HomeMy WebLinkAboutLanark Property RZ
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
November 2, 2006
ITEM #
6
PROJECT NUMBER
RZ 06-010
PROJECT NAME
lanark Property
NAME (PLEASE PRINT)
FOR AGAINST NEUTRAL
Van Auker Properties
3084 East Lanark
Meridian, Idaho 83642
(208) 887-7994
(208) 887-7998 Fax
November 2, 2006
Meridian Planning and Zoning Commission
660 E. Watertower, Suite 202
Meridian, ill 83642
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Dear Commissioners:
This letter is in response to the staff report for application number RZ-06-0 1 o. The applicant,
Ron Van Auker, is in agreement with all ofthe terms of the staff report with exception to the
following:
1. Page 5. Section 10. As part of the Development Agreement, Staffis requiring that the
applicant construct a 10- foot landscape buffer in accordance with the UDC policies to be located
along the westernmost property boundary.
The westerly property is occupied by the applicant. The property is zoned 1- L, but has served as
the applicant's office for the past 14 years. We do not see the new proposed facility as being a
conflicting use, therefore we do not see the need to put 10 feet of landscaping in between the two
properties. We would propose a 5-foot landscape buffer along the westerly boundary of the
property.
2. Pae:e 5. Section 10. As part of the Development Agreement, staffis requiring the applicant to
install sidewalks around the perimeter of the structure and a 10- foot wide walkway along Eagle
Road.
In the proposed design of the building, there are no doors on the West elevation. We feel that
there is no need to put a sidewalk down the westerly side of the building. There will be no
pedestrian traffic bt:hind tht: building, tht:refore there is no need for a sidewalk in that location.
As part of the new Eagle Road plan, ITD will be widening and reconfiguring Eagle Road. We
would propose to wait on the installation of the walkway until after ITD completes their
construction along Eagle Road. ITD may construct a walkway as part of their project. We
would like to wait to see ifITD is in fact going to construct the walkway. In the event that they
do not construct, we will then install the walkway. None of the adjacent properties have
walkways along Eagle Road, therefore we feel that we should wait until Eagle Road is improved.
3. Page 7. Section D. As part of the Design Review Standl:lIds, Staff is requiring the applicant to
install a continuous internal pedestrian walkway that is a minimum of eight feet (8') in width
from the perimeter sidewalk to the main building entrance. The internal pedestrian walkway
shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or
scored concrete, or bricks.
Page 2
Due to the lack of pedestrian traffic on either Eagle Road or Lanark Street, we feel there is 110
11eed to install this walkway from the perimeter sidewalk to the entrance ofthe building, as it will
not he used. We would ask that this be removed as a Design Review requirement.
We look forward to the Hearing tonight with the Planning and Zoning Commission. If you have
any questions in regards to this letter please feel free to contact Ron Van Auker, Jr. or Brad
Miller at the office. Thank you for your time.
Ronald Van Auker
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John S. Franden, President
Carol A. McKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
October 31, 2006
TO:
Ronald Van Auker
3084 E. Lanark
Meridian, ID 83642
RECEIVED
NOV 0 2 200fi
REP:
Larson Architect
210 Murray
Boise, ID 83714
City of Meridian
City Clerk Office,
SUBJECT:
MRZ-06-010
E. Lanark & Eagle
Rezone
The Ada County Highway District has reviewed your application for the above referenced development
and determined the following FINDINGS OF FACT:
. Lanark Street (a local commercial street) is currently improved with 2 travel lanes, paved
shoulders, and no curb, gutter, or sidewalk abutting the site.
. Lanark Street currently has 50-feet of right-of-way abutting the site.
. Eagle Road is under Idaho Transportation District (ITD) jurisdiction.
This application is for a rezone only. Listed below are some of the site specific conditions of approval
that the District may require when it reviews a future development application (additional site specific
requirements may be levied with a specific redevelopment application).
SITE SPECIFIC CONDITIONS OF APPROVAL:
. Construct Lanark Street to one half of a 40-foot street section with curb, gutter, and as-foot
concrete sidewalk abutting the site within 54-feet of right-of-way, in compliance with the
following policy:
- District policy 7202.8 and 72-F1A, requires roadways abutting commercial developments to be
constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-
feet of right-of-way.
Access Policy:
-District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000
vehicles to a maximum width of 36-feet. Most commercial driveways will be constructed as curb-
cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be
required for driveways accessing collector and arterial roadways.
STANDARD CONDITIONS OF APPROVAL:
. Any existing irrigation facilities shall be relocated outside of the right-of-way.
. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Ada County Highway District. 3775 Adams Street. Garden City, ID. 83714 . PH 208 387 6100. FX 345-7650 · www.achd.ada.id.us
. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during
the construction of the proposed development. Contact Construction Services at 387-6280
(with file number) for details.
. Comply with the District's Tree Planter Width Interim Policy.
. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and
all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in
the State of Idaho shall prepare and certify all improvement plans.
. The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLlNE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
. Any change by the applicant In the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in
interest advises the Highway District of its intent to change the planned use of the subject
property unless a waiver/variance of said requirements or other legal relief is granted pursuant
to the law in effect at the time the change in use is sought.
CONCLUSIONS OF LAW:
. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of
Approval are satisfied.
. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
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Please teel tree to contact me it you have any questions or concerns (208)387-6177.
Sincerely,
thkt~
Chelsee Kucera
Right-ot-Way & Development Services
Cc: Project File, Construction Services, Utilities, City ot~t"n
Project: L A.~ ~
Location. size of property and existing zoning: A request for the rezoning of 2.20 acres from I-I, (Light
Industrial) to C-G (General Retail and Service Commercial). The subject property is located at the
northwest comer of East Lanark Street and Eagle Road. The Applicant intends to construct office and
retail uses on this site that are not allowed within the Light hldustrial zone.
Adiacent Land Use and Zoning:
1. NoIih: Union Pacific Railroad, zoned I-L
2. East: Willey Subdivision, zoned C-G
3. South: Olson & Bush Industrial Park, zoned I-I,
4. West: Olson & Bush Industrial Park, zoned I-I,
Applications: RZ
Summary of Proposed Streets and/or Access: The subject property will be directly accessed via E.
Lanark Street. No new accesses are proposed with the application to Eagle Road. Direct lot access to
Eagle Road should be prohibited" Any new access point to Lanark Street must be approved by ACHD.
The applicant has proposed cross~access to the property to the west.
Existing Constraints ann Opportunities: Staff recently discovered that there is an existing utility,
drainage, and irrigation easement which spans the property line common to Lots 1 & 2, Block 1, of the
OlsonwBush Industrial Park. Prior to submittal of a Certificate of Zoning Compliance for the proposed
structure, tlle applicant must complete the necessary steps to vacate said easement.
Landscaping:
1. Width of street buffer(s): Thirty-five feet (35') of landscape buffer required on Eagle
Road. Ten feet (10') oflandscaping required along E. Lanark Street.
2. Width of buffers between land uses: Staff has requested the applicant provide at least 10
feet of landscaping between the subject property, proposed zoning of C-G, and the
neighboring parcels, zoned I-I,
3. Other landscaping standards: UDC 11-3B-8 requires landscaping within and around
parking lots. The landscaping standards for parking lots will be applied prior to issuance
of a Certificate of Zoning Compliance permit (see Exhibit E, Conditions of Approval).
Off-Street Parking:
1. Parking spaces required: UDC 11- 3C-6E establishes minimum parking standard for non-
residential uses. Within commercial districts, spaces shall be provided at one per 500
square feet of gross floor area.
2. Parking spaces proposed: ~76
3. Compact spaces proposed: 0
4. Off-site parking proposed: N/A
5. Percentage of interior parking as landscaping: Prior to issuance of a Certificate of Zoning
Compliance, staffwill ensure that the proposed parking lot is improved with landscaping
according to UDC requirements (see Exhibit E, Conditions of Approval).
Comprehensive Plan Designation: Industrial
Compliance with Cumprehensive Plan: Partial
Compliance with UDC: Yes
Historv of Previous Actions: Unknown
Elevations: Partial
Outstandin~ Issue(s) for Commission: Staff requests that the Commission include, as part of the
Development Agreement, the following requirement:
Prior to submittal of a Certificate of Zoning Compliance for the proposed structure, the applicant must
complete the necessary steps to vacate the public utilities, drainage, and irrigation easement common to
Lots 1 & 2, Block 1, Olson & Bush Industrial Park.
Staff Recommendation:
Staff recommends approval of the Lanark Rezone lRZ-06-010)
Notes:
october 30, 2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Ron Van Auker
RZ 06-010
November 2, 2006
ITEM NO.
6
REQUEST Public Hearing - Rezone of 2.20 acres from I-L to C-G zone for Lanark
Property - NWC of Eagle Road & Lanark Street (Lots 1 &2, Block 1 of Olson & Bush
Industrial Park)
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
R c ~ 0 rV1I1'1end
See Attached Staff Report Ap pro V d-
ie cj c
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
DJ11-
1<6
fj-- :)
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
No Comment
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
See Attached Comments
INTERMOUNTAIN GAS:
OTHER:
Contacted. .
Ernailed:
1/"\ lIy\ateriCJ!..s presented at,Elbllc meetings shall become property of the City of Meridian.
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SIGN POSTING AFFIDAVIT
Ronald W. Van Auker hereby agrees to post the East Lanark Property with the
City of Meridian required public hearing signage at least 10 days prior to the
scheduled pu ic aring for the Ring the Property from I-L to C-G.
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County of Ada
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STATE OF Idaho
On this 23rd day of October, 2006 before me, the undersigned. a Notary Public in and for
said State, personally appeared Ronald W. Van Auker known or identified to me to be the
Company, Corporation or Entity that executed the foregoing instrument or the person who
executed the foregoing instrument on behalf of said Company, Corporation or Entity, and
acknowledged to me that such Company, Corporation or Entity executed the same.
IN WITNESS WHEREOF, I have hereto set my hand and affixed my official seal the day
and year in this certificate first written.
- ~IDAHO
...... ~ POUVER
An IDACORP Company
Margareta lonescu
Distribution Planning Engineer
Office (208) 388-2068
10/26/2006
City of Meridian
Planning & Zonning Departament
660 E. Watertower Suite 202
Meridian, ID 83642
OCT- -
1:. L__'J
Re: Lanark Property - Rezone
File #: RZ 06 - 010
Idaho Power Company, upon receipt of a formal request, currently has sufficient power
capacity and will provide electric service to this development, providing the customer
abides by the Rules, Rates, and Regulations as approved by the Idaho Public Utilities
Commission and proper right-of-way can be obtained.
There is an existing 230kV line so Idaho Power requests a 35 foot setback from the
center of the line be a no building Zone.
The applicant should contact the local Idaho Power Company Operations Center with a
formal request for service.
Sincerely,
Margareta Ionescu
Van Auker Properties
3084 East Lanark
Meridian, Idaho 83642
(208) 887-7994
(208) 887-7998 Fax
November 2, 2006
Meridian Planning and Zoning Commission
660 E. Watertower, Suite 202
Meridian, ID 83642
.. 0 2. 2,J=3
Dear Commissioners:
This letter is in response to the staff report for application number RZ-06-0 10. The applicant,
Ron Van Auker, is in agreement with all of the terms of the staff report with exception to the
following:
1. Page 5. Section 10. As part of the Development Agreement, Staff is requiring that the
applicant construct a 10-foot landscape buffer in accordance with the UDC policies to be located
along the westernmost property boundary.
The westerly property is occupied by the applicant. The property is zoned I-L, but has served as
the applicant's office for the past 14 years. We do not see the new proposed facility as being a
conflicting use, therefore we do not see the need to put 10 feet of landscaping in between the two
properties. We would propose a 5-foot landscape buffer along the westerly boundary of the
property.
2. Page 5. Section 10. As part of the Development Agreement, staff is requiring the applicant to
install sidewalks around the perimeter of the structure and a 10- foot wide walkway along Eagle
Road.
In the proposed design of the building, there are no doors on the West elevation. We feel that
there is no need to put a sidewalk down the westerly side of the building. There will be no
pedestrian traffic behind the building, therefore there is no need for a sidewalk in that location.
As part of the new Eagle Road plan, ITD will be widening and reconfiguring Eagle Road. We
would propose to wait on the installation of the walkway until after ITD completes their
construction along Eagle Road. ITD may construct a walkway as part of their project. We
would like to wait to see ifITD is in fact going to construct the walkway. In the event that they
do not construct, we will then install the walkway. None of the adjacent properties have
walkways along Eagle Road, therefore we feel that we should wait until Eagle Road is improved.
3. Page 7, Section D. As part of the Design Review Standards, Staff is requiring the applicant to
install a continuous internal pedestrian walkway that is a minimum of eight feet (8 ') in width
from the perimeter sidewalk to the main building entrance. The internal pedestrian walkway
shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or
scored concrete, or bricks.
Page 2
Due to the lack of pedestrian traffic on either Eagle Road or Lanark Street, we feel there is no
need to install this walkway from the perimeter sidewalk to the entrance of the building, as it will
not be used. We would ask that this be removed as a Design Review requirement.
We look forward to the Hearing tonight with the Planning and Zoning Commission. If you have
any questions in regards to this letter please feel free to contact Ron Van Auker, Jf. or Brad
Miller at the office. Thank you for your time.
Ronald Van Auker
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
STAFF REPORT
TO:
FROM:
Hearing Date: 11/2/2006
Planning & Zoning Commission
Amanda Hess, Associate City Plannet- ..
884-5533
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SUBJECT:
Lanark Rezone
OCT
2086
. RZ-06-0 I 0
Rezone of 2.20 Acres-~fron:fI-L(Light Industrial) to C-G (General Retail and
Service Corrnnercial)
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Ron Van Auker, has applied for a Rezone (RZ) of 2.20 acres from I-L (Light Industrial) to
C-G (General Retail and Service Corrnnercial). The Applicant intends to construct office and retail uses
on this site that are not allowed within the Light Industrial zone. The subject property is located at the
northwest comer of East Lanark Street and Eagle Road in Section 8, Township 3 North, Rangt: I East,
B.M., and is currently referenced as Assessor's Parcel Numbers R6510580012 and R6510580020. This
property is within the Urban Service Planning Area and the corporate boundaries of the City of Meridian.
This site, Lots I & 2, Block 1, of the Olson & Bush Industrial Park, Phase 1, is currently vacant. The
other lots within the Olson & Bush Industrial Park, Phase 1. have been fully developed/built-out. Lot 1,
Block 1, of the subject site, has direct frontage on Eagle Road and E. Lanark Street. Lot 2 also fronts E.
Lanark Street.
The applicant has submitted a conceptual site plan and elevations for this site. The applicant is proposing
to make site improvements (landscaping, pathways, etc.) at the time of submittal for a Certificate of
Zoning Compliance (CZC). At that time, Planning Staff will require site improvements in accordance
with the Unified Development Code, including but not limited to, parking and landscaping. As the subject
property also lies within an entryway corridor, the applicant will also he required to submit for Design
Review of the proposed structure.
The proposed zoning amendment (rezone) is not consistent with the 2002 Comprehensive Plan Future
Land Use Map, which deems the appropriate land uses for this site, "Industrial." Despite the
Comprehensive Plan Land Use Map designation of "Industrial" for this area, the applicant's request to
rezone the property to C-G is generally compatible with the surrounding land uses, as there is extensive
corrnnercial development along Eagle Road including, but not limited to, the big box retail furniture store
located directly east of the site.
2. SUMMARY RECOMMENDATION
While the Comprehensive Plan Zoning Map's designation for the subject property is Industrial, statf
believes that the policies of the Comprehensive Plan and the existing conditions in this area support the
proposed zoning amendment. Therefore, Staff recommends approval of RZ-06-010. as presented in
the staff report for the hearin2 date of November 2. 2006. based on the Findin2s of Fact as listed in
Exhibit D and subiect to the Conditious of Approval outlined in Exhibit B.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recorrnnend approval to the
City Council of File Number RZ-06-0 1 0 as presented in the staff report for the hearing date of
Lanark Rezone - RZ-06-0 10
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
November 2, 2006, with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recorrnnend denial to the
City Council of File Number RZ-06-010 as presented during the hearing on November 2, 2006,
for the following reasons: (State specific reasons for denial of the annexation and/or preliminary
plat request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number RZ-
06-010 to the hearing date of (insert continued hearing date here) for the following reason(s):
(State specific reason(s) for a continuam;t:.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
3180 E. Lanark Street
Lots 1 & 2, Block I, Olson & Bush Industrial Park
Section 8, T3N, RIE
b. Owner / Applicant:
Ronald Van Auker
3084 E. Lanark Street
Meridian, ID 83642
c. Architect: Cornel Larson, Larson Architects
d. Present Zoning: I-L
e. Present Comprehensive Plan Designation: Industrial
f. Applicant's Statement/Justification:
The applicant is requesting rezoning so the proposed on-site development of retail and office
uses can be supported by the appropriate zoning designation of "Commercial." The zoning
amendment will be harmonious with the adjacent corrnnercial development along Eagle Road
which has already, or is anticipated to develop.
The two-story building will feature a single retail use on the ground floor with multiple office
spaces to be located on the second floor.
The project will provide landscaping in accordance with the UDC. The fayade of the structure
will be composed of stucco and stone in earth tones. The building will also feature tension
canopies at the retail windows.
5. PROCESS FACTS
a. The subject application will, in fact, constitute a rezone as determined by City Ordinance. By
reason of the provisions of UDC 11-5A-2D, a public hearing is required before the City
Council on this matter.
b. Newspaper notifications published on: October 16, 2006; October 30,2006
c. Radius notices mailed to properties within 300 feet on: October 6, 2006
d. Applicant posted notice on site by: October 23,2006
Lanark Rezone - RZ-06-0 1 0
PAGE 2
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
6. LAND USE
a. Exisling Land Use(s): Vacant
b. Description of Character of Surrounding Area: Corrnnercial, Industrial Uses, & Office Uses
c. Adjacent Land Use and Zoning
I. North: Union Pacific Railroad, zoned I-L
2. East: Willey Subdivision, zoned C-G
3. South: Olson & Bush Industrial Park, zoned I-L
4. West: Olson & Bush Industrial Park, zoned I-L
d. History of Previous Actions: Olson & Bush Industrial Park No. 1 was granted annexation /
zoning / plat approval back in the late 1980' s. Staff does not have documentation pertaining to
this.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: Sewer is available in Lanark
Location of water: Water is available in Lanark.
Issues or concerns: No concerns.
2. Vegetation: N/ A
3. Floodplain: N/ A
4. Canals/Ditches lITigation: A large ditch fims along the eastern and northern
boundaries of this site.
5_ Ha7.ards: N/A
6. Proposed Zoning: C-G
7. Size of Property: 2.20 acres
f. Summary of Proposed Streets and/or Access:
The subject property will be directly accessed via E. Lanark Street. No new accesses are
proposed with the application to Eagle Road. Direct lot access to Eagle Road should be
prohibited. Any new access point to Lanark Street must be approved by ACHD.
7. COMMENTS MEETING
On October 13, 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 corrnnents were
received from any agencies or departments. Staff has included all comments and recorrnnended actions in
the attached Exhibit A. Because this is only a rezone application, there are no conditions of approval.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated on the Comprehensive Plan Future Land Use Map as "Industrial." The
Comprehensive Plan defines the Industrial district as: "Areas designated to allow a range of industrial
uses to support industrial and commercial activities and to develop with sufficient urban services. In light
industrial areas, uses may include warehouses, storage unites, light manufacturing, and incidental retail
and office uses. Heavy industrial areas may include processing, manufacturing, warehouses, storage units,
Lanark Rezone - RZ-06-0 I 0
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
and industrial support activities. In all cases, standards for screening, landscaping, and adequate access
would be developed and implemented."
Although this designation is not consistent with the proposed G-G (General Retail and Service
Corrnnercial) zone, staff fmds that there is a strong argument for saying that the policies set forth in the
comprehensive plan do support a commercial use on this site. A key component of this argument is the
relative flexibility of Meridian's Comprehensive Plan (quoted below) as described in Chapter I, Section B
of the Comprehensive Plan.
"The Meridian Comprehensive Plan is an official policy guide for decisions concerning the
physical development of the corrnnunity. It indicates, in a general way, how the corrnnunity
may develop in the next five to ten years."
Furthermore, in Chapter VII, Section C - "Future Conditions" states the following:
"Figure VII-2 [The Comprehensive Land Use Map] depicts desired future land use categories
and their location within the Impact Area. The areas dcpicted on thc map are conceptual and,
therefore, will require further analysis prior to the creation of a zoning map."
While the proposed zone does not explicitly comply with the Comprehensive Plan Land Use Map, staff,
upon further analysis, finds that it would be acceptable to extend the "Corrnnercial" designation to this
property as the proposed zone does fit with the development patterns of the sUJTOunding area.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis below policy in italics):
. Chapter VII, Goal IV, Objective D, Action 7 - Encourage "...high density development along
major transportation corridors..."
The subject property has frontage on SH 55 / Eagle Road, a principal arterial roadway. This
proposed commercial and office development will complement adjacent commercial uses.
. Chapter VII, Goal IV, Objective D, Action 5 - "Require appropriate landscape and buffers
along transportation corridors..."
At the time of submittal for a Certificate of Zoning Compliance, Staff will require the applicant to
provide landscaping per the UDC standards including, but not limited to, within the parking area,
the buffering adjacent to Eagle Road and Lanark Street.
. Chapter VII, Goal IV, Objective D, Action 4 - "Integrate pathway / bikeway plans to ensure
appropriate access along the right-of-way."
Per the UDC standards, Staff will require the applicant to provide a ten-foot wide detached
sidewalk alung Eagle Ruad and attached sidewalk un Lanark Street at the time of submittal for a
Certificate of Zoning Compliance.
9. ZONING ORDINANCE
a. Allowed Uses in Corrnnercial Districts: UDC Table 11-2B-2 lists the permitted, accessory, and
conditional uses in the C-G zoning district. Retail stores, offices uses, and service-based industries
are either principally or conditionally permitted uses within the C-G zone.
Lanark Rezone - RZ-06-0 1 0
PAGE 4
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
b. Purpose Statement of Zone: The purpose of the Corrnnercial 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 corrnnercial structures accorrnnodated
in the district, the scale and mix of allowed corrnnercial uses, and the location of the district in
proximity to streets and highways.
10. ANALYSIS
a. Analysis of Facts Leading to StaffRecorrnnendation
REZONING ANALYSIS:
Based on the compliance of the proposed development with the Unified Development Code and the
general conformance with the policies and goals contained in the Comprehensive Plan, staff
believes that rezoning the subject property from I-L to C-G is justifiable. Please see Exhibit D for
detailed analysis of the required facts and [mdings for rezoning.
The legal description for rezoning submitted with the application (prepared on August 8, 2006, by
Todd R. Waite, PLS) shows the property within the existing corporate boundary of the City of
Meridian.
A Development Agreement (DA) will be required as part of rezoning of this property. Prior to
rezoning approval, a DA shall be entered into between the City of Meridian, the property owner(s)
at the time of rezoning ordinance adoption, and the developer. The applicant shall contact the City
Attorney, Bill Nary. at 888-4433 to initiate this process. The DA shall include, at minimum, the
following:
. 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 hy reason
of excessive production oftraffic, noise, smoke, fumes, glare or odors.
. All future development of the subj ect property shall comply with City of Meridian ordinances
in effect at the time of development, as well as any requirements of this site associated with
annexation and platting ofthe Olson & Bush Industrial Park.
. The applicant shall be responsible for all costs associated with sewer and water service
installation.
. The following shall be the allowed uses on this property: Permitted and accessory uses within
the C-G zone. All conditionally permitted uses in said zone shall be subject to CUP approval.
. The applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC) permit
from the Planning Department is prior to and construction on the subject site. The applicant
shall also submit a Design Review application to the Planning Department concurrent with the
CZC application for the proposed structure.
. The applicant shall be allowed to construct only one driveway access to E. Lanark Street,
location to be approved by the Ada county Highway District (ACHD).
. The applicant shall construct, at minimum, a IO-toot landscape butler in accordance with UDC
policies to be located along the westernmost property boundary. The applicant shall also
construct, at minimum, a 35-foot wide landscape buffer along Eagle Road.
. The applicant shall complete all required improvements prior to obtaining a Certificate of
Occupancy for the proposed development.
. The applicant shall provide cross access to the property to the west, otherwise known as
Assessor's Parcel Number R6510580030, as proposed.
. The applicant shall install sidewalks around the structure, as proposed, an 8-foot wide
pedestrian pathway from the perimeter sidewalk to the proposed building entrance, and a 10-
foot wide walkway along Eagle Road.
Lanark Rezone - RZ-06-0 1 0
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
1. Conceot Plan: The applicant has submitted a concept plan for this site. Staff is generally
supportive of the concept plan submitted with the rezone application, with the following
comments:
2. Access: There are two proposed access points to the subject site. Both are full access
driveways from E. Lanark Street located at the south property line. Staff is supportive of one
access to E. Lanark Street. Staff has concerns about possible traffic conflicts with two drive
accesses in such close proximity to Eagle Road. Staff also believes that the proposed cross
access to the adjacent lot eliminates the need for multiple driveways to Lanark.
3. Landscaping: The applicant has not provided a landscape plan for review at the rezoning stage.
However, Staff will require the applicant to provide landscaping per the UDC standards
including, but not limited to, within the parking area, and the buffering adjacent to Eagle Road
and Lanark Street.
Per UDC 1l.3B-9B, all developing industrial lands must provide a landscape buffer along any
boundary adjacent to corrnnercial and residential districts. The industrial property to the west
has bt:t:nl,;onsiut:rt:u t:xisl:illg fur yt:ars anu, fur that rt:a:SOIl, Staffbdit:vt::s :shoulu not bt: rt:yuirt:u
to bear the responsibility to install the buffer. Staff does believe that, although not required by
Ordinance, a minimum 10-foot wide landscape buffer is warranted between the subject
corrnnercial property and the lot to the west, and said buffer should be installed by the
applicant.
4. Parking: The applicant's concept plan proposes 76 parking stalls. Only 25 parking stalls are
required by Ordinance. UDC Table 11-3C-I requires 90-degree parking stalls to be 19-feet
long, adjacent to 25-foot wide drive aisles. UDC 11-3C~5B-4 allows parking stall dimensions to
be reduced by 2 feet in length if 2 feet is added to the width of adjacent sidewalk or landscape
area. Compact stalls may be reduced in depth by an additlonal two feet T mc 11-~ A-17 A
requires all sidewalks to be at least 5-feet wide.
5_ Design Review Standards: Eagle Road is designated as an entryway coni dOT_ Tmc 11-~A-
19B5 requires all structures on property adjacent to an entryway corridor to obtain
administrative design review approval. All future building(s) on this site will be subject to
design review. StatI is supportive of the conceptual elevation tor the front hu;ade, which is to
face Eagle Road. However, the north and south fa.;ades of the proposed structure will also be
highly visible from Eagle Road, and Staff will require elevations for these at the time of
administrative design review.
A. Architectural Character:
1. Facades: Facades visible from a public street shall incorporate modulations in the
fa.;ade, roof line recesses and projections along a minimum of twenty percent (20%)
of the length of the facade.
11. Primary public entrance(s): The primary building entrance(s) shall be clearly defmed
by the architectural design of the building. Windows, awnings, or arcades shall total a
minimum of thirty percent (30%) of the facade length facing a public street.
111. Roof lines: Roof design shall demonstrate two or more of the following: a)
overhanging eaves, b) sloped roofs; c) two or more roof planes; d) varying parapet
heights; and e) cornices.
iv. Pattern variations: At least two changes in one or a combination of the following
shall be incorporated into the building design: color, texture, and / or materials.
v. Mechanical equipment: All ground~level and rooftop mechanical equipment shall be
screened to the height of the unit as viewed from the property line.
Lanark Rezone - RZ-06-0 1 0
PAGE 6
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
B. Color and materials: Exterior building walls shall demonstrate the appearance of high-
quality materials of stone. brick, wood or other native materials. Acceptable materials
include tinted or textured masonry block, textured architectural coated concrete panels,
tinted or textured masonry block, or stucco or stucco-like synthetic materials. Smooth-
faced concrete block, tilt-up concrete panels, or prefabricated steel panels are prohibited
except as accent materials.
C. Parking Lots: No more than seventy percent (70%) of the off-street parking area for the
structure shall be located between the front fa9ade of the structure and abutting streets,
unless the principal building( s) and / or parking is / are screened from view by other
structures, landscaping and/or berms.
D. Pedestrian walkways:
1. A continuous internal pedestrian walkway that is a minimum of eight feet (8') in
width shall be provided from the perimeter sidewalk to the main building entrance.
The walkway width shall be maintained clear of any outdoor sale displays, vending
machines, or temporary structures.
11. The internal pedestrian walkway shall be distinguished from the vehicular driving
surfaces through the use of pavers, colored or scored concrete, or bricks.
iii. Walkways at least eight feet (8') in width, shall be provided for any aisle length that
is greater than one-hundred fifty (150) parking spaces or two hundred feet (200')
away from the main building entrance.
iv. The walkways shall have weather protection (including but not limited to an awning
or arcade) within twenty of all customer entrances.
6. Certificate of Zoning Compliance: The purpose of a Certificate of Zoning Compliance (CZC)
permit is to ensure that all construction, alterations and/or the establishment of a new use
complies with all of the provisions of the UDC before any work on the structure is started
and/or the use is established (UDC 11-5B-IA). To ensure that all of the conditions of approval
listed in Exhibit B are complied with, Staff will require the applicant to obtain CZC approval
from the Planning Department prior to building construction, where all site and landscaping
improvements must he installed prior to occupancy.
b. Staff Recorrnnendation: While Staff is supportive of rezoning without securing a Comprehensive
Plan Amendment in this instance, Staff finds that such unconventional interpretation of tbe
Comprehensive Plan policies is only appropriate in very limited cases. For example, in the subject
case where only a minor extension of the zoning boundaries, or "bump," for a small, irrnnediately
adjacent property. And where due consideration of the neighbors and the compatibility of
surrounding land uses should be taken into account.
Staff believes that the proposed zoning amendment will be harmonious with other adjacent
properties along Eagle Road in this area which have already, or are anticipated to develop with uses
allowed in the C-G zone. And, based on the compliance of the proposed development with the
Unified Development Code and the general conformance with the policies and goals contained in
the Comprehensive Plan, staff believes that rezoning the subject property from I-L to C-G is
warranted.
Therefore. Staff recommends approval of the proposal CRZ-06-010) subject to the conditions
listed in Exhibit B.
11. EXHffiITS
A. Drawings
Lanark Rezone - RZ-06-0 I 0
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
1. Vicinity / Zoning Map
2. Conceptual Site Plan
3. Conceptual Building Elevations
B. Agency Comments
1. Planning Department
2. Fire Department
3. Police Department
4. Parks Department
5. Idaho Power
C. Legal Description
D. Required Findings from Unified Development Code
Lanark Rezone - RZ.06~0 1 0
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
A. Drawings
1. Vicinity / Zoning Map
Lanark Rezone Vicinity / Zoning Map
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PAGE 9
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOYEMBER2, 2006
B. Agency Comments
1. PLANNING DEPARTMENT
1.1 The rezoning legal description submitted with the application (dated August 8, 2006, stamped by
Todd R. Waite, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
1.2 The applicant should comply with all previous requirements of this site associated with
alUlexation and platting, as well any permits or regulations that may be in effect for the Olson &
Bush Industrial Park.
1.3 The applicant should obtain a Certificate of Zoning Compliance (CZC) permit from the PlalUling
Department prior to construction of the building shell.
1.4 This site is subject to administrative design review approval, as the site is adjacent to Eagle Road,
an entryway corridor. Prior to any construction on this site, Design Review and CZC applications
should be submitted concurrently to the Planning Department for review and approval.
1.5 All required improvements must be complete prior to obtaining a Certiticate of Occupancy for the
proposed development. A temporary Certificate of Occupancy may be obtained by providing
surety to the City in the form of a letter of credit or cash in the amount of 110% of the cost of the
required improvements (including paving, striping, landscaping, and irrigation). A bid must
accompany any request for temporary occupancy.
1.6 All sidewalks/walkways should be installed on the subject site pursuant to UDC 11-3A-17.
1.7 The applicant should comply with the outdoor lighting standards shown in UDC 11-3A-ll.
1.8 All business signs require a separate sign permit in compliance with the sign ordinance.
1.9 Staff's failure to cite specific ordinance provisions or terms of the Olson & Bush Industrial Park
Subdivision does not relieve the applicant of responsibility for compliance.
2. FIRE DEPARTMENT
2.1 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.
2.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 12" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markcrs shall bc provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
2.3 Commercial 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.
2.4 Where a pOltion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
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 (1 R3).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m);
b. For buildings equipped throughout with an approved automatic sprink1er system installed in
accordance with Section 903.3.1.1 or 903.3 .1.2, the distance requirement shall be 600 feet (183
m).
2.5 Buildings or facilities exceeding 30 feet (9144n:nn) or three stories in height shall have at least three
means of fIre apparatus access for each structure. Two of the access roads shall be placed a distance
apart equal to not less than one half of the length of the overall diagonal dimension of the property or
area to be served, measured in a straight line.
3. POLICE DEPARTMENT
3.1 The Police Department has no concerns related to the site design submitted with the application.
4. PARKS DEPARTMENT
4.1 The Parks Department has no concerns with the site design as submitted with the application.
S. IDAHO POWER
5.1 Idaho Power has sufficient power capacity and will provide electric service to the development,
provided the applicant abides by the Rules, Rates, and Regulations as approved by the Idaho
Public Utilities Commission, and proper right-of-way can be obtained.
5.2 There is an existing 230kVline on site, so Idaho Power requests a 35-foot setback from the center
ofthe line be a no-building zone.
5.3 The applicant should contact the local Idaho Power Company Operations Center with a formal
request for service.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
C. Legal Description
clQibom .. waite consulting, lie
engin881'8 & eurveyor&
120 N.Curtia Road
.BoiI8, Jdaho 83706
(203) 316-8555 .
Fu(208) 429~
P.N.2331
AugustS, 2006
LANAlUC STRDT PROPERTY
REZOU DI:SCRIPTION
Lots 1 -2. BkK:k I, oC0l8Oll111d 1Mb liIdulbial Park, and a portion DfthepubUc
mads -1~" to laid Lots lying in theSoutbeast 1/4 oftbe Southeast 114 of Section 8,
T.3N.. I.. lB.. 8.M., Ada Couuty~ Idaho, aud bcingmcn parIia.tlarty ~bed as:
fbllowt:
BoWnnios lit the SoutbweIt axuer ofsaid Lot 2,
thm:tceN OOOSS'OO"E Iloo8 tho West bouodary of said Lot 2 for a distlDce of274.96 feet
to the Northwest comer of said Lot 2.
..thaJce S 19P02'()()'" B aIoDg the North. bouDdaryoC said Olson 8IId Buab..lndu8trUJ1 Park
fbt a diatance of 320.00 feet to the But bouodary of aaid 8eQtion 8;
tIJeoceS 0005S'OO'" WaIona-.id East bouodary for a distance of299.99 feet to the
oen&erIiae ofLanark Street;
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tbmce leaving I18id But bouodary N 8~l'3r W atong.tJle ~ ofLaolirk~'
fbr a cIistanoe of32O.00 filet;
tbeace leaving said ~ N ~SS'OO" B fora distaAce of25.00 feet to the POINT
OF BBGINNING;
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CCJPII~lIi. 2.20 aaes oflaDd. more or leIS.
slJBlECr to right ofwaya for Beale road aod LImark Street.
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
Exhibit C
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D. Required Findings from Unified Development Code
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:
a. The map amendment complies with the applicable provisions of the Comprehensive Plan;
The applicant is proposing to zone the subject property to C-G. Staff fmds that the proposed zoning
map amendment is generally compatible with the applicable provisions of the Comprehensive Plan.
Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff fmds that retail stores and office uses are permitted within the requested zoning district of C-
G. Staff believes that the existing parcels in the area have already developed in a nature that is
harmonious and appropriate to the proposed zone. Staff also fmds that the proposed zoning and
future uses on this site can be designed and constructed in a manner that will be harmonious with,
and appropriate in appearance with, the existing and intended character of the surrounding area.
Staff does not find that the proposed zoning/uses will adversely change the essential character of
area. Staff finds that the site is large enough to contain the required parking and landscaping. Staff
recorrnnends that the Commission and Council rely on staff s analysis, public testimony received
and any corrnnents submitted from any other agencies or departments regarding whether this
property should be rezoned as proposed.
c. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public hcalth, safety,
or welfare. Staff does not anticipate the proposed rezone and subsequent uses will create excessive
traffic, noise, smoke, fumes, glare, or odors. Staff recorrnnends that the Commission and Council
rely on any oral or written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providiug 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 this site.
Exhibit 0