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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23,2006
STAFF REPORT
TO:
Hearing Date: 5/23/06
Mayor and City Council
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FROM:
Joe Guenther, Associate City Planner,
Jenny Veatch, Associate City Planner
Meridian Planning Department
208.884-5533
~CEIVED
MA Y1 8 2006
SUBJECT:
Williams Pipeline Annexation C.
AZ-06-020 Ity of Meridian
'. -, City Clerk Office
AnnexatIon and Zomng of 4.65 acres from RUT (Ada County) to
C.G (General Commercial).
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Williams Pipeline also Northwest Pipeline Corporation, has applied for
Annexation and Zoning (AZ) to C.G (General Commercial) for 4.65 acres of property currently
zoned RUT in Ada County. The site is located on the south side of Interstate 84, at the
intersection with Locust Grove Road. This site is currently commerciallindustrial with one office
building and accessory buildings with storage of maintenance equipment. The applicant is
proposing to construct an office and associated storage/maintenance buildings on the site.
2. SUMMARY RECOMMENDATION
The subject property is within the Urban Service Planning Area. Staff has provided detailed
analysis and recommends that the subject be approved with the provisions detailed in this report.
Staff is recommending approval of the Williams Pipeline Annexation. submitted as AZ-06-020
with the comments contained in the report dated Mav 23.2006. The Meridian Planning and
Zoning Commission heard the item on April 20, 2006. At the public hearing they moved to
recommend approval.
a. Summary of Public Hearing:
i. In favor: Wes Steele (representing applicant)
11. In opposition: none
iii. Commenting: none
IV. Staff presenting application: Joe Guenther
v. Other staff commenting on application: none
b. Key Issues of Discussion by Commission:
1. none;
c. Key Commission Changes to Staff Recommendation:
1. none
d. Outstanding Issue(s) for City Council:
1. none
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to approve File Number(s) AZ-
06-020 as presented in the staff report for the hearing date of May 23,2006 with the following
modifications to the conditions of approval: (add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number(s) AZ-06.
WILLIAMS PIPELINE Annexation - AZ-06-020
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23,2006
020 as presented in the staff report for the hearing date of May 23, 2006, for the following
reasons: (you should state specific reasons for denial of the annexation). I further move to direct
Legal Department Staff to prepare an appropriate findings document to be considered at the next
Planning and Commission hearing on May 23, 2006.
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number AZ-
06-020 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
a. Site Address/Location:
1301 S. Locust Grove Road
b. Owner! Applicant
Williams Pipeline, LLC
1301 S. Locust Grove Road
Meridian Idaho 83642
c. Representative: Wes Steele, Habitec
d. Present Zoning: RUT (Ada County)
e. Present Comprehensive Plan Designation: Mixed Use Community
f. Description of Applicant's Request: Request for Annexation and Zoning (AZ) to C-G
(General Commercial) for 4.65 acres of property currently zoned RUT in Ada County.
g. Applicant's Statement/Justification: The site is located on a main collector which will be
upgraded as a major arterial with the future Locust Grove Overpass. The subject property is
appropriate for commercial/office uses. The use will not change from County to City
jurisdiction.
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title II Chapter 5, a public hearing is
required before the City Council on this matter.
b. Newspaper notifications published on: April 3 and April 17, 2006 (for Planning & Zoning
Commission hearing) and May 1 and May 15,2006 (for City Council hearing).
c. Radius notices mailed to properties within 300 feet on: March 31,2006 (for Planning &
Zoning Commission hearing) and April 28, 2006 (for City Council hearing).
d. Applicant posted notice on site by: AprillO, 2006 (for Planning & Zoning Commission
hearing) and May 13,2006 (for City Council hc:aring).
6. LAND USE
a. Existing Land Use(s): There is an existing home and other outbuildings on the subject site.
b. Description of Character of Surrounding Area: The parcels to the south and west are
either zoned commercial or proposed commercial zones. To the north is the interstate with the
WILLIAMS PIPELINE Annexation - AZ-06-020
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23,2006
proposed ACHD right of way for the Locust Grove Road overpass. This area is rapidly
transitioning from rural to urban/commercial.
c. Adjacent Land Use and Zoning:
I. North: Commercial, zoned C-G
Future Right of way, zoned IL
vacant commercial, Maverick, Ada County RUT and Meridian City C-C
Single~family-vacant fann site, zoned RUT
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works:
2. East:
3. South:
4. West:
Location of sewer: Sewer is available in Locust Grove Road.
Location of water: Water is available in Locust Grove Road
Issues or concerns: Without conceptual sewer design it is difficult to
determine if this property will all gravity to existing mains.
2. Vegetation: none.
3. Floodplain: N/A
4. Canals/Ditches Irrigation: All irrigation ditches, laterals and canals should be tiled
when this property develops.
5. Hazards: Staff is not aware of any hazards associated with this property.
6. Proposed Zoning: C-G (General Commercial)
7. Size of Property: 4.65 acres
f. Subdivision Plat Information: The applicant has not submitted a preliminary plat with
the subject annexation application as they intend to keep the entire site for their own uses.
Staff recommends that the City waive the requirements of the Development Agreement (DA)
for developing the subject property. Please see Analysis below for recommended DA
provlSlons.
g. Landscaping:
I. Width of street buffer(s): Per City Code, a 25-foot wide landscape street buffer is
required adjacent to Locust Grove Road, a recently classified arterial roadway (UDC
11-2A-4).
2. Width ofbuffer(s) between land uses: N/A all properties are proposed as C-G
h. Required Commercial Standards: C-G
Setbacks Proposed
Landscape (Commercial)
Arterial Road (Locust Grove) N A
1-84 (Future) NA
Required
35
50
1. Summary of Proposed Streets and/or Access: As mentioned above, the applicant is not
proposing to develop/plat this property at this time. There will be a future arterial roadway
WILLIAMS PIPELINE Annexation - AZ-06-020
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CITY OF MERIDIAN PLANNING DEPARTMENT STAPF REPORT FOR THE HEARING DATE OF MAY 23, 2006
east of this site which will eventually overpass Interstate 84Road. The subject site will be
land locked by the Interstate 84 and overpass construction; therefore, the applicant will be
required to have a new access at the south end of the site.
7. COMMENTS MEETING
On March 31, 2005, a joint agency and departments meeting was held with service providers in
this area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, and the Sanitary Services Company.
These agencies were unable to comment as there was no conceptual design provided. No
comments are included with this report as all uses will require at minimum a certificate of zoning
compliance where the agencies will have the opportunity to condition specific uses.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use Community" on the Comprehensive Plan Future Land
Use Map. In Chapter VII of the Comprehensive Plan, this designation is defined in part as an area
that is situated in highly visible or transitioning parts of the City where innovative and flexible
design opportunities are encouraged. The MU-C has up to 200,000 on the square footage ofnon~
residential uses and is intended to allow a broad range of uses. Staff recommends that the
Commission and Council rely on any verbal or written testimony that may be provided at the
public hearing when determining the most appropriate zone for this property.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the subject property (staff analysis in italics below policy):
. Require that development projects have planned for the provision of all public servIces.
(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 property. 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
WILLIAMS PIPELINE Annexation - AZ-06-020
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23,2006
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
· Protect existing residential properties from incompatible land use development on adjacent
parcels. (Chapter VII, Goal IV, Objective C, Action 1)
The applicant is proposing a commercial zone adjacent to proposed or established
commercial districts. Stafffinds that impacts to the existing residential properties to the south
and west can be limited through design as to be compatible with the proposed development if
appropriate fencing, access points, and landscaping are installed with this project and in
cooperation with the future A CHD interstate overpass.
· "Permit new. . .commercial developments only where urban services can be reasonably
provided at the time of final approval and development is contiguous to the City." (Chapter
IV, pg. 26, Goal I, Obj. A, #6)
Municipal water, solid waste and other services exist to this area of Meridian.
· "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, pg. 107,
Goal IV, Obj. D, #2)
The curb cuts and access points will be designed to be consistent with other proposals of this
size and nature. However, these will be approved with the filing of a detailed development
proposal andfull review by ACHD,
· Review new development for appropriate opportunities to connect to local roads and
collectors in adjacent developments. (Chapter VI, Goal II, Objective A, Action 13)
No stub streets are currently provided to the subject site. See bullet above.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
· "The capacity of arterial. . .roadways can be greatly diminished by excessive driveway
connections to the roadways. The City should cooperate with ACHD to minimize access
points on arterial. . .roadways as development applications are reviewed." (Chapter VI, page
72)
· "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of
existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79).
· "Identify transitional zones to buffer commercial and residential uses, to allow uses such as
offices and other low intensity uses." (Chapter VII, Goal I, Obj. B, #7, page 102)
Staff finds that the proposed C-G zoning designation is generally harmonious with and in
accordance with the Comprehensive Plan.
9. ZONING ORDINANCE
a. Allowed Uses in the Commercial Districts: UDC Table 11-2B-2lists the permitted, accessory,
and conditional uses in the C-G zoning district.
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
WILLIAMS PIPELINE Annexation - AZ-06-020
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23,2006
of the district in proximity to streets and highways. C.G General Retail And Service
Commercial District: The purpose of the C-G district is to provide for commercial uses which
are customarily operated entirely or almost entirely within a building; to provide for a review
ofthe impact of proposed commercial uses which are auto and service oriented and are located
in close proximity to major highway or arterial streets; to fulfill the need of travel-related
services as well as retail sales for the transient and permanent motoring public. All such
districts shall be connected to the municipal water and sewer systems of the city, and shall not
constitute strip commercial development and encourage clustering of commercial
development.
10. ANALYSIS
a. Analysis of Pacts Leading to Staff Recommendation:
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested C-G zone is appropriate for this property. Please
see Exhibit C for detailed analysis of the required facts and findings.
The annexation legal description submitted with the application (stamped on February
24, 2006 by Michael Engebritson, PLS) shows the property as contiguous to the
existing corporate boundary of the City of Meridian.
Special Considerations:
Develooment Agreement: UDC 1l.5B.3.D.2 and Idaho Code ~ 65-6711A
provides the City the authority to require a property owner to enter into a
Development Agreement (DA) with the City that may require some written
conilllitment for all future uses. Staff believes that a DA is not necessarv to
ensure that this property is develooed in a fashion that is consistent with the
comprehensive plan designation and does not negativelv impact nearby
properties. Williams pipeline has been at the site since 1959 and the uses are not
expected to change. The applicant shall be subiect to all standards of the UDC
including a Certificate of Zoning Compliance for new structures and alternative
compliance for the existing structure if it is to remain.
b. Staff Recommendation: Staff recommends that the applications for the subject
property be approved with the associated development agreement which would be in
the best interests of the city to be annexed into the City with a C-G zoning designation
with the aforementioned Annexation & Zoning provisions. All future development
would be subject to staff level review and future detailed approval consistent with the
Unc.
11. EXHIBITS
A. Legal Description
B. Conceptual Site Plan
C. Required Findings from Zoning Ordinance
WILLIAMS PIPELINE Annexation - AZ-06-020
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
Exhibit A - Legal Description
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:,:;' 3. SUOk!, S/;T"", BOise. /ciaho 837iJ6
felep/iOne (2081 B59-6().ij, F:aJ 1:208) 383-UI39':
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.:'-..nllills 4.69 acre~"
EXHIBIT "A"
'I ;ract a/lalrdsilualed within a ,xif1ion of the Southeast Y; of the Southeilst Yo of Sectkm 18, TownShip 3 North, Rang,; 1
Eil.~l, Boise Meridian, Ada County, Idaho and described as follows:
'~:)Illmencing at tlie Soulneasi corner of said Section 18 from whichlhe Ea:;l Y. of said SecUon bears
,'iGrth 00"-31 ',32" East a dL~tance of 2659.40 fIlet, lhence northeny along the easterly line of said Southeast Yo of 1~1'"
~)olltheast Y. of Seclion 18 NO/lh 00"-31'"32" East a dIStance of 370.46 feet 10 the POINT OF BEGINNING,
Thence leaVing said easterly line North 89".26'-56" West a distance of 54,00 feet to a found steel pin on trite
westerly righls"of-way line of South Locust Grove Rodd;
Tllence continuing NOl1h 1390.26'"56' West a distanee of 70.41 feet to a found sleel pin.
; lience Norlh 42>-10'-27' Wesl a distance of 167.27 teet to a found steel pin;
rllenee North 32"-23"11' West a dista~ of 310.32 feel 10 a foond sleel pin;
Thence North 00. -43'-00. Wtlst a dislance of 237.64 feel to a found sloo/ pin;
i'nence North H9" -40 -16" East a distance of 321,90 feet to a poinl on said westerly rights-of-way /iP&;
Ttlence continuing North 89" -40'-16" East a distance of 89.09 feel 10 a point on said easterly line:
Thence southerly along said easlerly line South 00.,31'-32' West a distance of 626.48 feet to tile PO/NT O~
HEGINNING,
lile illlove"descnbed Ifact orland wnlains 4.69 acres or 204, 119 square feel more or less and is sufltect 10 all e:r:;srin[,
0ibemelfts and riyhts;:>(-.",y,
Set) Exhibit "ff alt<lChed herelo iifld made a part of.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 23, 2006
C. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full
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:
1. The map amendment complies with the applicable provisions of the
comprehensive plan;
The applicant is proposing to zone all of the subject property to C-G. Council
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.
2. The map amendment complies with the regulations outlined for the
proposed district, specifically the purpose statement;
No development is proposed concurrent with the zoning map amendment.
Council finds that future development of this property should comply with the
established regulations and purpose statement of the C-G zone.
3. The map amendment shall not be materially detrimental to the public
health, safety, and welfare;
Council finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. The Council relies on any oral or written
testimony that may be provided when determining this finding.
4. 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,
Council 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.
5. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
Council finds that the annexation and zoning of this property to C.G would be in
the best interest of the Citv.
Page I of I
Sharon Smith
From: C. Caleb Hood
Sent: Thursday, May 18, 20064:48 PM
To: Tara Green; Machelle Hill; Sharon Smith; Will Berg; Bill Nary; Ted Baird; Anna Canning
Cc: ginselman@achd.ada.id.us
Subject: ACHD Ustick Road Annexation FFCL for 5-23-06 CC MTG
Attachments: ACHD _Ustick.FFCL.doc; ACHD _Ustick.AZ.CC.doc
Attached are the Finding of Facts and Conclusions of Law for ACHD Ustick Road Annexation
(AZ-05.060). These documents are scheduled to be on the City Council CQllsent agenda for May
23, 2006. Please call or e-mail with any questions. Thank you.
C. Caleb Hood
Current Planning Manager
Meridian Planning Department
660 E. Watertower Lane
Meridian,ID 83642
208.884.5533
208.888.6854 (fax)
5/18/2006
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
ST AFF REPORT
TO:
FROM:
Hearing Date: May 9, 2006
Mayor & City Council
Planning Commission & Staff:
Joe Guenther & Caleb Hood
Meridian Planning Department
208-884-5533
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. I",:
SUBJECT:
Ada County Highway District Annexation REVISED
AZ-05-060
Annexation and Zoning of 4.92 acres from RUT (Ada County) to
C-G (General Commercial).
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Ada County Highway District, has applied for Annexation and Zoning (AZ) to C-
G (General Commercial) for 4.92 acres of property currently zoned RUT in Ada County. The site
is located on the south side of Ustick Road, approximately 1/3 mile east of Eagle Road. This site
is currently rural residential with one single~family residential building and accessory buildings.
The applicant is proposing to construct a collector roadway with the remainder of the property to
be sold for future commercial uses. The site will provide a public connection for future
commercial cross access in the SE comer of Eagle and Ustick Roads.
2. SUMMARY RECOMMENDATION
This item was previously on the March 141h. March 21s1 and Mav 2nd Citv Council al!endas.
This item has been continued to the Mav 9th hearinl! so the applicant could meet with the
neil!hbors alonl! Duane Drive and meet with Citv Staff rel!ardinl! services within the
proposed collector roadwav. ACHD's Garv Inselman has told staff that on April 17th he met
with 3 out of the 4 home owners. and the director of the adiacent funeral home (these are
the neil!hbors that are directlv affected bv the proposed roadwav location.) Mr. Inselman
has indicated to staff that those in attendance at that meetinl! are al!reeable to the ACHD
constructinl! the roadwav provided dual fences are installed between their propertv and the
roadwav. One ofthe fences would be a solid fence that would screen the properties from the
road. and the second fence would be primarilv constructed to contain livestock. On Mav 2nd
City Staff met with Mr. Inselman to discuss the timinl! and construction responsibilities for
the sewer and water lines within the proposed Allevs Way collector street. Staff has updated
the staff report below to reflect that ACHD will not be responsible for the costs of installinl!
sewer and water within Allevs Wav. However. ACHD should coordinate the construction of
the roadwav with the Public Works Department so that Water and/or Sanitarv Sewer
Mains can be put in Allevs Wav ahead of its construction. Staff has not added a fencinl!
provision/condition for the eastern boundarv within Section 10 ofthe Staff Report.
The Meridian Planning and Zoning Commission heard the item on February 16,2006. At the
public hearing they moved to recommend approval.
a. Summary of Public Hearing:
i. In favor: Becky McKay, Engineering Solutions; Gary Insleman, ACHD staff
n. In opposition: None.
111. Commenting: Fitzroy A. Belcher, 2920 Duane Drive - Concerned with
eliminating landscaping on the eastern property boundary.
IV. Staff presenting application: Joe Guenther, Associate
ADA COUNTY HIGHWAY DISTRICT ANNEXA nON - AZ~05-060
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
v. Other staff commenting on application: Ted Baird, Attorney, Caleb Hood,
Planning Manager
b. Key Issues of Discussion by Commission:
i. -20-foot landscape buffer on the eastern property boundary;
ii. -Road alignment with Alleys Way north of Us tick;
iii. -Cross access requirement to other properties south and east.
c. Key Commission Changes to Staff Recommendation:
i. -Remove -Page 7 "within 18 months" from the development agreement
requirements -
II. -Add- Page 3 Item I There will be no direct lot access to Ustick Road, except for
the future road -
1J1. -Add - to development agreement, the comment: that a landscape buffer will not
be required along the east side ofthe future collector roadway
d. Outstanding Issue(s) for City Council:
i. Landscaping/fencing requirements east of the collector roadway.
The subject property is within the Urban Service Planning Area, Staff has provided detailed
analysis and recommends that the subject be approved with all requirements for the Development
Agreement (DA) (see below for DA provisions). Staff is recommending approval of the
proposed Ada County Highway District Annexation. submitted as AZ-05-060 with the
development agreement and concerns as detailed in this report.
3. PROPOSED MOTION (to be considered after the public hearing)
Approve
After considering all staff, applicant and public testimony, I move to approve File Number AZ-
05-060 as presented in Staff Report for the hearing date of March 14, 2006 with the following
modifications: (Add any proposed modifications.)
Deny
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-
05-060 as presented in the Staff Report for the hearing date of March 14, 2006 for the
following reasons: (You should state specific reasons for denial of the annexation and you must
state specific reason(s) for the denial of the plat.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-05-060 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
a. Site Address/Location:
3595 E. Ustick / 3NI E4
b. Owner/Applicant
Ada County Highway District, LLC
3775 Adams Street
Garden City, Idaho 83714
c. Representative: Becky McKay, Engineering Solutions
ADA COUNTY HIGHWAY DISTRICT ANNEXA nON - AZ-OS-060
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
d. Present Zoning: RUT (Ada County)
e. Present Comprehensive Plan Designation: Mixed Use Regional
f. Description of Applicant's Request: Request for Annexation and Zoning (AZ) to C-G
(General Commercial) for 4.92 acres of property currently zoned RUT in Ada County.
g. Applicant's Statement/Justification: The site is located on a main arterial which has recently
been upgraded as a major arterial with access to a state highway which is appropriate for
commercial/office uses.
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b, Newspaper notifications published on: March 6 and February 20,2006
c. Radius notices mailed to properties within 300 feet on: February 17,2006
d. Applicant posted notice on site by: March 1, 2006
6. LAND USE
a. Existing Land Use(s): There is an existing home and other outbuildings on the subject site.
b. Description of Character of Surrounding Area: The parcels to the south and west are
either zoned commercial or proposed commercial zones. To the north is the approved Lowe's
building. Perkins~Brown Subdivision, an Ada County single-family development lies east of
the subject site and the proposed ACHD collector road right of way. This area is rapidly
transitioning from rural to urban/commercial.
c. Adjacent Land Use and Zoning:
I. North: Commercial, zoned C-G, Lowes
2. East: Rural residential, zoned RUT (Ada County)
3. South: Redfeather Subdivision, zoned C.G
4. West: Single-family/Commercial, zoned RUT proposed C-G
d. History of Previous Actions: N/ A
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: Sewer is available in Ustick Road.
Location of water: Water is available in Ustick Road
Issues or concerns: None.
2. Vegetation: There are some existing trees on this site that should be protected or
mitigated for when this property develops.
3. Floodplain: N/A
4. Canals/Ditches Irrigation: All irrigation ditches, laterals and canals should be tiled
when this property develops.
ADA COUNTY HIGHWAY DISTRICT ANNEXA nON - AZ-05-060
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
5. Hazards: Staff is not aware of any hazards associated with this property.
6. Proposed Zoning: C.G (General Commercial)
7. Size of Property: 4.92 acres
f. Subdivision Plat Information: The applicant has not submitted a preliminary plat with
the subject annexation application. Staff recommends that the City include specific concepts
within a Development Agreement (DA) for developing the subject property. Please see
Analysis below for recommended DA provisions.
g. Landscaping:
1. Width of street buffer(s): Per City Code, a 35.foot wide landscape street buffer is
required adjacent to Ustick Road, an arterial roadway (UDC 11-2A-4).
2. Width ofbuffer(s) between land uses: N/A all properties are proposed as C-G
h. Required Commercial Standards: C-G
Setbacks
Proposed
Required
Landscape (Commercial)
Arterial Road (Ustick) NA
Collector Street (Future) NA
Use buffer (residential/commercial)NA
35
20
25
1. Summary of Proposed Streets and/or Access: As mentioned above, the applicant is not
proposing to develop/plat this property at this time. There will be a future collector roadway
at this site which will eventually connect Ustick Road and Fairview Road. The applicant is
proposing to take the required right of way, divide the property and sell the remainder as C.G
zoned property for development. There will be no direct lot access to U stick Road except for
the future road and a system of cross access points or internal streets will be established by
ACHD.
7. COMMENTS MEETING
On December 30, 2005, ajoint agency and departments meeting was held with service providers
in this area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, and the Sanitary Services Company.
These agencies were unable to comment as there was no conceptual design provided. No
comments are included with this report as all uses will require at minimum a certificate of zoning
compliance where the agencies will have the opportunity to condition specific uses.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use Regional" on the Comprehensive Plan Future Land Use
Map. In Chapter VII of the Comprehensive Plan, this designation is defined in part as an area that
is situated in highly visible or transitioning parts ofthe City where innovative and flexible design
opportunities are encouraged. The MU-R has no upper limit on the square footage of non.
residential uses and is intended to allow a broad range of uses. Staff recommends that the
Commission and Council rely on any verbal or written testimony that may be provided at the
public hearing when determining the most appropriate zone for this property.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the subject property (staff analysis in italics below policy):
ADA COUNTY HIGHWAY DISTRICT ANNEXATION - AZ-05-060
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
. Require that development projects have planned for the provision of all public services.
(Chapter VII, GoallII, Objective A, Action I)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. 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.
. Protect existing residential properties from incompatible land use development on adjacent
parcels. (Chapter VII, Goal IV, Objective C, Action I)
The applicant is proposing a commercial zone adjacent to proposed or established
commercial districts. Staff finds that impacts to the existing residential properties to the east
can be limited through design as to be compatible with the proposed development if
appropriate fencing, access points, and landscaping are installed with this project and in
cooperation with the future ACHD collector road.
. "Permit new. . .commercial developments only where urban services can be reasonably
provided at the time of final approval and development is contiguous to the City." (Chapter
IV, pg. 26, Goal I, Obj. A, #6)
Municipal water, solid waste and other services exist to this area of Meridian.
. "Locate new community commercial areas on arterials. . .near residential areas in such a way
as to complement with adjoining residential areas." (Chapter VII, pg. 43, Goal III, Obj. D,
#3)
The proposed commercial use is located at the intersection of a future collector road and an
arterial roadway. A 35-foot wide street buffer will be required along Ustick Road and a 20-
foot wide street buffer will be installed as a part of the western side of the collector roadway
to be designed in part to mitigate potential negative impacts upon the vehicular traffic on
ADA COUNTY HIGHWAY DISTRICT ANNEXA nON - AZ-05-060
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
arterial roads and future vehicular impact on existing residential uses. There are several
major commercial developments with associated mixed use residential developments
occurring in the area to which the proposal will provide service.
· "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, pg. 107,
Goal IV, Obj. D, #2)
The curb cuts and access points will be designed to be consistent with other proposals of this
size and nature. However, these will be approved with the filing of a detailed development
proposal and full review by A CHD.
· Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow. (Chapter VI, Goal II, Objective A, Action 6)
For thefuture collector roadway. one access road to Ustick Road with ajitture connection to
the south through Redfeather Estates. Cross access will be required east and west of the site.
Stalj'is generally supportive of the conceptual connectivity proposal.
· Review new development for appropriate opportunities to connect to local roads and
collectors in adjacent developments. (Chapter VI, Goal II, Objective A, Action 13)
No stub streets are currently provided to the subject site. See bullet above.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
· "The capacity of arterial. . .roadways can be greatly diminished by excessive driveway
connections to the roadways. The City should cooperate with Achd to minimize access points
on arterial. . .roadways as development applications are reviewed." (Chapter VI, page 72)
· "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of
existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79).
· "Identify transitional zones to buffer commercial and residential uses, to allow uses such as
offices and other low intensity uses." (Chapter VII, Goal I, Obj. B, #7, page 102)
Staff finds that the proposed C-G zoning designation is generally harmonious with and in
accordance with the Comprehensive Plan.
9. ZONING ORDINANCE
a. Allowed Uses in the Commercial Districts: UDC Table 11-2B-2lists the permitted, accessory,
and conditional uses in the C-G zoning district.
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. C.G General Retail And Service
Commercial District: The purpose of the C.G district is to provide for commercial uses which
are customarily operated entirely or almost entirely within a building; to provide for a review
of the impact of proposed commercial uses which are auto and service oriented and are located
in close proximity to major highway or arterial streets; to fulfill the need of travel-related
services as well as retail sales for the transient and permanent motoring public. All such
districts shall be connected to the municipal water and sewer systems of the city, and shall not
constitute strip commercial development and encourage clustering of commercial
ADA COUNTY HIGHWAY DISTRICT ANNEXA nON - AZ-05-060
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9,2006
development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
I. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested C-G zone is appropriate for this property. Please
see Exhibit B for detailed analysis of the required facts and findings.
The annexation legal description submitted with the application (stamped on
November 3, 2005 by Gregory G. Carter, PLS) shows the property as contiguous to
the existing corporate boundary of the City of Meridian.
Special Considerations:
Development Agreement: UDC 11-5B-3D2 and Idaho Code S 65-6711A
provides the City the authority to require a property owner to enter into a
Development Agreement (DA) with the City that may require some written
commitment for all future uses. Staff believes that a DA is necessary to ensure
that this property is developed in a fashion that is consistent with the
comprehensive plan designation and does not negativelv impact nearby
properties.
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. The DA shall
incorporate the following: '
· 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 all future development of the subject property shall be constructed
in accordance with City of Meridian ordinances in effect at the time of
development.
· That the applicant will be responsible for all costs associated '.vith
coordinatine the sewer and water ser,iee main extension with the
Public Works Department.
· That 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.
· That prior to issuance of any building pernlit, the subject property be
subdivided in accordance with the City of Meridian Unified
Development Code.
· That a street buffer, constructed in accordance with City Code, be
installed along Ustick Road and the future collector roadway.
· That when a preliminary plat is submitted to the City, the entire 4.92
acres that are the subject property for AZ-05-060 will be included within
the boundaries of said plat (no out-parcels).
ADA COUNTY HIGHWAY DISTRICT ANNEXATION - AZ-05-060
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
· That when a preliminary plat is submitted to the City, no direct lot access
to Ustick Road will be allowed. At such time as individual uses are
proposed, direct access to Ustick Road shall be prohibited. This is not
intended to prohibit a public street connection to Ustick Road.
· That in the case of any division of the property cross access to parcels
south and west of the site be granted at intervals to be detemlined by
ACHD.
· That a landscape buffer will not be required along the east side of the
future collector roadway. That fencin2. however. will be provided bv
the applicant aloD!! the eastern boundarv of this site. unless the
adiacent use is a commercial or institutional use and does not want
fencin2 installed.
b. Staff Recommendation: Staff recommends that the subject property be annexed into
the City with a C-G zoning designation with the aforementioned Annexation & Zoning
provisions included in a Development Agreement.
11. EXHIBITS
A. Legal Description
B. Required Findings from Zoning Ordinance
ADA COUNTY HIGHWAY DISTRICT ANNEXA nON - AZ-05-060
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
A. Legal Description
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006
B. Required Findings from Zoning Ordinance
I. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full
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:
1. The map amendment complies with the applicable provisions of the
comprehensive plan;
The applicant is proposing to zone all of the subject property to C-G. The
Council 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, ofthe Staff Report.
2. The map amendment complies with the regulations outlined for the
proposed district, specifically the purpose statement;
No development is proposed concurrent with the zoning map amendment. The
Council finds that future development of this property should comply with the
established regulations and purpose statement of the C-G zone.
3. The map amendment shall not be materially detrimental to the public
health, safety, and welfare;
The Council finds that the proposed zoning amendment will not be detrimental to
the public health, safety, or welfare. The Commission and Council rely on any
oral or written testimony that may be provided when determining this finding.
4. 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,
The Council 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.
5. The annexation is in the best of interest ofthe City (UDC 1l-SB-3.E).
If the applicant enters into a Development Agreement (DA) with the Citv. The
Council finds that the annexation and zoning of this property to C.G would be in
the best interest of the Citv.
B-1
Page 1 of 1
Sharon Smith
Jennifer Veatch
Thursday, May 18, 2006 4:32 PM
Will Berg; Tara Green; Sharon Smith; Bill Nary; Ted Baird; Machelle Hill; Anna Canning; C.
Caleb Hood
Cc: wsteele@habitec.com
Subject: Williams Pipeline Annexation (AZ-06.020) RECS for 5/23/06 mtg
Attachments: Williams Pipeline.AZ.doc
From:
Sent:
To:
Attached are the Planning & Zoning Commission's recommended conditions of approval for the
proposed Williams Pipeline Annexation (AZ-06-020). This item is scheduled to be on the City Council
agenda on May 23, 2006. The public hearing will be held at City Hall, 33 E. Idaho Avenue, beginning at
7:00 pm. Please call or e-mail with any questions. Thank you.
Wes. Please submit any written response you may have to the recommendations in the report to the City
Clerk (greent@meridiancity.org & smiths@meridiancity.org) and myself (e.mail or fax - 888-6854) as
soon as possible.
Thank you.
J.~ o/eatc/t
Associate Planner
Melidian Planning Dep,l11mem
660 E. \\7atertower Lane, Suite 202
Meridian,1O 83642
208.884.5533
208.888.6854 ([ax)
veatchj@meridiancity.org
5/18/2006