site located on the north side
of the existing home. The applicant is (conceptually) proposing to relocate the existing
driveway to Meridian Road; approximately 400-feet north of Edmond Court and 500-feet
south of Rosalyn Court. ITD staff has prepared comments that restrict access to Meridian
Road for this property. This letter notes that any access to this site will not meet ITD's
spacing of approaches. However, because the parcel is otherwise landlocked, interim access
may be allowed. Staff finds that if cross access between the subject property and the
properties to the north and south is provided, the proposed use (and access) should not be
hazardous to neighboring uses or traffic flows. Staff is recommending that vehicular access
to this site be restricted as recommended by ITD staff in a development agreement. NOTE:
ITD may further restrict access into this site to right-inlright-out movements only. This
determination will be made by ITD when the applicant submits for an access permit to
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District III. See Annexation & Zoning Facts and Comments #3.
NOTE: For professional offices, parking stalls are currently required at the rate of one
space per 400 s.f. of gross floor area (MCC 11-13-5.B). Fourteen (14) parking spaces are
proposed on the conceptual site plan.
2.
Sanitary Sewer: This development is currently not serviceable by the City of Meridian's
sanitary sewer or water system. However, staff believes that services will be available
soon due to extensions of mains in connection with the Mussel Comer development on
the northeast comer of Victory Road and Meridian Road. The subject applicant will be
required to connect to city services and run them to and through at such time that they
become available. Sizing and routing to be coordinated with the City of Meridian Public
Works department.
ANEXATION & ZONING FACTS AND COMMENTS
1. The subject property is within the Urban Services Planning Area. The legal description
submitted with the application (dated 1-28-05, stamped by Joseph D. Canning) shows the
property as contiguous to the existing corporate boundary of the City of Meridian. The
Public Works Department has confmned that the submitted legal description meets the
requirements of the City of Meridian and the Idaho State Tax Commission.
2.
Any future subdivision and/or development of this property shall comply with the City of
Meridian ordinances in effect at the time.
3.
Prior to the annexation ordinance approval, a Development Agreement (DA) shall be
entered into between the City of Meridian, property owner (at the time of annexation
ordinance adoption), and the developer. The applicant shall contact the Citv Attomev.
Bill Nary. at 888-4433 to initiate this process. The DA shall incorporate the following:
. That the applicant will be responsible for all costs associated with the sewer and water
service extension. 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 maybe used for
non-domestic purposes such as landscape irrigation.
. That no exterior alterations, expansions, reconstructions or other enlargements to the
existing single-family structure will be permitted except through a Certificate of Zoning
Compliance (CZC) and except where the use of the structure changes to a use permitted
in the L-O zone.
. That all future uses shall 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, smoke, fumes, glare or odors.
. That other than converting the existing structure to a professional office, all future
uses on the subject site shall be approved through the Conditional Use Permit process.
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Planning & Zoning Commission/Mayor & City Council
April 7, 2005 (Hearing Date)
Page 12
The applicant shall provide cross-access to the parcels to the north (Parcel No.
R2114050010) and south (Parcel No. R9071450052), prior to issuance of a Certificate
of Zoning Compliance permit for any future use (excluding the existing home to be
converted).
. That vehicular access to this site shall be restricted to those approved by ITD and the
City. Access to this site from Meridian Road shall be on an interim basis only and
shall terminate within 6 months of alternate access being available to the site.
OTHER AGENCYIDEPARTMENT COMMENTS
MERIDIAN FIRE DEPARTMENT COMMENTS CAZ-O4-O29)
I. 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 fITe hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
2.
The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have an approved turn around.
3.
All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
4.
Provide a 20' wide Fire Lane for all internal & external roadways.
5.
Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
6.
Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
7.
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 per Appendix D.
8.
The proposed office/commercial uses will have an unknown transieot population and will have
an unknown impact on Meridian Fire Departmeot call volumes. The Meridian Fire
Departmeothas experieoced 2397 responses in the year 2003. According to a report completed
by Fire & Emergency Services Consulting Group our requests for service are projected to reach
2800 in the year 2005 and 3800 by the year 2010.
AZ-O5-009
Urwin.AZ.doc
14.
15.
Planning & Zoning Commission/Mayor & City Council
April 7, 2005 (Hearing Date)
Page 13
9.
The proposed project lies outside the five-minute response zone goal. Achievement of this
goal is subject to budgetary constraints and is intended to enhance the probability of a
favorable outcome on a request for Basic Life Support. The budget constraints are typically
defined as capital outlay for facilities that are located within 1.5 miles from a given location
and sufficient operational funds to staff the facilities.
10.
Maintain a separation of5' from the building to the dumpster enclosure.
11.
Provide a Knoxbox entry system for the complex prior to occupancy.
12.
All portions of any buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
13.
Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official. For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance with
Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or903.3.l.2, the distance requirement shall be 600 feet (183
m).
There shall be a fire hydrant within 100' of all fire department connections.
Buildings over 30' in height are required to have access roads in accordance with Appendix D
SectionDl05.
SANITARY SERVICES COMPANY COMMENTS
I. Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved
site plan from SSC.
MERIDIAN PARKS DEPARTMENT COMMENTS
1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
2.
AZ-05-O09
Standard Plan for Protection ofExisting Trees during Construction: The standard established
in the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed.
Urwin.AZ.doc
Planning & Zoning CommissionlMayor & City Council
April 7, 2005 (Hearing Date)
Page 14
IDAHO TRANSPORTATION DEPARTMENT
I. The access does not meet our spacing of approaches, however the parcel is landlocked at this
time. We would recommend consideration of an "interim" access until alternate access can
be provided to the parcel via future frontage or backage roads. Once alternate access is
available, this access would be closed.
2.
We recommend that cross access be stipulated to adjacent parcels that front the highway.
3.
Prior to expansion or change in use from this application, the owner or tenants should check
in with the City and the Idaho transportation Department to determine if highway safety
features are necessary for the development.
4.
Noise abatement shall be the responsibility of the developer.
5.
A permit application for the change in use of the existing approach should be obtained
RECOMMENDATION
Staff is recommending that the property be annexed into the City with the aforementioned
Annexation & Zoning Facts and Comments included in a Development Agreement.
AZ-{)5-009
Urwin.AZ.doc
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John S. Franden, President
Sheny R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
March 15,2005
To:
Mike and Gloria Urwin
880 East Hubbard Road
Kuna Idabo 83634
RECEIVED
MAR 1 6 2005
Subject:
MAZ-05-009
Rezone
2560 South Meridian Road
City of Meridian
City Clerk Office
In response to your request for comment, the Ada County Highway District (ACHD) staff has reviewed the
submitted application and site plan for the item referenced above and detennined that State Highway 69 (Meridian
Road) is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant should contact ITD's
Dis1rict ill Traffic Engineer Dan Coonce at 334-8340 to determine if any improvements and/or additional right-of-
way will be required as a part of this application. The applicant will be required to submit a letter from ITD
regarding the said requirements to the Ada County Highway District prior to the issuance of a building pennit (or
other required pennits).
In order to provide the applicant and the City of Meridian with information regarding traffic, I have estimated that
this site will generate an additional 92 vehicle 1rips per day (10 existing). I have also included updated traffic
counts for Overland Road and State Highway 69.
~ State Highway 69 south of Overland Road was 21,966 on 10-22-02
~ State Highway 69 north of Victory Road was 22,266 on 5-15-02
~ Overland Road west of State Highway 69 was 15,205 on 6-5-02
Please note that a traffic impact fee may be assessed by ACHD and will be dne prior to the issuance of
a building permit. Contact ACHD Planning & Development Services at 387-6170 for information
regarding impact fees.
Prior to the construction or installation of any roadway improvements (curb, gutter, sidewalk, pavement
widening, driveways, culverts, ere), a pennit or license agreement must be obtained from ACHD.
If you have any questions, please feel free to contact me at (208) 387-6177.
Andrea N. Tw1Ìng
Planner ill
Right-of-way & Development Services, Planning Division
CC:
Project file, Construction Services, Drainage, Utilities
City of Meridian
Don and Esther Griffith, 2560 South Meridian Road, Meridian Idabo 83642
Ada County Highway District. 3775 Adams Street. Garden aty, ID. 83714 . PH 20B-3B7-61oo. FX 345-7650. www.achd.ada.id.us
II
Development Process Checklist
II
[gJSubmit a development application to a City or to the County
[gJThe City or the County will transmit the development application to ACHD
[gJThe ACHD Planning Review Division will receive the development application to review
[gJThe Planning Review Division will do one of the following:
[gJSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" 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 appl'
to this development application.
DWrite a Staff Level report analyzing the Impacts of the development on the transportation system and evaluating thl
proposal for its confonnance to District Policy.
DWrite a Commission Level report analyzing the Impacts of the development on the transportation system and
evaluating the proposal for its confonnance to District Policy.
DThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
[gJFor ALL development applications, Including those receiving a "No Review" or "Comply With" letter:
The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Revl....
Division for plan review and assessment of impact fees. (Note: n 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-at-way, includin¡
but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building pennlt. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approach(s)
Submit a "Driveway Approach Requesr fonn 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 the 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 Narrative & Plat. done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
0 Sediment & Erasion Submittal
At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & 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 Idaho Power Company
Vie Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
0 Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
7
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IDAHO TRANSPORTATION DEPARTMENT
p,O, Box 8028
Boise, ID 83714.8028
(208) 334-8300
iId,idaho..p
March 31, 2005
Will Berg, City Clerk
Meridian Planning and Zoning
33 East Idaho Ave...
Meridian, Idaho 83642
RECEIVED
APR - I 2005
C.ityofMeridi."
CIty Clerk Dllice
Re:
Location: 2560 South Sh-69
Route: SH-69
Name: Mike & Gloria Urwin
Case No: AZ 05-009
Dear Mr. Berg:
We have reviewed the preliminary plan for the above referenced property and we would recommend
the following considerations.
1. The partial is land locked and we would agree to one interim approach until and alternate access
can be granted.
2. We would like to see that cross access be stipulated to adjacent parcels that ftont the highway.
3. Prior to expansion or change in use ftom this application, the owner should check with the city or
ITD for safety features are necessary for the development.
4. Noise Abatement shall be the responsibility of the developer.
5. A pennit application for the change in use of the existing approach should be obtained through our
pennit agents. Please have the developer contact Mat Ward (208) (334-8341) Or Larry Bronson
(208) (334-8328).
If you have any questions please feel ftee to contact me at (208) (334-8340).
z:1~
District Traffic Engineer