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Home My WebLink AboutMartin Annexation CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006 STAFF REPORT TO: FROM: Hearing Date: 7/5/2006 Mayor & City Council Sonya Watters/Caleb Hood Meridian Planning Department 208-884.5533 cM'erldi:r . \ \;,-. ~<t . "!:~:~~~~.1!~T!", J/).,\HO IVED JUN 2 8 2006 SUBJECT: Martin Armexation AZ-06-023 Armexation and Zoning of 1+/- acre from RUT (Ada County) to R-2 (Low-Density Residential). City Of Meridian City Clerk Office 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Ada County Highway District (ACHD), has applied for Armexation and Zoning (AZ) to R-2 (Low-Density Residential) for 1+/- acre of property currently zoned RUT in Ada County. The site is located at 1120 S. Locust Grove Road on the east side of S. Locust Grove Road, approximately 250-feet north of 1-84. Currently, there is a single-family home and small shed on this site. Due to the Locust Grove overpass project, ACHD has acquired the front .513 acre portion of this property and the residence thereon. The Martins have retained the remainder .486 acre portion in the rear and are planning on constructing a replacement single-family dwelling and relocating the existing shed on this property. The site is composed of two tax parcels and has not been previously platted. The subject property is within the Urban Service Planning Area. 2. SUMMARY RECOMMENDATION The subject application (AZ) was submitted to the Planning Department for review. Below, staff has provided a detailed analysis, comments, and recommended actions for the requested Armexation and Zoning application. Staff is recommending approval of the proposed Martin Armexation (AZ-06-023) with the comments listed in Exhibit B of the Staff Report. The Meridian Planning: and Zoning: Commission heard the item on June 1. 2006. At the public hearing: they moved to recommend approval. a. Summary of Public Hearing: i. In favor: Kathy Smith (ACHD) 11. In opposition: None. iii. Commenting: None. iv. Staff presenting application: Caleb Hood v. Other staff commenting on application: None. b. Key Issues of Discussion by Commission: i. Access for parcels in this area, once the overpass gets constructed. c. Key Commission Changes to Staff Recommendation: i. None. d. Outstanding Issue(s) for City Council: i. 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 AZ. 06-023 as presented in staff report for the hearing date of July 5, 2006 with the following modifications: (Add any proposed modifications.) Martin Annexation AZ-06-023 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006 Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number AZ-06-023 as presented during the hearing of July 5, 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 I move to continue File Number AZ~06~023 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: 1120 S. Locust Grove Road; east side of S. Locust Grove Road, approximately 250 feet north ofI-84 / 3N1E17 b. Owners: ACHD, 3775 Adams Street, Garden City, ill 83714 Jackie and Gayle Martin, 1120 S. Locust Grove Road, Meridian, ill 83642 c. Applicant: ACHD, 3775 Adams Street, Garden City, ill 83714 d. Representative: Kathy Smith, ACHD e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Designation: Low Density Residential g. Description of Applicant's Request: The applicant is requesting approval for Armexation and Zoning of the subject 1 +/- acre to R-2. ACHD has acquired the front 0.513 acre portion, including the existing residence, for the future Locust Grove Road overpass proj ect. The Martins have retained the back 0.486 acre portion on which they will construct a replacement single-family detached home and relocate the existing shed. Access to the new Martin home will be provided from a new cul-de-sac that ACHD will be constructing:; access will not be allowed to Locust Grove Road. 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: May 15th and 29th, 2006 (for Planning & Zoning Commission hearing) and June 12th and 26th, 2006 (for City Council hearing) c. Radius notices mailed to properties within 300 feet on: May 5th, 2006 (for Planning & Zoning Commission hearing) and June 91\ 2006 (for City Council hearing) d. Applicant posted notice on site by: May 19th, 2006 (for Planning & Zoning Commission hearing) and June 25th, 2006 (for City Council hearing) 6. LAND USE a. Existing Land Use(s): There is one single-family home on this site. The existing home will be removed prior to construction of the Locust Grove overpass and a new replacement single- family dwelling will be constructed on the back portion of the property. b. Description of Character of Surrounding Area: This area consists of one-acre +/- residential properties in Ada County and industrial property in the City. Martin Annexation AZ-06-023 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006 c. Adjacent Land Use and Zoning: 1. North: Single-family homes on I-acre parcels, zoned R-l (Ada County) 2. East: Single-family homes on 1-acre lots in Locust View Heights Subdivision, zoned R-1 (Ada County) Single-family homes on large parcels, zoned R-1 (Ada County) Single-family home on large parcel, zoned RUT (Ada County) and property zoned I-L (City) 3. South: 4. West: d. History of Previous Actions: None. e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: This property will be sewered from service stubs installed during the ACHD Locust Grove Overpass Project. Location of water: This property will receive water service from service stubs installed during the ACHD Locust Grove Overpass Proj ect. Issues or concerns: None. 2. Canals/Ditches Irrigation: Staff is unaware of any canals or ditches on this property. 3. Hazards: No hazards have been identified on this site. 4. Proposed Zoning: R-2 (Low-Density Residential) 5. Size of Property: 1+/- acre f. Off-Street Parking: UDC 11-3C-6 requires single-family detached dwellings to have 2 enclosed parking spaces ( a garage) and a 20' x 20' parking pad in front of each garage. g. Summary of Proposed Streets and/or Access: A new roadway and cul-de-sac will be constructed off of Bentley Avenue for access to the Martin's property and will be designed to allow for Mr. Martin to park his semi tractor and trailer on his property and not in the public right of way of the cul-de-sac. 7. COMMENTS MEETING On May 12, 2006, 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, Meridian Police Department, and the Sanitary Services Company. Staffhas included these comments in Exhibit B below. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Low Density Residential" on the Comprehensive Plan Future Land Use Map. Low density residential areas are anticipated to contain up to three dwellings per acre (see Page 95 ofthe Comprehensive Plan.) The Martins' only intend to construct one single-family residence on their parcel and no homes will be constructed on the parcel owned by ACHD. The proposed density is within the anticipated density for this area. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): Martin Annexation AZ-06-023 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006 .:. Chapter VII, GoallII, Objective A, Action 1 - Require that development projects have planned for the provision of all public services. 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 qffice. 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. .:. Chapter VII, Goal IV, Objective C, Action I - Protect existing residential properties from incompatible land use development on adjacent parcels. The applicant is proposing a low-density residential zone adjacent to existing low-density residential properties. Stafffinds that the impact to the existing residential properties to the north, south and east will be minimal. .:. Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate opportunities to connect to local roads and collectors in adjacent developments. As part of the agreement between ACHD and the Martins, ACHD will be constructing a new roadway and cul-de-sac for access to the Martin parcel from Bentley Avenue. .:. Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors and arterial streets. The existing access to Locust Grove Road, an arterial street, will be removed. See analysis above. City Staff is also supportive of the location of the new roadway and removal of the existing access to Locust Grove Road. 9. UNIFIED DEVELOPMENT CODE Martin Annexation AZ-06-023 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006 a. Schedule of Uses: Unified Development Code (UDC) 11-2A-2lists single-family detached homes as permitted uses in the R-2 zoning district. b. Purpose Statement of Zone: R-2 Low-Density Residential: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. c. General Standards: The applicant must meet all dimensional standards ofthe R-2 zone as contained in UDC 11-2A-4. No dimensional modifications are being requested. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: 1. AZ Application: Based on the policies and goals contained in the Comprehensive Plan, staff believes that the requested R-2 zone is appropriate for this property. Please see Exhibit D for detailed analysis of the required facts and findings for annexation. The annexation legal description submitted with the application (stamped on April 12, 2006 by Stephen Padoris, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Development AlITeement: UDC 11-5B-3.D.2 and Idaho Code 9 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 not necessary to ensure that this propertv is develooed in a fashion that is consistent with the comprehensive plan desilWation and does not negatively impact nearbv properties. The applicant shall be subiect to all standards ofthe UDC. b. Staff Recommendation: Staff recommends approval of AZ-06-023 for 1120 S. Locust Grove Road as presented in the staff report for the hearing date of June 1. 2006 based on the Findings of Fact as listed in Exhibit D. Staff has included all comments and recommended actions in the attached Exhibit B (because this is only an annexation application, there are no conditions of approval.) On June 1. 2006 the Meridian Planning: & Zoning: Commission voted to recommend approval of AZ-06-023 to the City Council as presented in the Staff Report. 11. EXHIBITS A. Drawing 1. Locust Grove Grade Separation Plan (dated: 12-05) B. Agency and Department Comments 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 6. Sanitary Service Company 8. Central District Health Department C. Legal Description & Annexation Boundary Map D. Required Findings from Unified Development Code Martin Annexation AZ-06-023 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2006 A. Drawing 1. Locust Grove Grade Separation Plan (dated: 12-05) '3./'.1I1n~~ \--_......~~._-. ~ i ; J , ~ ~~ ! ~ ~ Il ~ II~ " ~ >~~ Ii i~ ~ ~ II ~~~ ~ -t ~ t ~ II 4:-SJI ,. 0 1-< ".{r. "'""" <;: .~ ~A.i fj~-f. .' " ~ ~ I~ -~;,~_' 0 '~L~' .U'i:.l!i..i',. 12I1tl.~ l - - ~~:: ~: '. :~-"'- ~~.~~~:~~.=-=::. l ~;~i ~ ~ iii"- '-'-", 111---- (5'\ I i ,;- ~j~;. 6_i ~ ~ IJ) I,ii I '- :...-!~. " . ~- .-. ~ I .-._ 'i.'.,.-" ~("- ~.""~ ~ . ~ :: t ~ . j ~~:: ~~ a~ F~~ I ,~~ ~ ~ ~ ; n:i "' I p~~ r, ~i ~J;~ . ~):"-. - - 4 - _ ._. =..~=--=~-=----_.- -~._~._..J : Exhibit A - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006 B. Agency and Department Comments 1. Planning Department 1.1 The legal description prepared by Stephen Padoris, PLS, dated April 21, 2006 and submitted with the application is accurate and meets the requirements of the City of Meridian and State Tax Commission. 1.2 All future uses on this site should comply with the provisions of the Unified Development Code in effect at the time of submittal. 1.3 Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1.4 and 9-4-8. Wells may be used for nonMdomestic purposes such as landscape irrigation. 2. Public Works Department 2.1 The Martins' shall be required to connect to City water and sewer service within 60 days of the time services become available. City sewer and water mains will be constructed with the extension of the new access road from Bentley Avenue to the Martin property and will be available upon its completion. 3. Fire Department 3.1 One and two family dwellings will require a fIrewflow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet apart. International Fire Code Appendix C. 3.2 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. 3.3 Final Approval of the fIre hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 12" 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 comers when spacing permits. 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 ofthe project. 3.4 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. 3.5 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. 3.6 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. Exhibit B - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006 3.7 The Fire Dept. has concerns about the ability to address the project and have the addresses visible from the street which the project is addressed off of. Please contact Vicki Heugly at 898-5500 to address this concern prior to the public hearing. 3.8 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. F or 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). 4. Police Department 4.1 The Police Department has no concerns related to the site design submitted with the application. 5. Sanitary Service Company 5.1 Trash collection for the existing residence needs to be from a local street, not from a collector or arterial. 6. Central District Health Department 6.1 Central District Health Department has no objection to this proposal. Exhibit B - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006 C. Legal Description ......""~.,...,,~...,................... i Boundary Description ror: I\da County lJighway District Ada County Assessor Parcel Numbers Sill 73 25600 & S 11 732 S6S0 A parcel of IlInd situated in the Southwest qu.u:tcr of Section 17, Township ,1 North, Range I East, Boise Merillian. Ada County, Idaho. heing more particularly described as follows; Begining at a point on Ihe section hne which hears South O. IS' 50" West. I028A5 foX'! from the quarter -section comer common 10 Sections 17 and 18. Township :1 \Jorth. Range 1 East. Roise Meridian. said point being the POINT 01" UEGINNING~ point; Thence continuing South 0" 18'50~ Wesl, loo.OU feet along the Sl!1.1ion line to It Thence North 89.50'50" East, 4J5.oo fCCltllll point: Thonce North 0018'50" EaS!, 100.00 fl.'etto a poim on said seclion line; Thence South 89"5U'50" West. 435,00 feCI along ~id sectiollline to Ihe I'oil\l of Reginning, Said described parcel contains 43,500 Square le:etllr I.U() Acres Said parcel ill suhJccl to cascml.'tlts of record or In use_ Thi!> dcscriplion \/iUS rrcpared by Ihe ACUD survey section Ifom that Quitclaim Deetl. liIOO as instrument number 9SO!)216S. records of Ada ('oullly. Idaho. ~() r.~ Mcrid;lUt 1 'Ilblic Work>!: J Mpt. 1 I Exhibit C ~ Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006 A. Legal Description - Annexation Boundary Map SKETCH FOR: ACHO PARCEL' S1117J25500 & II 5117325650 -"I I LOCATED IN: SW1/4 S, 17, UN. R'E. B. M., ADA COUNTY. IDAHO S.,11 II ( CORNER NO SCALf: ~ ~~ ..,' i~ ~ 5 PREPARED 8Y: ACHD SURVEY 4/21/06 l- I!) ::l g .J .... ~ ~ ~8 .0 ' -8 ~- S89"50'50"W 4J$.OO' ,.. 1 i~ N8"$O'~-( .~,oo' ~ " ' ~ ' ' " ' l-.- L MeodiallJ>ublic .. .. Worn l.JQpt_ .....----......-. _.-_._------~------_.._- '" ....-----------.--------.. Exhibit C - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006 D. Required Findings from Unified Development Code 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 ofthe subject property to R-2. 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; Council finds that future development of this property will comply with the established regulations and purpose statement of the R-2 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 Commission and Council should 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, 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 ofinterest ofthe City (UDC 11-5B-3.E). The R-2 zoning amendment on the subject property corresponds well with existing rural properties in the near vicinity. Council 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, Council finds that Armexation and Zoninl! of this property to R-2 would be in the best interest of the City. Exhibit D - Page 1