HomeMy WebLinkAboutPZ - Staff Report for 2-15 STAFF REPORT E COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT I D A H O
HEARING 2/15/2023 Legend r
DATE: 01 Project Location ; -
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TO: Planning&Zoning Commission ,k.- "
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FROM: Stacy Hersh,Associate Planner 1 '~ z
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SUBJECT: Kilgore RZ
H-2023-0063
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LOCATION: 1105 N Meridian Road
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I. PROJECT DESCRIPTION
Request to rezone 0.34 acres of land from the R-4 zoning district to the O-T zoning district for the
purpose of converting the existing home into a hair salon.
A. Project Summary
Description Details I Page
Acreage Rezone-0.34 of an acare
Future Land Use Designation Old Town
Existing Land Use(s) Single-family residential
Proposed Land Use(s) Professional Service—Hair Salon
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 11/09/2023
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 via an alleyway off o
Hwy/Local)(Existing and Proposed) W.Washington Street. Carlton Avenue(located to the south
of this site),is an eastbound one-way street that exits to
Meridian Road.
Stub Street/Interconnectivity/Cross '
Access
Existing Road Network Meridian Road is improved with 5-travel lanes,vertical curb,
gutter,and 7-foot wide sidewalk abutting the site. Carlton
Avenue,an eastbound one-way street,is improved with 33-
feet of pavement,vertical curb,and no sidewalk abutting the
site. The existing 16-foot wide one-way alley running
north/south in between Carlton Avenue and Washington
Street is unimproved.
Existing Arterial Sidewalks/ There is an existing 7-foot wide sidewalk along Meridian
Buffers Road and existing landscape buffer to remain.
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.
• Distance to Service—Water available at site
• Pressure Zone—2
• Estimated ERU—See Application
• Water Quality Concerns—None
• Project Consistent with Master Plan—Yes
Page 2
C. Project Area Maps
Future Land Use Map Aerial Map
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Page 3
II. APPLICANT INFORMATION
A. Applicant:
Alexis Kilgore,Hair by Lexie Kilgore— 1105 N.Meridian Road,Meridian,ID 83634
B. Owner:
Same as above
III. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 1/30/2024
Radius notification mailed to
properties within 500 feet 1/26/2024
Sign Posting 2/2/2024
Nextdoor posting 1/29/2024
IV. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAl�:
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.
Proposed Use: The Applicant proposes to develop the site with a personal service,Hair by Lexie
Kilgore,which will feature four(4) stations. The proposed changes to the interior of the building
will include updates to the bathroom, floors, and the addition of sinks.
COMPREHENSIVE PLAN POLICIES(https://www.meridiancity.or /ccoompplan):
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):
• "Support a compatible mix of land uses Downtown that activate the area during day and night."
(2.09.02G). Introducing a personal service, such as a hair salon, into the Downtown area
presents an opportunity for increased foot traffic and commerce to occur within a desired
location during the day and early evening. This addition contributes to the overall appeal and
character of Downtown Meridian. The proposed operational hours are from Tuesday to
Saturday, 10:00 am to 6:00 pm. This new commercial use should be a welcome addition to the
other uses in the surrounding area.
• "Support owners of historic buildings in their efforts to restore and/or preserve their properties.
(5.02.01B). Permitting the establishment ofpersonal services in a historical downtown home
has the potential to share knowledge and history regarding both Meridian and the specific
house. This, in turn, is likely to boost the economic impact of more foot traffic, leading to the
growth of other historical sites in the downtown area.
Page 4
• Work with Ada County Highway District(ACHD)to identify gaps in the sidewalk system and
pursue sidewalk construction for existing substandard streets.(6.01.01I) The intention is to
initiate and pursue sidewalk construction with development projects on streets that currently fall
below the established standards. The construction of a 5-foot wide sidewalk connection along
W. Carlton Avenue by the Applicant is intended to enhance pedestrian infrastructure, ensuring
safer and more accessible walkways in the community, especially for the children walking to the
adjacent elementary school. Additionally,provides convenient pedestrian access from the
nearby residential areas to the proposed business.
V. UNIFIED DEVELOPMENT CODE UD
The proposed use,personal service for a hair salon 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 I I-
2D-3 and 11-2D-4 is required.
VI. STAFF ANALYSIS
A. Rezone(RZ):
The Applicant is requesting to rezone 0.34 acres of land from R-4 to O-T to operate a personal
service for a hair salon on the subject property. 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.
Personal services-The use of a site for the provision of individualized services generally
related to personal needs. Personal service uses include,but are not limited to,beauty services
such as salons,hair,nail and skin care, spa, and barbers; fitness training and instruction;
locksmiths; and repairs such as footwear and leather goods, and watches,are listed as a
principal permitted use in the O-T (Old Town)zoning district per UDC Table 11-2C-2.
The proposed 1,193-square-foot hair salon will be located in the downtown area within the
Meridian Urban Renewal District. The building was built in 1948 and is slated for further
improvements to meet city code requirements and enhance the customer experience. The rear
porch will be expanded to include an ADA ramp, and the Applicant will be required to pave the
alley adjacent to the property. Additionally, 5 parking stalls are proposed to be paved adjacent to
the alley.
The proposed hours of operation would be from Tuesday to Saturday, 10:00 am to 6:00 pm.
The City may require a development agreement(DA)in conjunction with a rezone
pursuant to Idaho Code section 67-6511A. Due to the size of the development,Staff believes
a DA should not be required.
Dimensional Standards(UDC11-2):
The existing home meets all dimensional standards.
Access(UDC 11-3A-3):
Access is provided via an alleyway to the north from W. Washington Street. The public street to the
south of this property,W. Carlton Avenue,operates as a one-way only leading eastward towards N.
Meridian Road.
Parking(UDC 11-3C):
The existing home has unpaved parking off of the alleyway,with space for up to 5 parking stalls.
There is currently no off-street parking on this site. The Applicant is required to pave both the alley
and the 5 proposed parking stalls with the development of the site upon submittal of a future
Certificate of Zoning Compliance Application. Wheel restraints should be added to prevent
overhanging beyond the designated parking stall dimension in accordance with UDC 11-3C-
Page 5
5.B(3). Additionally,ACHD recommends paving the entire width of the alley from the edge of
pavement from Carlton Avenue to the site's northern property line and providing 20 feet of back-
up area from any parking The alley should be signed with "No Parking"signs.
Old-Town is classified as a Traditional Neighborhood zoning district and no off-street parking is
required for a lawfully existing structure unless an addition occurs (UDC 11-3C-6B). No additions
are proposed with this project except for expanding the rear entry area. The Applicant is providing
5 parking stalls off the alley which meets the required number of off-street parking spaces (2 spaces
required)per UDC 11-3C-6B.3for the Traditional Neighborhood district.
A minimum of one (1)bicycle parking space is required to be provided based on one(1) space for
every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required
to comply with the location and design standards listed in UDC 11-3C-5C. The site plan does not
include bicycle racks. The Applicant should revise the plans and include one(1) bicycle rack and
submit a detail of the bicycle rack with the CZC submittal.
Sidewalks(UDC 11-3A-1 :
There is an existing 7-foot wide attached sidewalk on N. Meridian Road along the existing property
frontage. Staff does not recommend any additional changes to the frontage improvements. The
Applicant is proposing installation of a 4-foot wide sidewalk along the southern boundary of the
site, extending from the parking stalls to the main entrance. All sidewalks around buildings and
serving public street shall be a minimum of five (5)feet in width in accordance with UDC 11-3A-
17. Both ACHD and Staff recommend that the Applicant construct a 5-foot wide detached
concrete sidewalk abutting the site along W. Carlton Avenue connecting to the sidewalk along N.
Meridian Road. Additionally,Staff recommends that the Applicant remove the 4-foot sidewalk
proposed on the south side of the property boundary and add a 5-foot sidewalk in front of the
entire parking area. Staff strongly encourages the Applicant to include a parkway along W.
Carlton Avenue with trees,bushes, lawn, or other vegetative cover in accordance with UDC H-
3B-7.C.
A continuous internal pedestrian walkway that is a minimum of five (5) feet in width shall be
provided from the perimeter sidewalk to the main building entrance(s) for nonresidential uses.
The walkway width shall be maintained clear of any obstructions, such as vehicles, outdoor sale
displays, vending machines, or temporary structures. Staff recommends that the Applicant
connect the proposed sidewalk at the main entrance of the building to the required sidewalk to
be installed along W. Carlton Avenue. This may require the removal of a section of the fencing
on the south side of the property(refer to redline on site plan below).
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Landscaping(UDC 11-3B):
The Applicant is not proposing any additional landscaping to be added to the site with this project.
For additions less than twenty-five (25)percent of the existing structure or developed area,no
additional landscaping shall be required except for buffers to adjacent residential uses in
accordance with UDC 11-3B-2D(1). As mention above,Staffstrongly encourages the Applicant
to include a parkway along W. Carlton Avenue with trees, bushes, lawn, or other vegetative cover
in accordance with UDC 11-3B-7.C.
Fencing(UDC 11-3A-6,11-3A-7)•
The Applicant intends to remove the existing fencing on the west side of the property adjacent to the
stalls. As mentioned above, a portion of the fencing on the south side of the property should be
removed to accommodate for the pedestrian walkway to the main entrance of the building. The
existing fencing surrounding a small patio in the front yard does comply with UDC code
requirements for fencing, as the maximum height for a front yard fence is 3-feet for closed vision
fences or 4-feet for open vision fences.No additional fencing is proposed. Staff recommends
that the Applicant remove the existing fencing surrounding the front yard patio with fencing
that complies with the UDC Code(refer to picture below).
Outdoor Lighting(UDC 11-3A-11):
All outdoor lighting is required to comply with the standards listed in UDC I I-3A-11C.
Building Elevations:
Conceptual building elevations and perspectives were submitted for the existing structure as shown
in Section IX.D. The building consists of existing siding, facia trim, asphalt roof shingles and new
wood deck with railing and ADA ramp. As stated above in this report, the only new additions to the
structure is the rear entry.
The proposed elevations are not approved with this application and will be reviewed with the
Design Review application for consistency with the design standards listed in the Architectural
Standards Manual.Full compliance with the ASM is not required based on the limited scope of
work associated with this project.
Certificate of Zoning Compliance(UDC 11-5B-1):
A Certificate of Zoning Compliance(CZC)is required to be submitted for the proposed use
and site changes prior to submittal of a building permit application to ensure compliance with
UDC standards and staff comments listed in Section IX.
Page 7
VII. DECISION
A. Staff:
Staff recommends approval of the proposed rezone from R-4 to O-T per the Comments in
Section IX and the Findings in Section X of this report.
Page 8
VIIL EXHIBITS
A. Rezoning Legal Description and Exhibit Map
HMH
engineering
Parcel Description
Re-Zone Legal Description
Residential to Old Town
A portion of Lot 1,Block 1 of Mday`s Second Addition according to the official plot thereof filed in Plats
at Page 594,Ada County Records,sltvnie in rho northeast quarter of sewco 12,Township 3 North,
Range 1 West Boise Meridian,City of Meridian,Ada Cpun ty,Idaho,and more particularly described as
foffows:
BEGINNING at the southeast co rner of Aliday'5 Second.4dditiptr according to the officiof plat thereof
fifedin Plats at?age 594,Ada County Records,from which then a rtheast corner of Section 12 bears
North Oo°0o'oo"East,1984,8o feet t.
Thence along the southerly line of said Addition,North 89°50'fl0"West,158.00 Net to the
center line of an Alley in Block 1 of Way's Second Addition according to the official plat thereof filed in
Plats at Page 594,Ada County Records;
Thence along5aid center line,North 90'04'00"East,94,00feet to a polot of the prolongation of
the northerly line of Lot 1,Block 1 of said Addition,
Thence along said In rolo ngat ionr South 89.50`00"East,158-00 Feet to a point of the
prolongation of the northerly line of Lot 1,Block 1 of Nidoy5 Second Addition according to the offiriaf
plat thereof fifed in Pfots at Poge 594,Arlo County Records,and the easterly line of said Addition,and
the northeast quarter of Section 12;
Thence along the said line,South 0T00'00"East,94.00 feet to the POINT OF BEGINNING.
Containing 14,852 square feet or 0.341 acres,more or less.
END OF DESCRIPTION.
O
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Prepared by: l
Travis L.Krupp,131-5 .
Regional Survey Manager
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680 S.Progress Ave.,Suite 929*Meridian,Idaho 83542•Tel:208-342-7957+Web:hmh-Ilc.com
t:quol Opportunity Employer
Page 9
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REFERENCES;
OF Sub-division: N:do/e Second Addition
This Eid�l_blt was prepared from rnformot3an of mcord only,
na field eu was conducted,
EXHIBIT "A"
RE-ZONE SITE PLAN
SITUATE IN THE NE YA OF SECTION 12. 6KS.propssAyme. B Ue2
TOWNSHIP NORTH. RANGE 1 WEST, BOISE MERIDIAN. Meridian,ID$1642
CITY of MERIDIAN_ ADA COUNTY, IDAHO_ (208 342-7957
Page 10
B. Site Plan
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Page 11
C. Elevations
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Page 12
Pictures of r Home
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IX. CITY/AGENCY COMMENTS
A. PLANNING
Staff Comments:
1. The maximum number of allowable customers at the facility at one time at any given time must
not exceed the maximum occupant load specified in the Fire Code.
2. Prior to building permit submittal,the Applicant shall obtain Certificate of Zoning Compliance
and Design Review approval to establish the use and approval for the exterior modifications to
the building.
3. The site and landscape plans submitted with the Certificate of Zoning Compliance application
shall depict the following:
a. Construct a 5-foot wide concrete sidewalk abutting the site along W. Carlton Avenue
connecting to the existing sidewalk along N. Meridian Road and construct a 5-foot wide
sidewalk in front of the parking stalls.
b. Connect the proposed sidewalk to the main entrance of the building(rear)to the required
sidewalk to be installed along W. Carlton Avenue. Additionally,remove a section of the
fencing on the south side of the property to provide access to the main entrance.
c. Pave the entire width of the alley from the edge of pavement from Carlton Avenue to the site's
northern property line;provide 20-feet of back-up space from any parking stall.
d. Install wheel restraints in front of the 5 parking stalls in accordance with UDC 11-3C-5.B(3).
e. Install"No Parking" signs along the alley.
f. Remove the existing fencing surrounding the front yard patio with fencing that complies with
UDC Code 11-3A-7.
g. Remove the existing fencing situated on the west side of the property in front of the proposed
parking stalls.
h. Include a bicycle rack and a detail of the bicycle rack with the CZC submittal.
i. Install"No Parking" signs along the alley.
4. Direct lot access from N. Meridian Road is prohibited.
B. NAMPA MERIDIAN IRRIGATION DISTRICT
https:11weblink.meridiancity.org/WebLink/DocView.aspx?id=331488&dbid=0&repo=MeridianCity&c
r=1
C. IDAHO TRANSPORTATION DEPARTMENT
https:llweblink.meridianciV.org/WebLink/Doc View.aspx?id=330209&dbid=0&repo=MeridianCiV
D. IDAHO DEPARTMENT OF ENVRONTMENTAL QUALITY(DEQ)
https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=330210&dbid=0&repo=MeridianCitX
E. ACHD
https://weblink.meridianciV.o.-glWebLinkIDocView.aspx?id=331687&dbid=0&repo=MeridianCiV
Page 15
X. FINDINGS
A. Annexation and/or Rezone(UDC 11-5B-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;
Stafffinds the proposed zoning map amendment to rezone the property from the R-4 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;
Stafffinds 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
Stafffinds 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 16