HomeMy WebLinkAboutCC - Commission Recommendation and Staff Report 10-17 STAFF REPORT czw
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COMMUNITY DEVELOPMENT DEPARTMENT
HEARING October 17,2023 rL�e tgend 0
DATE: !Project Location
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TO: Mayor and City Council
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FROM: Stacy Hersh,Associate Planner oi
208-884-5533
SUBJECT: Petsche Rezone N
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LOCATION: 1508 N. Meridian Road(Parcel z
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I. PROJECT DESCRIPTION -
Request to rezone 0.60 acres of land from the C-C zoning district to the O-T zoning district for the
purpose of remodeling the existing detached garage and transitioning the property's current existing
single-family detached residential use from non-conforming to conforming.
A. Project Summary
Description Details Page
Acreage Rezone-0.60
Future Land Use Designation Old Town
Existing Land Use(s) Single-family residential
Proposed Land Use(s) Single-family residential
Lots(#and type;bldg./common) 1 lot
Phasing Plan(#of phases) NA
Physical Features(waterways, No unique physical features
hazards,flood plain,hillside)
Neighborhood meeting date;#of June 13,2023
attendees:
History(previous approvals) None
Pagel
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD Commission No
Action(yes/no)
Access(Arterial/Collectors/State Access occurs from N.Meridian Road
Hwy/Local)(Existing and Proposed)
Stub Street/Interconnectivity/Cross I
Access
Existing Road Network
Existing Arterial Sidewalks/
Buffers
Proposed Road Improvements No road improvements are required.
Fire Service No comments
Police Service No comments
Wastewater
• Comments • No changes to public sewer infrastructure shown in
records.Any changes need to be approved by public
works.
Water
Distance to Water Services • No changes to public water infrastructure shown in
records.Any changes need to be approved by public
works.
C. Project Area Maps
Future Land Use Map Aerial Map
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II. APPLICANT INFORMATION
A. Applicant:
Tammy Petsche, Owner—3554 E. Presidential Drive,Meridian, ID 83642
B. Owner:
Same as above.
Ill. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 9/05/2023 10/01/2023
Radius notification mailed to
properties within 500 feet 8/31/2023 9/29/2023
Sign Posting 9/10/2023 10/5/2023
Nextdoor posting 9/5/2023 9/28/2023
IV. COMPREHENSIVE PLAN(HTTPS://WWW.MEPJDIANCITY.ORGICOMPPLAN):
Land Use:
This property is designated Old Town(O-T) on the Future Land Use Map(FLUM).
This designation includes the historic downtown and the true community center. The boundary of
the Old Town district predominantly follows Meridian's historic plat boundaries. In several areas,
both sides of a street were incorporated into the boundary to encourage similar uses and
complimentary design of the facing houses and buildings. Sample uses include offices,retail and
lodging,theatres,restaurants, and service retail for surrounding residents and visitors. A variety of
residential uses are also envisioned and could include reuse of existing buildings,new construction
of multi-family residential over ground floor retail or office uses.
Page 3
Proposed Use: The purpose of the request for rezoning is to facilitate the renovation of the existing
detached garage while retaining the property's current residential use. Furthermore,rezoning to O-T
would allow the Applicant to submit building permit applications for constructing a new building
and making structural modifications to the existing building without obtaining a Conditional Use
Permit for each proposed improvement to the site. A single-family detached dwelling unit is
considered a non-conforming use in the C-C zoning district per UDC Table 11-2B-2. The
Applicant intends to retain the existing home while renovating the old detached garage situated
behind the home. Additionally,the Applicant has future plans to potentially construct an Accessory
Dwelling Unit or Live/Work structure at a later date.
COMPREHENSIVE PLAN POLICIES(https://www.meridiancity.or /�compplan):
Goals,Objectives,&Action Items: Staff finds the following Comprehensive Plan policies to be
applicable to this application and apply to the proposed use of this property(staff analysis in italics):
• Encourage diverse housing options suitable for various income levels,household sizes, and
lifestyle preferences. (2.01.01)
This application is for rezoning from C-C to O-T to allow the Applicant to remodel the existing
garage and maintain the existing home as a conforming residential use. This would allow for more
diversity in housing within the area.
• Maintain a range of residential land use designations that allow diverse lot sizes,housing types,
and densities. (2.01.01 C)
The existing home contributes to the diversity in lot sizes, housing types, and densities within the
surrounding area.
• Encourage the development of high quality, dense residential and mixed-use areas near in and
around Downtown,near employment, large shopping centers,public open spaces and parks, and
along major transportation corridors, as shown on the Future Land Use Map. (2.02.01E)
The subject property is an existing site situated near the downtown core. It falls within a large area
that is designated for Old Town zoning as outlined by the Comprehensive Plan near N. Meridian
Rd., a principal arterial, and is within walking distance of a large amount of goods, services, and
employment.
• Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of
Meridian Water and Sewer System Master Plans in effect at the time of development.
and densities. (3.03.03A)
This project is currently serviced by City of Meridian water and sewer.
Based on the analysis above,staff finds the proposed development is consistent with the
Comprehensive Plan.
V. UNIFIED DEVELOPMENT CODE(UD
The proposed use, single-family detached dwelling unit is listed as a principally permitted use in the
O-T(Old Town)zoning district per UDC Table 11-2C-2.Compliance with the standards listed in UDC
11-2D-3 and 11-2D-4 is required.
Page 4
VI. STAFF ANALYSIS
Rezone(RZ):
The Applicant is requesting to rezone 0.60 acres of land from the C-C zoning district to the O-T
zoning district for the purpose of remodeling the existing detached garage and transitioning the
property's current existing single-family detached residential use from non-conforming to
conforming. A legal description and exhibit map for the rezone area is included in Section VIII.A.
This property is within the City's Area of City Impact boundary.
The City may require a development agreement(DA)in conjunction with a rezone pursuant to
Idaho Code section 67-6511A. The City may require a development agreement(DA)in
conjunction with a rezone pursuant to Idaho Code section 67-6511A. To ensure future
development is consistent with the Comprehensive Plan and with the development plan proposed
with this application,Staff recommends a DA is required with this application, containing the
provisions noted in Section IX., as discussed herein.
Dimensional Standards(UDC11-2):
There are no minimum setbacks in the O-T zoning district. The existing home meets all
dimensional standards for the O-T zoning district.
Access(UDC 11-3A-3):
Access is provided via N. Meridian Road,an arterial street,via a fully improved"U"shaped driveway.
This driveway does not adhere to the ACHD District's guidelines for successive driveways in terms of
alignment or offset,as it falls short of the minimum of 330 feet separation from any existing or proposed
driveway,and is not located a minimum of 355-feet away from the nearest intersection. Since the
applicant is not intensifying or changing the use of the property staff and ACHD are supportive of the
driveway configuration remaining for the residential use.Per UDC 11-3A-3 when a property takes access
from an arterial street and prior to any new,expanded,or extended use or development of the property,to
adjoining properties,the property owner is required to grant cross access.Further,this requirement may
extend to residential properties where the use is anticipated to change to a nonresidential use.As noted
above,the property owner intends to expand the site in the future. Since the property abuts several
underdeveloped properties and there is the potential for further expansion on the property, Staff believes
cross access is warranted,but identifying which properties and the exact location for the shared driveways
will be determined when actual development is proposed for the property. This may include closing one or
both driveways. Staff recommends that in the event the property intensifies or redevelops in the future,the
Applicant should provide cross/access to the neighboring properties located to the south,north,and east to
eliminate the need for multiple accesses off an arterial roadway within close proximity in accord with
UDC 11-3A-3.
Parking(UDC 11-3C):
The existing home has a driveway off of Meridian Road that contains a 20' x 20' parking pad and a
two-car garage. UDC 11-3C-6 requires 4 parking spaces for a three and four-bedroom home, at least
two in an enclosed garage, other spaces may be enclosed or a minimum 10-foot by 20-foot parking
pad. In reviewing the County Assessor's records,it appears the home currently has three bedrooms.
Therefore,the parking provided on-site meets the minimum requirements of 11-3C-6.
Sidewalks(UDC 11-3A-1 :
There is an existing 7-foot wide attached sidewalk on Meridian Road along the existing property
frontage that is consistent with ACHD's district policy for arterial roads with the exception of
dedicated right-of-way; therefore, additional right-of-way dedication totaling 96-feet on Meridian
Road abutting the site should be required as part of a future application. Based on ACHD's
recommendation of approval, Staff recommends that the Applicant provide a permanent right-of-
way easement to 2 feet behind the back of the sidewalk for any sidewalk placed outside of the
dedicated right-of-way.
Page 5
Landscaping(UDC H-3B):
A landscape buffer is not required for a single-family dwelling unit in the O-T zoning district. The
UDC does not regulate landscaping on residential lots.However, the existing house is currently
setback approximately 30 feet from Meridian Road leaving several areas in front of the residence
that could be landscaped to enhance the streetscape along Meridian Rd. Staff believes the street
frontage should be landscaped with a mix of trees,shrubs, lawn, hardscapes, and/or a water-
conserving design in accord with UDC 11-3B-7C.
Fencing(UDC 11-3A-6,11-3A-71
There is not existing fencing on the property. There is an existing CMU wall on the south side of the
property.Any new or relocated fencing should comply with fencing regulations per UDC 11-3A-7.
Outdoor Lighting(UDC 11-3A-11):
All outdoor lighting is required to comply with the standards listed in UDC 11-3A-11C unless
otherwise approved through alternative compliance. Light fixtures that have a maximum output of
1,800 lumens or more are required to have an opaque top to prevent up-lighting;the bulb shall not be
visible and shall have a full cutoff shield in accord with Figure 1 in UDC 11-3A-11C.
Building Elevations:
The existing building consists of stucco,brick, and asphalt roof shingles. A Design Review
application is not required for single-family dwellings,however, when the property redevelops to
commercial use in the future, a Design Review application will be required.
A Certificate of Zoning Compliance application is required to be submitted for approval for future
re-development for commercial uses on this site to ensure compliance with UDC standards and
development provisions associated with this application.
VII. DECISION
A. Staff
Staff recommends approval of the proposed rezone from C-C to O-T per the Findings in Section
X of this report with the inclusion of a Development Agreement.
B. The Meridian Planning&Zoning Commission heard these items on September 21,2023. At the
public hearing,the Commission moved to recommend approval of the subject Rezone request.
1. Summary of Commission public hearing_
a. In favor: Dave Petsche, Owner
b. In opposition:None
C. Commenting. None
d. Written testimony: None
e. Staff presenting application: Linda Ritter,Associate Planner
f Other Staff commenting on application:None
2. Key issue(s)of public testimony
a. None
3. Key issue(s)of discussion by Commission:
a. None
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandin issue(s)for City Council:
a. None
Page 6
VIIL EXHIBITS
A. Rezoning Legal Description and Exhibit
f'iLJl..l ENGERRIT;50NLANf)SURVEY25, PLLC.
2251 S. Sumac Street,Base, Idaho 83706 Tefeahone(206) 859-6032 mikea@eisuNeys.com
26 June 2023
Revised:26 July 2023
ELS Project No.230616-Tammy Petsche
Land description for Rezone
Reference Warranty teed Instrument No.20 1 9-1 1 5758
Contains 26,284 square feet more or less
EXHIBIT A
A portion of land within Block 5 of F.A.Nourse's Third Addition to Meridian(a recorded plat in Book 6 at page 269 of Ada
County records)within a portion of the NE'l of Section 7,T.3 N.,R.1 E„B.M.,City of Meridian,Ada County, Idaho more
particularly described as folrows:
Commencing at a found Brass Cap monument marking the Northwest corner cf said Section 7 frorn which a found Brass
Cap rnwumenl marking the West X comer of said Section bears 5 VDIl'00"E a distance of 2051.94 feet,thence
southerly along the west boundary line of said Section S 00°00'00"E a distance of 621.20 reet to the POINT OF
BEGINNING,
Thence easlerly perpendicular to said Section line N 90'00'00"E a distance of 263.60 feet to a found iron pin;
Thence southerly parallel to said Section line S 00`00'00°E a distance of 106-20 feet to a found iron pin on the
South line of said Block 5;
Thence westerly along said South line N 9YOU01Y W a distance of 73.60 Feet to a found square fence post set in
concrete:
Thence northerly perpendicular to said South tine and parallel to said Section line N 00'00'00'W a distance of 9.0.0
feet to a paint;
Thence parallel to and 9.O0 feet northerly of said South line N 90*'W'00"W a distance of 190.00 feel to a point on
said Section line,
Thence northerly along said Section line N OD"OOUr 4V a distance of 97.20 feet to the POINT of BEGINNING
The above-described tract of land contains 26,284 square feet more or less subject to all existing easements and rights-of-
way.
K:tiEISVNoiects%2U23T30616VWmin"galstiEXH A Redone description 062623.doc
Page 7
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IX. CITY/AGENCY COMMENTS
A. PLANNING
1. Rezone
1.1 A Development Agreement(DA) is required as a provision of rezone of this property. Prior to
approval of the rezone ordinance,a DA shall be entered into between the City of Meridian,the
property owner(s) at the time of rezone ordinance adoption, and the owner.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the rezone. The DA shall,
at minimum, incorporate the following provisions IF City Council determines rezone is in the
best interest of the City:
a. The development shall comply with all provisions of the O-T zoning district as set forth in
UDC 11-2D.
b. Applicant shall comply with the access to street standards set forth in UDC 11-3A-3. The
existing driveway may remain as long as the home and site are not expanded. With a future
Certificate of Zoning Compliance Application,the applicant will be required to grant cross
access to one or more of the adjoining properties(Parcel#'s R6129020630,R6129020520,
R6129020650, and R6129020570) for future interconnectivity which may include the
closure of one or both existing accesses to Meridian Road as determined by the Director.
c. The Applicant shall install landscaping along the Meridian Road frontage to include trees,
shrubs,lawn,hardscapes, and/or a water-conserving design in accord with UDC 11-3B-7C.
d. Applicant shall comply with the ordinances in effect at the time of application submittal.
B. NAMPA MERIDIAN IRRIGATION DISTRICT
https://weblink.meridiancitE.org WWebLink/DocView.aspx?id=291420&dbid=0&repo=MeridianCiU&
cr=1
C. IDAHO TRANSPORTATION DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=292380&dbid=0&repo=MeridianCitX
D. IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink meridianciV.org/WebLink/Doc View.aspx?id=291615&dbid=0&repo=MeridianCitX
E. ACHD
https://weblinkmeridiancity.org/WebLink/DocView.aspx?id=291016&dbid=0&repo=MeridianCitX
X. FINDINGS
A. Annexation and/or Rezone(UDC 11-511-3E)
Required 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;
Page 13
Staff finds the proposed zoning map amendment to rezone the property from the C-C zoning
district to the O-T zoning district is consistent with the Comprehensive Plan.
2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
Staff finds the proposed zoning map amendment complies with the regulations outlined in the
requested Old Town designation.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Stafffinds the proposed zoning map amendment should not be detrimental to the public
health, safety and welfare.
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 the proposed zoning map amendment will not result in an adverse impact on the
delivery of services by any political subdivision providing public services within the City.
5. The annexation(as applicable)is in the best interest of city.
Subject site is already annexed so staff finds this finding nonapplicable.
Page 14