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Home My WebLink AboutMeridian Professional Office July 3, 2006 MERIDIAN PLANNING & ZONING MEETING APPLICANT John Homan RZ 06-005 July 6, 2006 ITEM NO. 4 REQUEST Continued Public Hearing from June 15, 2006 -- Request for a Rezone of 1.004 acres from R-4 to L-O zones (Limited Office District) for Meridian Professional Office -- 2835 and 2825 North Meridian Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: See previous Item Packet / Minutes CITY PLANNING DIRECTOR: See attached Staff Report CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: Ke-tOWlIYUIld !tpprvVt~ 10 Cj~ CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: Dm - KE1 Lf-o CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SAN IT ARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: See attached Affidavit of Posting Contacted:~~ Date: 7/~t6lD Phone" 5.3(; 3cJ:.<I?t Emailed;~<...:r:s".CCft.fraff;;;i;;;;-~; iJ:.... - ~ .~-~ Materials presented at public meetings shall become property of the City of Meridian. ~ ~c( CITY Of MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE or JUNE 15,2006 STAFF REPORT TO: FROM: SUBJECT: Hearing Date: 6/15/2006 1- .'f ,.'" " oU;;;;" .ri~, "IVE , @ r D \(.t:{~~>, J U ~ ,~' 2006 Meridian ProfeRRional Office Rezone for John Homan ";'!<("'J, .' -',:'oj!>' F~fft1ERIDIAN CITY CLERK OFFICF Planning & Zoning Commission Caleb Hood, Current Planning Manager . RZ-06.005 Rezone of 1.6 acres from R-4 (Medium Low~Density Residential) to L-O (Limited Office) for up to four office buildings, by John Homan. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, John Homan, has applied for a Rezone (RZ) of 1.6 acres from R-4 (Medium Low.Density Residential) to L-O (Limited Office) for two buildable lots and one common lot within :Salisbury Lane Subdivision. The site is comprised of Lots 1,2 and 3, Block 1, Salisbury Lane Subdivision (Lot 1, Block 1, is a common lot). The applicant is requesting the subject property be rezoned so that up to four office buildings may be constructed on this site. The site is located on the southwest comer of Meridian Road and Sedgewick Drive, approximately 1,000 feet south of Ustick Road. This site currently contains two residences and outbuildings. 2. SUMMARY RECOMMENDATION Staff recommends approval of RZ-06-005, as presented in the Staff Report for the hearing date of June 15, 2006 based on the Findings of Fact as listed in Exhibit C. Staff has included all agency/department comments and Development Agreement provisions in Exhibit A. 3. PROPOSED MOTIONS Approval I move to recommend approval to thc City Council of File Number RZ-06-005 as presented in the staff report for the hearing date of June 15, 2006, with the following changes to the staffreport: (add any proposed modifications). Denial I move to recommend denial to the City Council of File Number RZ-06-005 as presented in the staff report for the hearing date of June 15, 2006, for the following reasons: (you should state specific reasons for denial. They should address how the applicant might re-do the application to gain your recommendation for approval). Continue I move to continue the public hearing for File Number RZ-06-005 to (date certain) for the following reason(s): (insert reason). 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 2825 and 2835 N. Meridian Road / southwest comer of Meridian Road and Sedgewick Drivt: ill Section 1, Township 3 North, Range 1 West. b. Owner: John Homan Meridian Professional Offiee RZ-06-005 P AGE I CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAKJNG UATE OF JUNE 15.2006 23035 W. Wapoot Drive Meridian, Idaho 83642 c. Applicant: John Homan 23035 W. Wapoot Drive Meridian, Idaho 83642 d. Representative: Brook Thornton! Amber Van Ocker, LKV Architects e. Present Zoning: R-4 f. Present Comprehensive Plan Designation: Medium Density Residential g. Description of Applicant's Request: The applicant is requesting to rezone 1.6 acres from R.4 to L.O so that up to four office buildings may be constructed on this site. 5. PROCESS FACTS a. The subject application will in fact constitute a rezone as detennined by City Ordinance. By reason of the provisions ofUDC 11-5B-3, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: May 29th and June 12th, 2006 c. Radius notices mailed to properties within 300 feet on: May 19th, 2006 d. Applicant pusted notice on site by: June 5th, 2006 6. LAND USE a. Existing Land Use(s): Single-family dwellings. b. Description of Character of Surrounding Area: Existing single-family dwellings and a nearby church. c. Adjacent Land Use and Zoning: 1. North: Common lot, zoned R-4; Single-family residence, zoned RUT in Ada County. 2. East: Existing residences, zoned R-8. 3. South: Existing single.family residences, zoned R-4. 4. West: Existing single-family residences, zoned R-4. d. History of Previous Actions: In 2000, the City approved Salisbury Lane Subdivision, a 4210t residential subdivision. e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: There are currently mains in Meridian Road. Location of water: There are currently mains in Meridian Road. Issues or concerns: None 2. Vegetation: NA 3. Flood plain: NA Meridian Professional Office - RZ-06-005 PAGE 2 CITY Of MERIDIAN PLANNING UEPAIUMhNT STAFF REPORT FOR THE HEARING DATE OF JUNE 15,2006 4, Canals/Ditches Irrigation: None. 5. Hazards: None. 6, Proposed Zoning: L-O 7, Size of Property: 1.6 acres 7. COMMENTS MEETING On May 26, 2006 Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company, No significant comments were received from any agencies or departments, Staff has included all comments and recommended actions in the attached Exhibit A 8. COMPREHENSIVE PLAN POLICIES AND GOALS The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Medium Density Residential." The purpose of a medium density residential designation is to allow smaller lots for residential purposes within city limits, Uses may include single-family homes at densities of three to eight dwelling units per acre (Page 95, 2002 Comprehensive Plan), In 2004, the City approved Resolution No, 04-454, 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 fmds that the subject property has frontage on Meridian Road, an arterial street, and is less than 3 acres in size (1.6 acres total). Because the property is designated for residential useR, the property is less than 3-acres in size, and it is located on an arterial street, staff believes that a residential use of the property may not be the best use of the land, Staff believes that an office zone/use on the subj ect property is appropriate as the request is consistent with the intent of Resolution No, 04-454, !f the Commission and Council fmd the zoning is appropriate for this site. Please see the following facts and circumstances and Section 10 of the Staff Report below for further analysis of the proposed zoning designation and anticipated office liReR, Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (stallanalysis is in italics below policy): . "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV, Objective D, Action item 2) On the submitted conceptual site plan. the applicant is proposing a single access to this site from Sedgewick Drive, An emergency access to Meridian Road is also proposed in the middle of the property, Staff is supportive of the proposed access into the site, . "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4) Meridian Road is designated as an arterial street, By City Ordinance, a 25-foot wide landscape buffer is required adjacent to Meridian Road. A landscape buffer along Meridian Road will he required by the City withfuture CZC/Subdivision approval. Mt:ridian Pruft:ssiona! Office - RZ-06-005 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAn Ktl'UIU I'UK THE HEARING DATE OF JUNE 15,2006 . "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action item 5) The applicant is not specifically proposing to install any landscaping with the subject rezone application. In order to construct buildings on this site the applicant will be required to construct internal and perimeter landscaping. . "Permit new. . . commercial development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter IV, Goal I, Obj. A, #6) This pmperty is already within the corporate boundaries of the City of Meridian. Sanitary sewer and water are available to this parcel. . "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal 1, Objective B) Staff believes that the proposed zone, which allows office uses, does contribute to the variety of uses in this area. Staff finds that the new zoning to L-O should be harmonious with and in accordance with the Comprehensive Plan, as amended by Resolution No. 04-454. Staff recommends that the Commission and Council rely on staff's analysis, other agency/department comments, and any other comments received regardinf{ the appropriateness of zoning this site for office use (s). 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: UDC Table 11-2B-2lists several uses as permitted and conditional uses in the L-O zoning district. b. Purpose Statement of Zone: LIMITED OFFICE DISTRICT (L-O) The purpose ofthe 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 ofthe district in proximity to streets and highways. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation REZONE ANALYSIS: Approval of the subject rezone application would allow the applicant to obtain an office zone. According tu l,;;urrent City Code, professional offices and clinics arc principally permitted in the proposed L.O zone. The applicant has submitted a conceptual site plan showing how this site may redevelop with the office building, parking and landscaping. On the submitted plan, the applicant has depicted one access to Sedewick Drive. Although this site has frontage on Meridian Road, no vehicular access is proposed (one emergency access to Meridian Road is shown). The applicant states, in the submitta1lt:ttcr, that the proposed zoning will buffer the residential uses from a roadway that is quickly growing in intensity. The buildings will consist of two 3,000 Rquare foot and two 3,270 square foot, single story structures. The design of the buildings will be compatible with the surrounding residential buildings as a blend of architectural finishes with stucco and brick access will be used (see the applicant's submittal letter). The applicant held a neighborhood meeting and the main concern from the neighbors was Meridian Professiunal Omf,;", - RZ-OG-005 PAGE 4 CITY 01' MERIDIAN PLANNING DEPARTMENT STAFF REPOKJ fOR THE HEARING VALE Of JUNe; D. 2UU6 buffering. The applicant is proposing to construct a solid masonry fence on both the west and south property lines. Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed concept plan with the Zoning Ordinance for L-O zoning, staff believes that the rezoning of this site to L-O is in the best interest of the City. Please see Exhibit C for detailed analysis of facts and findings. The rezone legal description submitted with the application (prepared on March 16, 2006 by Darren R. Leavitt, PLS) shows the property within the existing corporate boundary of the City of Meridian. UDC 11-5B-3D2 provides the P&Z Commission and City Council the authority to require a property owner to enter into a Development Agreement with the City of Meridian that may require some written commitment for all future uses. Due to the prooosed use. staff believes that a Development Agreement is necessary to ensure that this orooertv is develooed in a fashion that is consistent with the comorehensive olan and does not ne!:!ativelv imoact nearbv orooerties. If the Commission or Council feels additional development agreement requirements are necessary, staff reconunends a clear outline of the commitments of the developer being required. A Development Agreement (DA) will be required as part of an annexation ofthis property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) (at the time of annexation ordinance adoption), and the developer. The aoolicant shall contact the Citv Attornev. Bill Nary. at 888-4433 within 18 months of Council aooroval to initiate this process. The DA shall incorporate the following (also see Exhibit B): Access: Consistent with the applicant's conceptual site plan and the comprehensive plan, vehicular access to this site should be limited to Sedgewick Drive, and not Meridian. Road. Because only one access to the public roadway system is being approved for this property, staff reconunends that cross access be provided to for both of the current lots (Lots 2 and 3, Block 1, Salisbury Lane Subdivision) to use this access. NOTE: Emergency vehicular access to Meridian Road is okay, if required by the Meridian Fire Department. Future Develooment: Office Use: Professional and sales offices, laboratories, health care services and medical clinics arc somc of thc most common principally permitted uses within the requested L-O zone. Staff believes that these principally permitted uses are appropriate for this property and meet the intent of Resolution No. 04-454. However, there are several retail and ancillary commercial uses that can occur in the L-O zone with conditional use permit approval. Staff is concerned that this area may turn into a commercial retail site, and is recommending that the City limit the uses that can operate on the site to officc/clinic type uses. This recommendation is intended to protect the neighbors from more intense commercial uses that could potentially operate on this property with CUP approval, and to ensure that the uses intended in Resolution No. 04-454 (light office, low-impact businesses) are upheld. All future uses on the subject property shall be limited to principally permitted uses in the L-Q zone only. According to UDC 11-5B-1A, no building or other structure shall be erected. moved, added to or structurally altered, nor shall any building, structure or land be established or changed in use without a certificate of zoning compliance (CZC) issued by the Meridian Professional Office - RZ-06-005 PAGE 5 CITY Of MERILJIAN PLANNINU LJEI'ARTMENT :nAn KEI'UKT I'UK THE HEAKING LJATE OF JUNE D, 2006 Administrator. A CZC shall be issued only in conformity with the provisions of the UDC and shall be required before the issuance of a building permit. Upon rezone ordinance approval the existing residences will become legal non- conforming uses, The applicant, Commission and Council should be aware that no alterations, expansions, reconstructions or other enlargements to the structures will be permitted except through a CZC and except where the use of the structure changes to a use permitted in the L-Q zone. Prior to occupancy of any building for office use on this site, a certificate of zoning compliance permit should be obtained, Hours of Operation: In the submitted application, the applicant lists that the hours of operation will be from 7 am to 7 pm. Consistent with previous Commission actions, staff is recommending that the hours of operation for businesses on this site be limited through a Development Agreement from 6 am to 10 pm. Landscaoine: Meridian Road is a classified arterial roadway, A 25-foot wide landscape buffer is currently required adjacent to arterial roadways (UDC Table 11-2B-3), There is currently a 20-foot wide landscape buffer easement (in a common lot) along Meridian Road adjacent to this site, However, most of the landscaping adjacent to this site lies within the right-of-way for Meridian Road, and not within the landscape buffer. A full 25-foot wide landscape buffer, constructed outside of the Meridian Road right-of-way, should be constmcted adjacent to thi" "ite_ lIDC Table 11-2B-3 requires a 10-foot wide landscape street buffer along local streets. A 10-foot wide landscape buffer, constructed outside of the Sedgewick Drive right-of-way, should be constructed adjacent to this site. UDC Table 11-2B-3 requires a 20-foot wide landscape buffer between residential uses and L-O uses, To buffer the adjacent residential uses, the applicant is proposing to construct a solid masonry fence on both the west and south property lines, Staff is supportive of the applicant's proposal. The masonry fence proposal should be in addition to, not in lieu of, the 20-foot wide landscape buffer that is required by City Code. Landscape buffers along Meridian Road, Sedgewick Drive, and the south and west property lines, in compliance with the UDC, will be required by the City with CZC/Plat approval. Site Plan: Staff is generally supportive of the submitted conceptual site plan for this property. However, some of the dimensions shown on the plan do not comply with the UDC. Currently, City Code requires all90-degree parking stalls to be at least 9-feet wide, 19-feet long, adjacent to 25-foot wide drive aisles. All parking areas, drive aisles, landscaping, sidewalks, lighting, signage, building height and building setbacks for this development should comply with the applicable provisions set forth in the Unified Development Code. Buildinl! Elevations/Construction Ma,terials: The applicant is proposing to construct up to four office buildings on this site. The potential buildings for this site have a maximum size of 3,270 square feet each, and are single-story. As proposed by the applicant, staff recommends that each future building have some stucco and brick accents. That any new structure(s) (or remodel of existing structure(s)) should be generally compatible in appearance and bulk with the surrounding residential properties, as determined by the Planning Director or otherwise approved through a Conditional Use Permit. Mt'ridian Professional Office - RZ-06-005 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF JUNE 15.2006 b. Staff Recommendation: Staff recommends approval of RZ-06-005 for Meridian Professional Offices as presented in the staff report for the hearing date of June 15, 2006 based on the Findings of Fact as listed in Exhibit C. Staff has included all comments and recommended actions for a Development Agreement in the attached Exhibit A. 11. EXHffiITS A. Development Agreement Provisions and Agency and Department Comments 1. Planning Department 2. Public Works Department 3. Meridian Fire Department B. Legal Description C. Required Findings from Zoning Ordinance D. Conceptual Site Plan & Elevation Meridian Professional Office - RZ-06-00S PAGE 7 CITY Of MERIDIAN PLANNING DEPARTMENT STAff REPORT fOR THE HEARING DATE OF JUNE 15, 2006 A. Development Agreement Provisions and Agency and Department Comments Prior to the rezone ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of rezone ordinance adoption), and the developer. The applicant shall contact the Citv Attorney. Bill Nary. at 888-4433 to initiate this process. The DA shall incorporate the following: · That no alterations, expansions, reconstructions or other enlargements to the existing single- family structures will be permitted except through a Certificate of Zoning Compliance (CZC) and except where I) the use of the structure changes to a use consistent with this Development Agreement and 2) the structure shall meet all applicable development standards such as setbacks, frontage, height, etc. of the L-O zone. · That no building or other structure shall be erected, moved, added to or structurally altered, nor shall any building, structure or land be established or changed in use without a Certificate of Zoning Compliance (CZC). · That all parking areas, drive aisles, landscaping, sidewalks, lighting, signage, building height and building setbacks for this development shall comply with the applicable provisions set forth in the Unified Development Code. · That all future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any pt::rsuns, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. · That the following shall be the only allowed uses on this property: principally permitted tiReS within the L-O zone. . That the hours of operation shall be limited to 6 a.m. to 10 p.m.. · That any new structure(s) (or remodel of existing structure(s)) shall be generally compatible in appearance and bulk with the surrounding residential properties, as determined by the Planning Director or otherwise approved through a Conditional Use Permit. . That up to four office-type buildings may be constructed on this site. That said buildings shall have a maximum size of 3,270 square feet each, and be limited to a single-story. Each building shall have some stucco and brick accents. · That the applicant agrees to construct a masonry fence along the south and west property lines, as proposed. . That a 25-foot wide landscape street buffer will be constructed adjacent to Meridian Road, located entirely outside of the right-of-way. . That a 10-foot wide landscape street buffer will be constructed adjacent to Sedgewick Drive, located entirely outside ofthe right-of-way. · That a 20-foot wide land use buffer will be constructed along the south and west property lines. . That vehicular access to this site shall be restricted to Sedgewick Drive, as approved by ACHD and the City; Except for emergency access, no vehicular access to Meridian Road is approved. . That the applicant shall be required to install any and all sewer mains, water mains and/or fire hydrants that are deemed necessary during construction plan review. This may include water connections in both Sedgwick and Meridian Road. . That the applicant shall provide easements for all required sewer and water mains that are not located in the right-of-way. · That the applicant shall be required to use, with written permission, the existing pressurized irrigation system for all landscaping. Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT srAn lU,PORT fOR THE HEARING DATE OF JUNE 15,2006 1. PLANNING DEPARTMENT 1.1 The rezone legal description submitted with the application (prepared on March 16, 2006 by Darren R. Leavitt, PLS) shows the property within the existing corporate boundary of the City of Meridian. 1.2 All future construction/uses on this site should comply with the provisions of the Unified Development Code in effect at the time of submittal. 1.3 Please see Section 10 of the Staff Report. 2. PUBLIC WORKS DEPARTMENT 2.1 The current residences are serviced by existing service lines to the City of Meridian's domestic water and sewer systems. The condition of these services is not known at this time. The applicant will be responsible fur all costs associated with any sewer and water service extension or upgrade. Wells may only be used for non-domestic purposes such as landscape irrigation. 3. MERIDIAN FIRE Dl:I:'ARTMI<:NT 3.1 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. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 'll" 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 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. 3.3 The phasing plan may require that any roadway greater than 150 feet in length that is not provided with un outlet shall be required to have an approved turn around. 3.4 All entrance and internal roads and alleys shall have a turning radius oi28' inside and 48' outside radius. 3.5 POl' all Pire Lanes, provide signage "No Parking Fin;:: Lam:". 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. 3.7 Cummercial 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. 3.8 The office development will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a report completed by Fire & Exhibit A CITY OF MERIDIAN PLANNING DEPAKTMIiNT STAFF REPORT FOR THE HEARING DATE OF JUNE 15,2006 Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 3.9 Maintain a separation of 5' from the building to the dumpster enclosure. 3.10 The applicant shall work with Planning Department staff and Fire Department staffto provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance at the required intersection(s). 3.11 Where a portion of thc facility or building hereafter constmcted or 1!lUVt;U inlu or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distam;t; n::quirement shall be 600 feet (183). For Group R-3 and Group U occupancies, the distance requirement shall he 600 feet (183 m). 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 teet (183 m). Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT i'iIf\H KEPORT fOR THE HEARING DATE Of JUNE 15,2006 B. Legal Description Mar 16 06 03:2Bp fll"'ro... Land 208-939-7321 p.2 ARRH.w Land Surveying, Inc. UPS, BOL!;'.lDARY, TOf'(JGRAPHIC AND A.LTA Sl)RVEYS CONSTRUCTION STAJrn.;"C1 3D SCANNING nIl E, State Street . Suite 10 .. Eagle. Idaho 83616 . office: l-ue..'3'-1373 .. w: '-218-93'.7311 Job No, 06135 2,22-06 DRL. REWNE DESCRIPTION FOR LKV ARCHITECTS \ \ '\ Lots 1-3, Block 1 ofSll,lisbury Lane Subdivision, and portions of W. Sed~wjck Drive and N. Meridian lWad in Section 1, Township 3 North, Range 1 West of the Boise Meridian. City of"Mcndi\U1, Ada County, Idaho deoorlbed 8$: Commencing at the Northeast comEl{ ofSec1ion 1, Township 3 North, Range 1 WC!lt (If the Boise Meridian. City of Meridian. Ada Count)', Idaho and l"UJUij.ng thence Sooo11'24'"W 1023.45 feet along the East line of said Section to the centerline intersection lifN. Meridian Road and W. Sedgewick Drive (said point beingthePOJNT OJ! BEGINNING); thence N89042'36"'W 234,64 feet along the centerline OfS8ld w. Sedaewiok Drive to a point of curve with a mdius of200.00 ftet. a centrlll angle of 12"00'02'. and a chord that bears S84017'23'.W 41.81 feet; thence to the left along sai(\ centerline curve:: 41.89 feet; thcncc S15"27'04"E 170.4) feel alort& the We lit line ohaid Lot 3 to the Northwest comer of said Lot 2; Uu:nce SOO"'I7'24"'W 118_01 feet a.long the West line of Said Lot 2 to the Sollthwesl cornet of said Lot 2;.thence S89<l27'04"E 200.00 f!lot along the South line ofsllid Salisbury Lane Subdivision; titcnee S89"42'36"E 30.00 filet along said South line to tho: CCJ\t",rline of said N,McridillO Road; ihc:1Jce NoooI7'24"E 287.30 feet elong said centerline to the point of beginning. Area contains 1.68Creti r-~~ '" lJ 1\ MfRIOI.l<N PUBI.IC ,^,OR\(5 [)EPT Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAr!' REPORT fOR THE HhAKJNU UATh OF JUNE IS, 2006 s: "J:; ~ II : ~~ ~ @ @ ,- r'N!-41 I ~ 8 ~ ~ ! ~ I I l\ I .- -- -,- _:- j _____. -e=-_-=-~-= J;i ~,. . 41 . ''- I~.I -.- . it, ~i ! !. ~.I5g ~; i 'i~ - I Jrp ~ H "~ ~ ~ ~~ ~ ! ~~ ~ .." M l> ..., .. 2.d Exhibit B ~~ ~,::~-r N. MJrRIf)/,jN RfMD i II:I~ i !!:i! ~ ~ IUI~ Si (I; '1;~\ ~~lli ~ \~~" _$~) l!!ltl q '" ~'-- !~;; ~ i ~i"ll ~ ~ Ilf ~ l 1;1& ~ .ii f 11111 1 f U ( f ,r f :; i~ f.~ ~ ~ a~ r ~ . i l~ t rl~' ~I :- ~i l I ~d ; ,I r/- !im_.'__~ i@J t-- r;::, ~ ~..... ::oj I q~ .... ~~~ J... , ').- .....~ i:::I~c~ $~~~ '-1 ?!: f.2 ~ ~~ ~~ .rs~~'"t! ~.....~ C::i~,-<: .'~~ -- __J :r-:~ ~ ~'ll"-m-t;; ~ ; fl ~ @E { \ .\ : ~~l': . ~ I "" tiI I I II ~ ~ 1i e ~ .,'~ ;'. 'i~&1..BEB-9DZ ~CZ'OD so ~o R8W pUif, "'''.......H CITY OF MERIDIAN PLANNING DEPARTMENT STArF REPORT fOR THE HEARING DATE Of JUNE 1),2006 c. Required Findings from Zoning Ordinance 1. Rezone 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 the subject property to L-O. Staff fmds 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; Staff finds that several uses are permitted within the requested zoning district ofL-O. The future uses and buildings on this site should conform to the dimensional standards of the proposed zoning designation. Staff finds that the site is large enough to contain the required parking and landscaping. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff fmds 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 detennining 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, 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 tIus :sitt:. Exhibit C CITY OF MERIDIAN PLANNING DEPAKTMIiNT STAFF REPORT fOR THE HEARING DATE OF JUNE 15, 2006 D. Site Plan and Elevation ~ ED OIT'eo.:!i.:.... ~ ~,- Exhibit D --_.=~~=._._._--_..__.._..__...! -(,-.,.. ~...~~ =~- i I e -~ ...." _."_.~t.=:..",::,::-, .,..,. T==:t'~r II ~,~ f:.:::....~ ~~ e -1. --------.-- " i! , ~ f I I I I , I I I , CITY Of MERIDIAN PLANNING UEPARTMENT STAFF REPORT fOR THE HEARING DATE OF JUNE 15,2006 Exhibit D Meridian Planning & Zoning June 15, 2006 Page 3 of 39 Baird: Mr. Chair? Mae: Yes. Baird: If I could make a suggestion. To keep the records clean on these, I'd suggest that you open each individually and entertain a motion solely for the purposes of continuing, one motion per -- one at a time. Item 4: Continued Public Hearing from June 1, 2006: CUP 06-015 Request for a Conditional Use Permit for retail use as determined by Development Agreement for Meridian Gateway - Walgreens by White-Leasure Development -1601 S. Meridian Road: Moe: I will do that, then. Therefore, I'd like to open the continued Public Hearing on CUP 06-015 for the sole purpose to continue it to the regularly scheduled meeting of the P&Z Commission on July 6th, 2006. Zaremba: Mr. Chairman, so moved. Borup: Second. Moe: It has been -- motion and seconded. All those signify -- all those in favor signify by saying aye. Opposed? That has passed. MOTION CARRIED: THREE AYES. TWO ABSENT. Borup: Mr. Chairman, I assume the agenda can accommodate these extra meetings? Item 5: Public Hearing: RZ 06-005 Request for a Rezone of 1.004 acres from R- 4 to L-Q (Limited Office District) for Meridian Professional Office by John Homan - 2835 and 2825 North Meridian Road: Mae: Yes. We did review the agenda and it will be open. Next item would be a request to continue the Public Hearing RZ 06-005, request for a rezone of 1_004 acres for Meridian Professional Office. Borup: So moved. Moe: To the date of July 6th. Borup: July 6th. Moe: 2006. Zaremba: Second accepts the July 6th motion. Meridian Planning & Zoning June 15, 2006 Page 4 of 39 Moe: All right. It has been moved and seconded. All those in favor signify by saying aye. Opposed? That motion is passed. MOTION CARRIED: THREE AYES. TWO ABSENT. Item 10: Public Hearing: AZ 06-026 Request for Annexation and Zoning of 60.96 acres from RUT to R-8 zone for Paramount South 60 Subdivision by Paramount Development - northeast corner of N. Linder Road and W. McMillan Road: Item 11: Public Hearing: PP 06-025 Request for Preliminary Plat approval of 201 residential lots and 13 common lots on 59.81 acres in a proposed R-8 zone for Paramount South 60 Subdivision by Paramount Development - northeast corner of N. Linder Road and W. McMillan Road: Mae: Next item would be to continue the Public Hearing AZ 06-026, request for annexation and zoning -- oh, I'm sorry. Yes. I have to open that hearing for AZ 06-026, as well as PP 06-025, for the annexation and zoning for Paramount South Six Subdivision, as well as the preliminary plat approval for Paramount South Six Subdivision. Zaremba: Mr. Chairman, I move we continue Items AZ 06-026 and PP 06-025 to our regularly scheduled meeting of July 6, 2006. Mae: Is there a second? Borup: Second. Moe: It has been moved and seconded to move Public Hearing AZ 06-026 and PP 06- 025 to the regularly scheduled meeting of July 6th, 2006. All those in favor signify by saying aye. Opposed same sign. That has passed. MOTION CARRIED: THREE AYES. TWO ABSENT. Moe: Having said that, before we get to the next Public Hearing, I would like to just kind of walk through a little bit of the Public Hearing process for some that have not been here before. We will open the Public Hearing on the next item. Staff will give its report, basically, an overview of the project, at which time, then, we will ask the applicant to come up and speak to the project. After the applicant has gone through that, we will, then -- there is sign-up sheets back there if you haven't signed up and you may sign up to speak. You will have three minutes for any rebuttal on that -- or to discuss what the applicant had said. After all public testimony, at that time the applicant will, then, have time to come up and rebut what the others had said. Other than that, then, at that point the Commission will, then, make determination on where we go from there. That's the short version of that and I want go ahead and go forward now. 06/28/2006 WED 16:09 FAX ~001/004 ~ I1a\\ ff ~~W RECEIVED ARCHITECTS LEATHAM KROHN VAN OCKER j~)N 2 8 2006 CITY OF MERIDIAN rrRANSMIl\l~L CITY CLERK OFFICF PROJECT: ~~.lr2\~N",j}~O_E~JQ.t:t~1~~.,....... "'. OrF\?t:;; \Z.-z t::r;? -CO? MAILED n VIA; DATE: .m'..__-.ff...~.~ro.".O ,CR. TO: J1~llZ1~~.aI1::(___ .._(;L~~_,_"..6Ef.\.~~ FAXI~J) x Dlil.lVERED [) PICKED UP [I TIlE FOLLOWING: r:I .,-_rlCLlli-~~...n O..f....__~~.JE ..?t.lTEh ~n........___..... _~\:E\~V1L~L.J],t.tt\ tJlcr.-D..E.J~ln~ '.. .........."'....__.._.._.. '" ~ ..,....~._.._.___..__._"~......."..""..~.,._... v .~_~_.._.__.___.____........._,._..~.. .,..~,...._ ,",. _._'~-""""."_..I,"'" ...-___..__....... '...0.......,., ., FOR YOUR: ~ [j o USE INFORMATION o o API'J{OVAL RECORD [I REVIEW & COMMENT o DISTRIBUTION liROM: .~--Jtto~~llN'"...m.......~___.,,___"'.. ' "'--~....._--~_.....,_~'".........__.d.. ' ....'-_........_................ COPIES TO: ........-.-.....----........... ...,.._---------,............-<.,. ....-. ....._.~---~-_.~~......................--_...., ,. .. "_..".........,.._..._.~._~_._........."..,,._.,... DARRELL LEATHAM. KENT KROHN. AMBER VAN OCKEF~ . SCOTT MARSHALL. WAYNE THOWLESS '735 FEDERAL WAY. BOISE. IDAHO 83705 PHONE 208-336.3443 /:AX 208-336.3680 EMAIL LKV@LKVARCHITECTS.COM JUN 28 '06 16:35 PAGE. 01 06/28/2006 WED 16:09 FAX ~ 002/004 27 June 2006 ARCHITECTS LEA"rHAM KROHN VAN OCKEH RE VED JUN 2 8 2006 City of Meridian Planning and Zoning Department 660 E. Watcrtower tn. Stc. 202 Meridian, Idaho 83642 City Of Meridian City Clerk Office Re: Property posting for Meridian Professional Offices RZ 06-005 LKV Architects hereby provides statement attesting to the posting of properties at 2835 and 2825 North Meridian Road. Signs were placed at Northeast corners of both property lines. At property 2825 the sign was posted in ncar vicinity to the driveway and Meridian Rd. At properly 2835 the sign was posted in near vicinity to W. Sedgewick Dr. and Meridian Rd. Both properties wc!e posted on June 21. 2006 around 3:30 PM. Pictures of the posted properties arc attached. If there arc any questions or comments please feel free to contact me. C~IUn(y p{" ./J.9/!...._J On Ilds.:l~ til r T . . , " ,------{ ay () ....;;.._tl....!.1....-<2....._J ll"I the }'eal of .;.1f:Cl6 before 11C ~l:CI;/':/~l~ff~...)J ,lIolm)' public, pCl5on~JI)' appealed .1il~(cJf7.o..rr}g'", ~ ,nt,l) l,nuwn,10. rt~e 10 bo (he Jlcrsun(~) wl1()~C IInmc(s) is (ole) "(suoserl bed 10 lr,c with IlllJl~lr\JrncCll, afl~ll\cl.:nl)wJcrigcd 10 me lh,~t IIC' (she) II ICY) CXCClIlcc! llw Mme. s.s. - - - '; 's WANOARUTH~ . NotoIVPtJb!Ic~ Sto1e of Idono . L :1 1') r/- ~ ' (bh1ztb_.l~(a{~~7?)t/ f:r~l(try PlJbJ(.c {/ MyC()/1l111i~slon EXplrC!i 1.111 . ._:;t_/l."dt/?!y ~ DARRELL LEATHAM - KENT KROHN . AMI3Er~ VAN OCKER - scon MARSHALL - WAYNE THOWLESS '735 FEDERAL WAY, BOISE. IDAHO 83705 PHONE 208.336-3443 FAX 208-336-3680 EMAIL LKV@LKVARCHITECTS,COM JUN 28 '06 16;35 PRGE.02 06/28/2006 WED 16:10 FAX ~ 003/004 JUN 28 '06 16:38 PAGE. 03 06/28/2006 WED 16:12 FAX ~ 004/004 JUN 28 '06 16:40 PAGE. 04 RZ 06-005 MERIDIAN PLANNING & ZONING MEETING June 15,2006 ArrLlCANT John Homan ITEM NO. 5 REQUEST Public hearing -- Request for a Rezone of 1.004 acres from R-4 to L-O zones for Meridian Professional Office -- 2835 and 2825 North Meridian Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: See Attached Staff Report CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: No Comment (! rJ)-c -f, ? (!L 'W du &-tj tR I ZlJ00 CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: No Comment NAMPA MERIDIAN IRRIGATION: No Comment SETTLERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: . Contacted: ~~ Date: (o~3Irie Emailed:cpcOOl(e.(...-K.VA:ecH.req-s.rOrn Staff Initials: ~~- 3W3 Phone: lK:. Materials presented at public meetings shall become property of the city of Meridian. Message Page I of2 RE-,C"EI-YEJJ----,~- JUN i 5 2006 CITY OF MERIDIAN CITY CLERK OFFICF Machelle Hill From: C. Caleb Hood Sent: Thursday, June 15, 2006 8:30 AM To: Machelle Hill Cc: Tara Green; Sharon Smith Subject: RE: Meridian Professional Office RZ 06-005 Machelle, Please just use the e-mail correspondence. I will not have time today to do a formal memo. Thank you, C. Caleb Hood Current Planning Manager Meridian Planning Department 208.884.5533 208.888.6854 (fax) Pf'l~-t~ ro--l5e00 TttrYl ./l)g). S From: Machelle Hill sent: Thursday, June 15, 2006 8:28 AM To: C. Caleb Hood Cc: Sharon Smith; Tara Green Subject: RE: Meridian Professional Office RZ 06-005 Caleb, do we need a memo from you or the applicant for packets tonight since the project will be continued or do I just use this email? Thanks. From: C. Caleb Hood Sent: Monday, June 12, 2006 1:18 PM To: Amber Van Ocker Cc: Machelle Hill; Tara Green; Sharon Smith Subject: RE: Meridian Professional Office RZ 06-005 Amber, The site needs to be posted at least 10 days prior to the hearing (see UDC 11-5A-5D for posting requirements). On January 13th, as part of the application submittal, John Homan signed an affidavit stating that he agreed to post the site. I think we ean probably get you on the July 7th agenda though (this is the next P&Z meeting). Give me a call if need be. C. Caleb Hood Current Planning Manager Meridian Planning Department 208.884.5533 208.888.6854 (fax) From: Amber Van Ocker [mailto:Amber@lkvarchitects.com] sent: Monday, June 12, 2006 12:56 PM To: C. Caleb Hood Subject: RE: Meridian Professional Office RZ 06.005 6/15/2006 Message Page 2 of2 Caleb, We weren't aware that we needed to post the sitR \/\/hat are the requirements of posting? If we post the site today will we still be able to be on the agenda for Thursday? I apologize, let me know what we need to do. Thanks Amber Van Ocker -----Original Message----- From: C. Caleb Hood [mailto:hoodc@meridiancity.org] Sent: Monday, June 12, 2006 12:04 PM To: brook@lkvarchitects.com; amber@lkvarchitects.com Subject: FW: Meridian ProfesSional Office RZ 06-005 Can you please provide the Meridian Clerk's Office with an affidavit of posting ofthe site for this Thursday's meeting? Let me know if you have any questions. Thank you. C. Caleb Hood Current Planning Manager Meridian Planning Department 208.884.5533 208.888.6854 (fax) From: Machelle Hill Sent: Monday, June 12, 20069:26 AM To: C. Caleb Hood; Jennifer Veatch; Barbara Shiffer; Kristy Vigil; Sonya Watters Cc: Sharon Smith; Tara Green Subject: Meridian Professional Office RZ 06-005 Hi...1 started packets for this week's P&Z meeting and don't see that we received a sing posting for the above referenced...does anyone know anything about this? Thanks. Machelle Hill Meridian City Clerk's Office Department Specialist 888-4433 6/15/2006 Submission for Public Hearing on the proposed re-zoning of 2825 and 2835 North Meridian Road Meridian Planning and Zoning meeting, June 15,2006 I've lived off Meridian Road in the R-4 Waterbury Park subdivision, about 800 feet south of the parcels, for over 13 years. When our subdivision was built, the existing comprehensive plan zoned the parcels being requested for a re-zone as R-4 residential land. The new comprehensive plan in 2002 continued that approach. An L-O property would have a greater average daily traffic impact than maintaining the two current homes, or even if there were four homes, the most current R-4 zoning would allow on the 1.004 combined acres of the two parcels. The analysis should therefore be what traffic the parcel would generate as currently allowed under the comprehensive plan (as R-4 residential) versus what it would generate as an L-O complex if the applicant is allowed to re-zone it. Instead of the few vehicle trips per day two or four houses have, an L-O complex will generate many more vehicles coming and going. If Meridian Road south of Cherry Lane is eventually widened with more lanes, Meridian Road north of Cherry Lane will draw evtm mun; traffic, and those of us along Meridian Road will find it even harder than currently to pull out onto Meridian Road. Traffic from this office complex, which would bring higher traffic counts than from a residential use, would add to this problem. I would gladly invite a Planning and Zoning staff member, commissioner, or the applicant to watch with me at 8am on a weekday morning how hard it already is for those of us trying to pull onto Meridian Road to do so. While I appreciate the reasons why Mr. Homan would find it in his interest to have the city allow him to re-zone his R-4 parcels to that of an office complex, that has to be weighed against the additional traffic the project will generate on those of us south of the development. My family is concerned that allowing an office complex on these parcels as an exception to the comprehensive plan will only serve as a precedent for approving other higher than currently provided for density in our neighborhood. More R-4 housing could be replaced as higher traffic-generating light office, for example. I'm just one neighbor, but I thought I would share my concerns. Thank you for your consideration and for listening. Christopher Broer 387 West Woodbury Drive Watcrbury Park Subdivision Pt z rnt-q b--15-c1Cp X-tu-n J'J 0 . 5 RECEIVE]) JUN 1 5 2006 CITY OF MERIDIAN CITY CLERK OFFICF CITY OF MERIDIAN PLANNING COMMISSION PUBLIC HEARING SIGN-UP SHEET DATE June 15, 2006 ITEM # 5 PROJECT NUMBER RZ 06-005 PROJECT NAME Meridian Professional Office NAME (PLEASE PRINT) FOR AGAINST NEUTRAL -- .I."-CI\JPJ! V ~D JUN J 5 2006 ..... . CitY Clerk Office CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF JUNE 15, 2006 ~=gD;t;'~~~~:SSion cU;;;;" .ii;'~lVE , I@v D Caleb Hood, Current Planning Manager"";z:r,. JUN CJti, 2006 '--' 'I . --: Meridian Professional Office Rezone for John Homan . <-!-"I.4..l' "' ~"'~... P'M ER I 0 IAN · RZ-06-005 CITY CLERK OFFrCF~ Rezone of 1.6 acres from RA (Medium Low-Density Residential) to LwO (Limited Office) for up to four office buildings, by John Homan. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Jo1m Homan, has applied for a Rezone (RZ) of 1.6 acres from R-4 (Medium Low-Density Residential) to L-O (Limited Office) for two buildable lots and one common lot within Salisbury Lane Subdivision. The site is comprised of Lots 1, 2 and 3, Block 1, Salisbury Lane Subdivision (Lot 1, Block 1, is a common lot). The applicant is requesting the subject property be rezoned so that up to four office buildings may be constructed on this site. The site is located on the southwest comer of Meridian Road and Sedgewick Drive, approximately 1,000 feet south of Ustick Road. This site currently contains two residences and outbuildings. STAFF REPORT TO: FROM: SUBJECT: 2. SUMMARY RECOMMENDATION Staff recommends approval of RZ-06-005. as presented in the Staff Report for the hearing date of June 15. 2006 based on the Findings of Fact as listed in Exhibit C. Staff has included all agency/department comments and Development Agreement provisions 111 Exhibit A. 3. PROPOSED MOTIONS Approval I move to recommend approval to the City Council of File Number RZ-06-005 as presented in the staff report for the hearing date of June 15, 2006, with the following changes to the staff report: (add any proposed modifications). Denial I move to recommend denial to the City Council of File Number RZ-06-005 as presented in the staff report for the hearing date of June 15, 2006, for the following reasons: (you should state specific reasons for denial. They should address how the applicant might re-do the application to gain your recommendation fur approval). Continue I move to continue the public hearing for File Number RZ-06-005 to (date certain) for the following reason(s): (insert reason). 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 2825 and 2835 N. Meridian Road / southwest comer of Meridian Road and Sedgewick Drive in Section 1, Township 3 North. Range 1 West. b. Owner: John Homan Meridian Professional Office - RZ-06-005 PAGE 1 CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 15. 200n 23035 W. Wapoot Drive Meridian, Idaho 83642 c. Applicant: John Homan 23035 W. Wapoot Drive Meridian, Idaho 83642 d. Representative: Brook Thornton/Amber Van Ocker, LKV Architects e. Present Zoning: R-4 f. Present Comprehensive Plan Designation: Medium Density Residential g. Description of Applicant's Request: The applicant is requesting to rezone 1.6 acres from R-4 to L-Q so that up to four office buildings may be constructed 011 tlus site. 5. PROCESS FACTS a. The subject application will in fact constitute a rezone as determined by City Ordinance. By reason of the provisions ofUDC 11-5B-3, a public hearing is required before the City Council 011 this matter. b. Newspaper notifications published on: May 29th and June 12th, 2006 c. Radius notices mailed to properties within 300 feet on: May 19th, 2006 d. Applicant posted notice on site by: June 5th, 2006 6. LAND USE a. Existing Land Use(s): Single-fanuly dwellings. b. Description of Character of Surrounding Area: Existing single-family dwellings and a nearby church. c. Adjacent Land Use and Zoning: 1. North: Common lot, zoned R-4; Single-family residence, zoned RUT in Ada County. 2. East: Existing residences, zoned R-8. 3. South: Existing single~family residences, zoned R-4. 4. West: Existing single-fanu1y residences, zoned R-4. d. History of Previous Actions: In 2000, the City approved Salisbury Lane Subdivision, a 4210t residential subdivision. e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: There are currently mains in Meridian Road. Location of water: There are currently mains in Meridian Road. Issues or concerns: None 2. Vegetation: NA 3. Flood plain: NA Meridian Professional Office - RZ-06-005 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 15.2006 4. Canals/Ditches Irrigation: None. 5. Hazards: None. 6. Proposed Zoning: L-O 7. Size of Property: 1.6 acres 7. COMMENTS MEETING On May 26, 2006 Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Scrviccs Company. No significant conunents were received from any agencies or departments. Staff has included all comments and recommended actions in the attached Exhibit A. 8. COMPREHENSIVE PLAN POLICIES AND GOALS The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Medium Density Residentia1." The purpose of a medium density residential designation is to allow smaller lots for residential purposes within l,;ity limits. Uses may include single-family homes at densities of three to eight dwelling units per acre (Page 95, 2002 Comprehensive Plan). In 2004, the City approved Resolution No. 04-454, 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 he permitted." Staff finds that the subject property has frontage on Meridian Road, an arterial street, and is less than 3 acres in size (1.6 acres total). Because the property is designated for residential uses, the property is less than 3~acres in size, and it is located on an arterial street, staff believes that a residential use of the property may not be the best use of the land. Staff believes that an office zone/use on the subject property is appropriate as the request is consistent with the intent of Resolution No. 04-454, if the Commission and Council fmd the zoning is appropriate for this site. Please see the following facts and circumstances and Section 10 of the Staff Report below for further analysis of the proposed zoning designation and anticipated office uses. Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (staff analysis is in italics below policy): · "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV, Objective D, Action item 2) On the submitted conceptual site plan, the applicant is proposing a single access to this site from Sedgewick Drive. An emergency access to Meridian Road is also proposed in the middle of the property. Staff is supportive of the proposed access into the site. . "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4) Meridian Road is designated as an arterial street. By City Ordinance, a 25-foot wide landscape buffer is required adjacent to Meridian Road. A landscape buffer along Meridian Road will be required by the City with future CZC/Subdivision approval. Meridian Professional Office - RZ-06-005 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF JUNE 15,2006 · "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action item 5) The applicant is not specifically proposing to install any landscaping with the subject rezone application. In order to construct buildings on this site the applicant will be required to construct internal and perimeter landscaping. · "Permit new. . . commercial deve1oprm:nt uIlly where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter IV, Goal I, Obj. A, #6) This property is already within the corporate boundaries of the City of Meridian. Sanitary sewer and water are available to this parcel. · "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal 1, Objective B) Staff believes that the proposed zone, which allows office uses, does contribute to the variety of uses in this area. Staff finds that the new zoning to L-O should be harmonious with and in accordance with the Comprehensive Plan, as amended by Resolution No. 04-454. Staff recommends that the Commission and Council rely on staff's analysis, other agency/department comments, and any other comments received regarding the appropriateness of zoning this sitejiJr office users). 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: UDC Table 11-2B-2lists several uses as pennitted and conditional uses in the L-O zoning district. b. Purpose Statement of Zone: LIMITED OFFICE DISTRICT (L-O) 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. FO\.U' Districts are designated which differ in the size and scalI:: of cummercial structlITl::S ar.;r.;uIIlIIluuateu in the uislrict, the sr.;a1e anu lniX uf allowed commercial uses, and the location ofthe district in proximity to streets and highways. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation REZONE ANALYSIS: Approval of the subject rezone application would allow the applicant to obtain an office zone. According to current City Code, professional offices and clinics are principally pennitted in the proposed L-O zone. The applicant has submitted a conceptual site plan showing how this site may redevelop with the office building, parking and landscaping. On the submitted plan, the applicant has depicted one access to Sedewick Drive. Although this site has frontage on Meridian Road, no vehicular access is proposed (one emergency access to Meridian Road is shown). The applicant states, in the submittal letter, that the proposed zoning will buffer the residential uses from a roadway that is quickly growing in intensity. The buildings will consist of two 3,000 square foot and two 3,270 square foot, single story structures. The design of the buildings will be compatible with the surrounding residential buildings as a blend of architectural finishes with stucco and brick access will be used (see the applicant's submittal letter). The applicant held a neighborhood meeting and the main concern from the neighbors was Meridian Professional Office - RZ-06-00S PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 15,2006 buffering. The applicant is proposing to construct a solid masoruy fence on both the west and south property lines. Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed concept plan with the Zoning Ordinance for L.O zoning, staff believes that the rezoning of this site to L-O is in the best interest of the City. Please see Exhibit C for detailcd analysis offacts and findings. The rezone legal description submitted with the application (prepared on March 16, 2006 by Darren R. Leavitt, PLS) shows the property within the existing corporate boundary of the City of Meridian. UDC 11-5B-3D2 provides the P&Z Commission and City Council the authority to require a property owner to enter into a Development Agreement with the City of Meridian that may require some written commitment for all future uses. Due to the proposed use, staff believes that a Develooment Agreement is necessary to ensure that this oroperty is developed in a fashion that is consistent with the cOlliorehensive plan and does not nel2:ativelv impact nearby properties. Ifthe Commission or Council feels additional development agreement requirements are necessary, staff recommends a clear outline of the commitments of the developer being required. A Development Agreement (VA) will be required as part of an annexation ofthis property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the City Attornev. Bill Nary. at 888-4433 within 18 months of Council approval to initiate this orocess. The DA shall incorporate the following (also see Exhibit B): Access: Consistent with the applicant's conceptual site plan and the comprehensive plan, vehicular access to this site should be limited to Sedgewick Drive, and not Meridian. Road. Because only one access to the public roadway system is being approved for this property, staff recommends that cross access be provided to for both of the currcnt lots (Lots 2 and 3, Block 1, Salisbury Lane Subdivision) to use this access. NOTE: Emergency vehicular access to Meridian Road is okay, if required by the Meridian Fire Department. Futurc Development: Office Use: Professional and sales offices, laboratories, health care services and medical clinics are some of the most common principally permitted uses within the requested L-O zone. Staff believes that these principally permitted uses are appropriate for this property and meet the intent of Resolution No. 04-454. However, there are several retail and ancillary conunercial uses that can occm in the L-O zone with conditional use pt:llnit approval. Staff is concerned that this area may turn into a commercial retail site, and is recommending that the City limit the uses that can operate on the site to office/clinic type uses. This recommendation is intended to protect the neighbors from more intense commercial uses that could potentially operate on this property with CUP approval, and to ensure that the uses intended in Resolution No. 04-454 (light office, low-impact businesses) are upheld. All future uses on the subject property shall be limited to principally permitted uses in the L-O zone only. According to UDC 11-5B-1A, no building or other structure shall be erected, moved, added to or structurally altered, nor shall any building, structure or land be established or changed in use without a certificate of zoning compliance (CZC) issued by the Meridian Professional Office - RZ.06-005 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 15.2006 Administrator. A CZC shall be issued only in conformity with the provisions of the UDC and shall be required before the issuance of a building permit. Upon rezone ordinance approval the existing residences will become legal non- conforming uses. The applicant, Commission and Council should be aware that no alterations, expansions, reconstructions or other enlargements to the structures will be permitted except through a CZC and except where the use of the structure changes to a use permitted in the L-O zone. Prior tu uccupancy of any building [or office use on this site, a certificate of zoning compliance permit should be obtained. Hours of Operation: In the submitted application, the applicant lists that the hours of operation will be from 7 am to 7 pm. Consistent with previous Commission actions, staff is recommending that the hours of operation for businesses on this site be limited through a Development Agreement from 6 am to 10 pm. Landscapinl!: Meridian Road is a classified arterial roadway. A 25-foot wide landscape buffer is currently required adjacent to arterial roadways (UDC Table 11-2B-3). There is currently a 20-1'oot wide landscape buffer easement (in a common lot) along Meridian Road adjacent to this site. However, most of the landscaping adjacent to this site lies within the right-of-way for Meridian Road, and not within the landscape buffer. A full 25-foot wide landscape buffer, constructed outside of the Meridian Road right~of-way, should be constructed adjacent to this site. UDC Table 11-2B-3 requires a la-foot wide landscape street buffer along local streets. A 10-foot wide landscape buffer, constructed outside of the Sedgewick Drive right-of-way, should be constructed adjacent to this site. UDC Table 11-2B- 3 requires a 20-foot wide landscape buffer between residential uses and L-O uses. To buffer the adjacent residential uses, the applicant is proposing to construct a solid masonry fence on both the west and south property lines. Staff is supportive of the applicant's proposal. The masonry fence proposal should be in addition to, not in lieu of, the 20-foot wide landscape buffer that is required by City Code. Landscape buffers along Meridian Road, Sedgewick Drive, and the south and west property lines, in compliance with the UDC, will be required by the City with CZC/P1at approval. Site Plan: Staff is generally supportive of the submitted conceptual site plan for this property. However, some of the dimensions shown on the plan do not comply with the UDC. Currently, City Code requires a1190-degree parking stalls to be at least 9-feet wide, 19-feet long, adjacent to 25-foot wide drive aisles. All parking areas, drive aisles, landscaping, sidewalks, lighting, signage, building height and building setbacks for this development should comply with the applicable provisions set forth in the Unified Development Code. Buildinl! Elevations/Construction Materials: The applicant is proposing to construct up to four oftlce buildings on this site. The potential buildings for this site have a maximum size of 3,270 square feet each, and are single-story. As proposed by the applicant, staff recommends that each future building have some stucco and brick accents. That any new structure(s) (or remodel of existing structure(s)) should be generally compatible in appearance and bulk with the surrounding residential properties, as determined by the Planning Director or otherwise approved through a Conditional Use Permit. Meridian Professional Office - RZ-06-005 PAGE 6 CITY Of MERIDIAN PLANNING DEPARTMENT STAff REPORT fOR THE HEARING DATE OF JUNE 1 'i. 7006 b. Staff Recommendation: Staff recommends approval of RZ-06-005 for Meridian Professional Offices as presented in the staff report for the hearing date of June 15, 2006 based on the Findings of Fact as listed in Exhibit C. Staff has included all comments and recommendcd actions for a Developmcnt Agreement in the attached Exhibit A. 11. EXHmITS A. Development Agreement Provisions and Agency and Department Comments 1. Plarming Department 2. Public Works Department 3. Meridian Fire Department B. Legal Description C. Required Findings from Zoning Ordinance D. Conceptual Site Plan & Elevation Meridian Professional Office - RZ-06-00S PAGE 7 CITY Of MERIDIAN PLANNING DEPARTMFNT STAFF REPORT FOR THE HEARING DATE OF JUNE 15,2006 A. Development Agreement Provisions and Agency and Department Comments Prior to the rezone ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of rezone ordinance adoption), and the developer. The applicant shall contact the City Atturnev. Bill Nary. at 888A433 to initiate this process. The DA shall incorporate the following: · That no alterations, expansions, reconstructions or other enlargements to the existing single- family structures will be pennitted except through a Certificate of Zoning Compliance (CZC) and except where I) the use of the structure changes to a use consistent with this Development Agreement and 2) the structure shall meet all applicable development standards such as setbacks, frontage, height, etc. ofthe L~O zone. · That no building or other structure shall be erected, moved, added to or structurally altered, nor shall any building, structure or land be established or changed in use without a Certificate of Zoning Compliance (CZC). · That all parking areas, drive aisles, landscaping, sidewalks, lighting, signage, building height and building setbacks for this development shall comply with the applicable provisions set forth in the Unified Development Code. · 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 the following shall be the only allowed uses on this property: principally pennitted uses within the L-O zone. · That the hours of operation shall be limited to 6 a.m. to 10 p.m.. · That any new structure(s) (or remodel of existing strul,;ture(s)) shall be generally compatible in appearance and bulk with the surrounding residential properties, as determined by the Planning Director or othetwise approved through a Conditional Use Permit. · That up to four office-type buildings may be constructed on this site. That said buildings shall have a maximum size of 3,270 square feet each, and be limited to a single-story. Each building shall have some stucco and brick accents. · That the applicant agrees to construct a masonry fence along the south and west property lines, as proposed. · That a 25-foot wide landscape street buffer will be constructed adjacent to Meridian Road, located entirely outside of the right-of-way. · That a la-foot wide landscape street buffer will be constructed adjacent to Sedgewick Drive, located entirely outside of the right-of-way. · That a 20.foot wide land use buffer will be constructed along the south and west property lines. · That vehicular access to this site shall be restricted to Sedgewick Drive, as approved by ACHD and the City; Except for emergency access, no vehicular access to Meridian Road is approved. · That the applicant shall be required to install any and all sewer mains, water mains and/or fire hydrants that are deemed necessary during construction plan review. This may include water connections in both Sedgwick and Meridian Road. · That the applicant shall provide easements for all required sewer and water mains that are not located in the right-of-way. · That the applicant shall be required to use, with written pennission, the existing pressurized irrigation system for all landscaping. Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT fOR THE HEARING DATE OF JUNE 15,2006 1. PLANNING DEPARTMENT 1.1 The rezone legal description submitted with the application (prepared on March 16, 2006 by Darren R. Leavitt, PLS) shows the property within the existing corporate boundary of the City of Meridian. 1.2 All future construction/uses on this site should comply with the provisions of the Unified Development Code in effect at the time of submittal. 1.3 Please see Section 10 of the Staff Report. 2. PUBLIC WORKS DEPARTMENT 2.1 The current residences are serviced by existing service lines to the City of Meridian's domestic water and sewer systems. The condition of these services is not known at this time. The applicant will be responsible for all costs associated with any sewer and water service extension or upgrade. Wells may only be used for non-domestic purposes such as landscape irrigation. 3. MERIDIAN FIRE DEPARTMENT 3.1 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. 3.2 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 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 hydrantfl Rhall he provided to meet the requirements of the IFC Section 509S h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 The phasing plan may require that any roadway greater than 150 feet in length that is not provided with an outlet shall he required to have an approved turn around. 3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.5 For all Fire Lanes, provide signage "No Parking Fire Lane". 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. 3.7 Commercial and office occupancies will require a rITe-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.8 The office development will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2612 responses ill the year 2004. According to a report completed by Fire & Exhibit A CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 15.2006 Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 3.9 Maintain a separation of 5' from the building to the dumpster enclosure. 3.10 The applicant shall work with Planning Department staff and Fire 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). 3.11 Where a portion of the facility or building hereafter constmcted or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall he 600 feet (183). For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3 .1.2, the distance requirement shall be 600 feet (183 m). Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-IE nEARING DATE or JUNE 15,2006 B. Legal Description Mar 16 06 03'261'" Arl"'o'" Land cOa-93g~7321 1"'.2 ARRH'w Land Surveying, Inc. 01>5, BOC~DA.RY, TOPOGRAPIUC: ANi) ALTA, Sl..eRVEI' S CONSTRUCTION ST.AJ<lKG 3D SCANJ\'INCI 1121 e. State Street . Suite 1.5 a Eagle. Idaho 83616 . Dffice: '-21t8-939-7373 a fax: 1 -288-9'39-7321 Job r\Q. 06135 1-12-06 [I.R,L. \ REZONE DESCRIPTION FOR LK V ARCff[TECTS \, Lots 1~3. Block 1 of Salisbury Lane Subdivision, and portionsofW. Sedgewick Drive and N. Meridian Road in SeeliGn 1, Township 3 North., Range 1 West of the Boise Meridian, City ot-M",,,id;an, Ada County, Idaho described as: Commencing at the Northeast cornel; of Section 1, Township 3 North, Range 1 West of the Boise Meridian, City of Meridian. Ada County. Idaho and. running thence SOoo11'24"W ) 023.45 feet along the East line of said Sec.tion to the Centerline iMflli;section ofN. Meridian Road and W. Sedgewick Drive (said point being the POINT OF BEGINNING); thence N89"'42'36"W 234_64 feet along the cmlterline of said W. Sedgewick Drive to a point of curve with a radius of200.oo feet. a centtal angle (,,[ 12"00'02" and a chord that bears 584"1 T23"W 41.81'feet; thence to the left along said centerline curve 41.89 feet,: thence S15"'2?'04nE 170.41 feet a10rig the West line u[said Lot:1 to the NorthWC3t comer: of said Lot 2, dlcni;(; SOO"17'24"W lls.<n ft:ctll\ong the West line of said Lot 2 to the Southwest comer of said Lo12;thenee S89027'04"E 200.GO feet along the South line of said Salisbury Lane Subdjvi.sion~ thence S89<>42'36nE 30.00 feet along said South line to the centp.rline of said N. Meridian Road. thence NOOo i 7' 24"E 2&7.30 feet along said centerline 10 the point of beginning. Area CQntalos 1.6 acres e"'IEWAP~,7l II" McFij[)\AN PlJ&UC. WORKS OE?'f, . Exhibit B CITY OF Ml'.RlnlAN Pl.ANN1Nr, lWPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 15.2006 ~ ~?1 :>:Jg "l> "''' g;g "tl1Jl ,..~ '~. . ..I ""' ~ ~~ i:~ -==-.A...-,,,,-,'t ., i~-I It - F'-' ~~ ij~ jh. iii gg I,~ 'ii I! ~ J\ ..~ 2'd Exhibit B .'~; <:;::> l"~'/l,r ~ ;;;:. ;." ~ ~."". .'i.~/i l~ -....ts;- ~'... "~liIit F'" ~ lta..ljJ" I I I I I I I .... - . _1_. ~... _ _ : ,___ S@.__._____~ @ @ f ~i~! ~ il~ii ' -~ I>"!;~"; ;Q t '~, il~! i (:tt'" l)t) ~jli~ ", ,':'O;'!o * I. !It.... ") ,,,.,..~~l ~"li:>i -, ".!'/ ~~;;:~ "" "l I !- ~~ S tl~l! :s ~ ~ir;'4 -!l ~~a @ ~ ~ ~ II ~~ ~ @i .__ MtlC"_r'6"" .mJ~~ _V_ MleI/mrAN ROM) Ii ~ 1111 1 f lit { {~~ i;; 1. :i~~, ",,~~ ~ .'il ... .'l. ";' ~ ~, h r H~ 'iI ':5' ~- ~~ f. t ',I ~ ..~ ['1: ,il li , ,~-_......---~ l~el.-Ses-eoz @l ~ ~ ~ -1; ~ ~' !!. ~ ~ .1;' e \ ;u e -- ~ -:J ~rr::i."''''' Jmif'j" ----- - - -",,-, e Ih ~ pu.., mO...."'l:l t--.. <:;; '"-' CI) ~7 "':,"" ~- :......;:) ~ ~<~ ;:s;. -.~ ('-::,.-.....~ -I:;':,~~.~ ;$ ~ "':IS? "-'1"- ( ~ '-~~ .: '~' ~~ I ....';:...<:.r.Ji:. . ;-;1 ,- t8~ ~"--~ '~ .~ "","-<: '~ f;: '- ':<> :=:t;; j1r--* .~.~ t:r I~-i @ll i'.. ,'w"'; ~~. "(;:2:60 SO 1>0 "'''l.( CITY OF MERIDIAN PLANNING DEPARTMENT STAPP REPORT POR THE HEARING DATE OF JUNE IS, 2006 C. Required Findings from Zoning Ordinance 1. Rezone 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 tht: subject property to L-O. Staff fmds 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 outliued for the proposed district, specifically the purpose statement; Staff finds that several uses are permitted within the requested zoning district of L-O. The future uses and buildings on this site should conform to the dimensional standards of the proposed zoning designation. Staff fmds that the site is large enough to contain the required parking and landscaping. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff fmds 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 uot limited to, school districts; and, Staff fmds 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. Exhibit C CITY Of MERIDIAN PLANNING DEPARTMENT STAPf REPORT FOR THE HF:ARING nATF: OF TUN!=: 15,2006 D. Site Plan and Elevation \ ~D'" (j), alTE P"l;-"'!'l ~_.~- Exhibit D ~...+~_..~._-~~-.._---~ ~to<. ORI'IrE ----.-.-~-.--I I I I I I fl , ,I . ,I I I ---~ (==~it... j. j I ~~ e ~~ 6 ! I "l~II;\/IH!,ii,j.I't:.""~-.A..i'II . =-_.. "'~'-rn I j I I I , I I I I ....... ,-' "'''I~~;:.. ~- 4-~- ~ 1 '.iI. t ---..-- . t I r ~ . -' i.l it. ,: CITY OF MERIDIAN PLANNING DEPARTMENT RTAFF REPORT FOR THE HEARING DATE Of' JUNE 15,2006 Exhibit D ,,~,4\) .,' :\- " ~, ,'" \" .." L.~~~ , ',~\})~o. :'8101>0 "J.. ~~v'~ ~ & ~ 'l~ ZJi4tItta , / ; IS :e ," \' 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX it 208-463-0092 Phones: Area Code 208 12 May 2006 RE~mwJ;}D .; )t;mr~t:- I,: ,_iJ JU CITY OF MERIDIAN CITY CLERK OFFICE Planning & Zoning Commission City of Meridian 660 E. Watertower Lane Suite 202 Meridian, ill 83642 RE: RZ 06-005 / Meridian Professional Office Dear Anna: Nampa & Meridian Irrigation District has no comment on the above referenced application for Rezone of 1.004 acres from R-4 to L-O for Meridian Professional Office.. Sincerely, d~~~ Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg c: File" Office/Shop . .. -. ,,,. ,. ."' -..':.~~.- APPROXIMA TF IRRIGA~LE ACRES RIVER FLOW RIGHTS. 23,000 BOISE PROJECT RIGHTS. 40,000 ftJIJ5 ~ CENTRAL (!tR\i;L!~ Rezone # Conditional Use # Preliminary / Final/Short Plat CENTRAL DISTRICT HEALTH DEPARTMENT Return to: Environmental Health Div~.CEIVED DBoise I\L-' 0 Eagle MAY 1 '? 2006 0 Garden City <;ll'f OF MERIDIAN ,8Meridian c,1TY CLERK OrFICE DKuna OACZ o Star K> Z- 06-CV.r f /I,d,~,c,.~ ~ ./~r:s /OYl#/ 0 /J.c.v , ~ ~ We have No Objections to this Proposal. o 2, We recommend Denial of this Proposal. o 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. o 4. We will require more data concerning soil conditions on this Proposal before we can comment. o 5, Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: o high seasonal ground water 0 waste flow characteristics o or bedrock from original grade 0 other o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surtace waters, o 7, This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. o 8. After written approval from appropriate entities are submitted, we can approve this proposal for: o central sewage 0 community sewage system 0 community water well o interim sewage U central water o individual sewage 0 individual water o 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: o central sewage 0 community sewage system 0 community water o sewage dry lines 0 central water .. 0 10, Run-off is not to create a mosquito breeding p-roblem, o 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. o 13, We will require plans be submitted for a plan review for any: o food establishment 0 swimming pools or spas o beverage establishment 0 grocery store o child care center o 14, Please see attached stormwater management recommendations o 15. Date: ~LL;Ob Reviewed By: A---~ 15726.001 EH0904 Review Sheet , \ ,I . ~ '-"\" TRANSMITTALS TO AGENCIES FOR COMMENTS ON JDAHO' ~f DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN ~- Jf ~./"'TRE < -V,.,uf}'-", To insure that your comments and recommendations will be considered by ~ m~g~ the Meridian Planning and Zoning Commission please submit your comments and recommendations to Meridian City Hall MAYOR Tammy de Wpprd CITY COUNCIL MEMBERS Kci th Bird Joseph w. Borton Charles M. Rountree Shdun Wardle CITY DEPARTMENTS City Attorney/HR 703 Main Street 898-5506 (City Attorney) 898-5503 (HR) I\lX 884-8723 Fire 540 E. Franklin Road 888-1234/ fax 895-0390 Parks & Recreation 11 W. Bower Street 888-3579 / fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533 / fax 888-6844 Police 1401 E. Wate(tower Lane 888-6678 / fax 846-7366 Public Works 660 E. Watertower Lane Suite 200 898-5500 / fax 895-9551 - Building 660 E. Watertower Lane Suite 150 887-2211 / fax 887-1297 - Wastewater 3401 N. Ten Mile Road 888 Zi91 / fax 884-0744 - Water 2235 N.W. 8th Street 888-5242 / fax 884-1159 Attn: Will Berg, City Clerk, by: Transmittal Date: May 8, 2006 Hearing Date: June 15, 2006 Request: Rezone of 1.004 acres from R-4 to L-O (Limited Office) for Meridian Professional Office June 8, 2006 File No.: RZ 06-005 By: John Homan Location of Property or Project: 2835 and 2825 North Meridian Road David Zaremba (no FP) Meridian School District (No Fp) David Moe (no FP) - Meridian Post Office(FPlPp only) -Wendy Newton-~~~NO FP) - Ada County Highway District = Mich.e' Rohm ( '14 ~ if ~ Ii: 11 'IE ~a County Development Services Keith Borup (No f!} \.J.-^-,.,~- \1"'; ntral Dlstnct Health -Tammy de Wee , Elyor ""-"". mpa Meridian Irrig. District = Charlie Rountree. C/C MAY - B 2005 ---.:.' 'ettlers Irrig. District Joe Borton, C/C Idaho Power CO. (FP,PP,CUP) = Keith Bird, C/c:CITY ~,)" ':'~;:i-,~r:(II)If i~\l9west (FPIPP.only) _ Shaun Wardl6t\Qt<EiTElVA:TE n ~.\btermountaln Gas (FPIPP only) - water Department - . 8ureau of Reclamation (FPIPP only) --:?Sewer Department -Idaho Transportation Dept. (No FP) - Sanitary ServiceS(No VAR, VAG, FP) - Ada County Ass. Land Records = Building Department I Rich Greene == Meridian Development Corp. _ Fire Department Historical Preservation Comm. Police Department = City Attorney _ City Engineer City Planner = Parks Department RECEIVED Your Concise Remarks: MAY 1 1 2006 City Of Meridian N&C~ity Clerk Office --it CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433 CITY CLERK - FAX 888-4218 FINANCE & UTILITY BILLING - FAX 887.4813 MAYOR'S OFFICE - FAX 884-8119 Printed on recycled paper