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HomeMy WebLinkAboutStaff Comments CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 ST AFF REPORT P & Z Commission Hearing Hearing Date: 3/2/2006 , '" " \(,' ,;J: ,', ' ,,;,'<'I,~ .. Ah~~' ctG"""':"" II \a::,~ , ,,', ,. "". '" tJ/7di(;[11 ' ;'; !;),\H(' TO: FROM: SUBJECT: Planning & Zoning Commission Josh Wilson, Associate City Planner Strada Bellissima Outparcel . AZ"06~002 Annexation and Zoning of.43 acres from RUT to L-O zone 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Strada Bellissima, LLC, has applied for Annexation and Zoning (AZ) of .43 acres from RUT (Ada County) to L~O (Limited Office). The site is surrounded on three sides by land zoned as L-O which was approved with Strada Bellissima Subdivision, and the annexation and development of this property will complete the proposed office development which was conceptually presented with the subdivision approval. The site is located at 3015 S. Meridian Road, near the intersection of S. Meridian Road (SH 69) and Victory Road. 2. SUMMARY RECOMMENDATION Staff recommends approval of AZ-06.002 for Strada Bellissima Outparcel as presented in the staff report for the hearing date of March 2, 2006 based on the Findings of Fact as listed in Exhibit D and subject to the approval comments as listed in Exhibit B as attached to this report. Staff has prepared findings consistent with this recommendation. 3. PROPOSED MOTIONS Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number AZ-06-002 as presented in the staff report for the hearing date of March 2, 2006, with the following modifications to the proposed development agreement: (add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number AZ-06-002 as presented in the staff report for the hearing date of March 2, 2006, for the following reasons: (you should state specific reasons for denial of the annexation request.) Continuance After considering all staff, applicant and public testimony, I move to continue File Number AZ~ 06-002 to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS Section 24, T3N Rl W RECEIVEf) FEe 2 ~ , CITY OF MEF~i :,<:\/. CITY CLER~( (" , a. Site Address/Location: 3015 S. Meridian Road Strada Bellissima Outparcel AZ-06-002 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 b. Owners: Strada Bellissima, LLC 9560 W. Pebble Brook Lane Garden City, Idaho 83714 c. Applicant: Strada Bellissima, LLC 9560 W. Pebble Brook Lane Garden City, Idaho 83714 d. Representative: Chris Hobbs, Pinnacle Engineers e. Present Zoning: RUT f. Present Comprehensive Plan Designation: Low Density Residential 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as determined by City Ordinance. By reason of the provisions ofUDC 11-5B-3, a public hearing is required before the City Council on this matter. c. Newspaper notifications published on: February 13 and 27, 2006 d. Radius notices mailed to properties within 300 feet on: February 8, 2006 e. Applicant posted notice on site by: February 20,2006 6. LAND USE a. Existing Land Use(s): Existing residence b. Description of Character of Surrounding Area: Approved as part of Strada Bellissima Subdivision for office uses along Meridian Road, with a single family residential development on the remainder of the property. c. Adjacent Land Use and Zoning 1. North: Strada Bellissima Subdivision, zoned L~O. 2. East: Strada Bellissima Subdivision, zoned L.O. 3. South: Rural properties, zoned RUT (Ada County). 4. West: Strada Bellissima Subdivision, zoned L-O. d. History of Previous Actions: None. e. Existing Constraints and Opportunities 1. Public Works Location of sewer: Already serviced through Strada Bellisima #1. Location of water: Already serviced through Strada Bellisima #1. Issues or concerns: None. 2. Vegetation: None. 3. Flood plain: NA Strada Bellissima Outparcel AZ-06-002 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 4. Canals/Ditches Irrigation: No major facilities. 5. Hazards: None known. 6. Proposed Zoning: L-O 7. Size of Property: .43 acres g. Landscaping 1. Width of street buffer(s): 25 feet on Victory Road. 2. Width ofbuffer(s) between land uses: NA 3. Percentage of site as open space: NA 4. Other landscaping standards: NA h. Proposed and Required Non~Residential Setbacks: per the L-O zone L-O Standard Front 20 feet Side 10 feet Rear 20 feet Max. Building Height 35 feet Min. Lot Size None Min. Street Frontage None i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access to the site will be from an existing public roadway (W. Galvani Drive) and commercial drive aisles within Strada Bellissima Subdivision. 7. COMMENTS MEETING On February 10, 2005 Planning Staff held an agency comments meeting. The agencies and departments present included: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS The subject property is currently designated 'Low Density Residential' on the 2002 Comprehensive Plan Future Land Use Map. The City approved Resolution No. 04-0454, which amended Chapter VII, Section 1, 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, Victory Road, and is less than 3 acres in size (.43 acres). According to Resolution No. 04- 0454, the subject parcel is eligible for an office use/zone, if the Commission and Council 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): Strada Bcllissima Outparcel AZ-06-002 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 . Require that development projects have planned for the provision of all public semces (Chapter VII, Goal III, Objective A, Action 1) When the City established its Area of City Impact, it planned to provide City services to the subject properties. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: . Sanitary sewer and water service will be extended to the project at the developer's expense. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. The subject lands are currently serviced by the Meridian School District #2. This service will not change. The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. . . . . . Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. . "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal I, Objective B) Staff believes that the proposed zone, which allows office uses, does contribute to the variety of uses in this area. Provide for non-exclusive residential zoning that allows for low-impact neighborhood commercial areas to develop in residential districts. Develop standards to regulate neighborhood commercial uses to minimize the impact on the integrity of the residential district (Chapter VII, Goal IV, Objective C, Action 7). . The proposed development will be restricted to professional and medical offices uses through the Comprehensive Plan text amendment. The ojjìce uses will have a low-impact on the surrounding properties and will not compromise the integrity of the surrounding residential district. The project will take vehicular access from W. Galvani Drive, and will not disrupt the nature or character of the neighborhood. Staff finds that the proposed L-O zoning designation is hannonious with and in accordance with the Comprehensive Plan and the recent Comprehensive Plan text amendment. 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: UDC 11-2B-2 lists personal and professional services as a Strada Bellissima Outparcel AZ-06-002 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 Pennitted Use in the L-O zone. b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Zoning Ordinance, staff believes that this is a good location for the proposed office development. Please see Exhibit D for detailed analysis of facts and findings. Special Considerations: Victory Road Access: Per the applicant's conceptual site plan, no direct lot access to Victory Road shall be allowed. This will minimize traffic interference and impact on Victory Road. The annexation legal description submitted with the application (prepared on December 12,2005 by Stephen Lee, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. 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 City Attornev. Bill Nary. at 888-4433 to initiate this process within 18 months of City Council approval of the annexation request. The DA shall incorporate the following: . 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. . All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. . 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 may be used for non~domestic purposes such as landscape irrigation. . Prior to issuance of any building permit, the subject property shall be subdivided in accordance with the City of Meridian Unified Development Code. Would this be a short plat? Is the sole purpose to restrict the access and dedicate ROW? That makes sense, I'm just trying to figure out your what you are thinking. . .. You might need to add a paragraph to explain. . No direct lot access to Victory Road shall be allowed. b. Staff Recommendation: Staff recommends approval of AZ-06-002 for Strada Bellissima Outparcel as presented in the staff report for the hearing date of March 2, 2006 based on the Findings of Fact as listed in Exhibit D and subject to the approval comments as listed in Exhibit B as attached to this report. Staff has prepared findings consistent with this recommendation. 11. EXHIBITS A. Drawings Strada Bellissima Outparcel AZ-06-002 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 1. Conceptual Site Plan (dated; December 13,2005) B. Approval Comments 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District C. Legal Description D. Required Findings from Zoning Ordinance Strada Bellissima Outparcel AZ-06-002 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 A. Drawings 1. Conceptual Site Plan (dated: December 13,2005) 'f "',,"" """' ,",- .,. "" """ .---~ l¡ ~~~:::~~~~=-~ . , . ~ï~~~-;~~I'! ::~~ll! I ,Ir-'" ==::::~:' ~I Ii ,1[1 I',,~I '1:="""-':,--= I Ii Ii!! . ¡ =-j/ @J!~"T~~['-'J".m"m:'" ¡It ill I' CJ:T'-'-::i:::],::~"",:j b!§ìb, , I ,: I:! I :b.g : Ii Ii! H ,,' , , , . , "j " : J: j: . i-I I I' ! II i! i , i ! f if I ; I ¡: I, I:!: I I I ! /'! If! :¡f ¡,_",,__mL'- ,,:1 I" 'ìl !flr! ~~T Y - - [ -. / II !j i II'II!II'! =""'" U._~~ 11//'/, ¡I¡'I II ¡I ",I ~':==~j ",' jl r~I'I== -'-., """" . / //~j~, /1 ~. """""".., . \ / l/ /j l'?~ ' II, I ~' I --~:~- !I:""~:::='" .. ..' í ¡j,(' ' /; ~ï Iii ~ I11' r 16 VI 'If // / 1111)1 ,~ i 11",...""..-' J""f"Tr'-rTrTT ( /1 ._;t)<~~í/ y : ~- ~~"~~Ii ¡I / d{~t?// 1'1 ~ "lJ,..L~",:::L::.="::L,, 'II 1:~/)1<¡// ,// ',m \>"" ' - i WI 1:' p"/ ¡:/ -' - : I!hð / ,'\ II -."",j ! /1 / ! t~íf/ <' // / ~\\ ! I, '--" ! 1/ /li./ / I 11'11 ' I Ii :',,:=, Lr--!' «,L£/;/ ./ IIi i I II I¡':.j / /11/1/ /Í; /Y I I' 'I'll" ~..-.J ! / /!i i//#' " ! !! i,' ¡i' 1,lli ,'( t--- ."~¿:~,,.. IjJ' / ¡ø/ /;/;/ / ,¡'ii ~" ..,-'---.."--._~ I~, ¡f:¡il! .' / 'I'" I 'f" '--'..:;"""'--""" -".",....,jô.'¡ "¡.') I,,; ¡ I' Iii i ""'-"":::;:~~~==:::Oè"~õ."Oi""""",---.-. /,¡ LtÞ,-j; //./ / JIl~~~~..~:E1i1l- .I ~ """""'1"",",,_,10""""""-. 1:C;:I"""~"""""".""",.""""",--,_."""-,,., ",.",.....,..; Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 ANNEXATION COMMENTS 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 City Attorney. Bill Nary. at 888-4433 to initiate this process within 18 months of Citv Council approval of the annexation request. The DA shall incorporate the following: . 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. . All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. . 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 may be used for non-domestic purposes such as landscape irrigation. . Prior to issuance of any building permit, the subject property shall be subdivided in accordance with the City of Meridian Unified Development Code. . No direct lot access to Victory Road shall be allowed. 2. PUBLIC WORKS DEPARTMENT Public Works has no concerns with this annexation. All comments will be reserved for during the plan review process for any proposed development. 3. FIRE DEPARTMENT 1. Acceptance of the water supply for fire protection will be by the. Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 W' 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 specifications. d. Fire Hydrants shall be placed on corners when spacing pennits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3. All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside radius. 4. All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and shall have a clear driving surface which is 20' wide. 5. Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in accordance with Appendix D Section DI03.6 Signs. 6. For all Fire Lanes, provide signage "No Parking Fire Lane". 2.1 Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 7. Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 8. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping. 9. Operational fire hydrants, temporary or pennanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 10. Building setbacks shall be per the International Building Code for one and two story construction. 11. The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. These measurements shall be based on the face of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 12. 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. 13. The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. 14. Maintain a separation of 5' from the building to the dumpster enclosure. 15. Provide a Knox box entry system for the complex prior to occupancy. 16. The first digit ofthe Apartment/Office Suite shall correspond to the floor level. 17. The applicant shall work with Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance at the required intersection(s). 18. All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 19. All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter ofthe building. 20. Provide exterior egress lighting as required by the International Building & Fire Codes. 21. 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 fITe 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). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. 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 m). 22. There shall be a fire hydrant within 100' of all Fire Department connections. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 23. Buildings over 30' in height are required to have access roads in accordance with Appendix D Section D1O5. 24. Emergency response routes and fire lanes shall not be allowed to have speed bumps. 25. Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have at least three means of fire apparatus access for each structure. (Remoteness Required) 4. POLICE DEPARTMENT 1. The Police Department has no concerns with the site design as submitted with the application. 5. PARKS DEPARTMENT 1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (UDC 11-3B-lO) will be followed. 2. Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (UDC 11-3B-lO) will be followed. 6. SANITARY SERVICE COMPANY I. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit stamped (approved) plans with your certificate of zoning compliance application. 7. ADA COUNTY HIGHWAY DISTRICT 1. No comments received. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 C. Legal Description Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 D. Required Findings from Zoning Ordinance 1. Annexation Findings: Exhibit D Upon recommendation from the Commission, the Council shall make a fnll investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: I. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone all of the subject property to L-O. Staff finds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan!. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. The map amendment complies with the regulations outlined for the proposed district, specifically the pnrpose statement; Staff finds that personal and professional service uses are allowed within the requested zoning district of L-O as a Principally Permitted Use. The accompanying plat demonstrates the land will be developed with lot sizes and other dimensional requirements that conform to the proposed zoning designation. The map amendment shall not be materially detrimental to the public health, safety, and welfare; 2. 3. 4. Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this finding. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. The annexation is in the best of interest of the City (UDC 11-SB-3.E). S. Staff finds that all essential services are available or will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. The applicant is proposing to develop the land in general compliance with the City's Comprehensive Plan. This is a logical expansion of the City limits. In accordance with the findings listed above, staff finds that Annexation and Zoning of this property to L.O would be in the best interest of the City.