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HomeMy WebLinkAboutGene & Freda Babbitt CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 STAFF REPORT TO: FROM: Hearing Date: 1/2/07 Mayor & City Council C. Caleb Hood Current Planning Manager Meridian Planning Department 208-884-5533 r-.... g /' c"': ~ .~ L/VI.cnd/;"~ \ ~'lo.. .~ IDAHO SUBJECT: Babbitt Armexation AZ-06-055 Armexation and Zoning of 1.12 acres from RUT (Ada Count~tby Of Meridian R-4 (Medium Low-Density Residential). City Clerk Office {VED DEe 2 8 2006 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, City of Meridian Public Works Department, has applied for Armexation and Zoning (AZ) to R-4 (Medium Low-Density Residential) for 1.12 acres of property currently zoned RUT in Ada County. The site is located on the east side of Locust Grove Road, approximately 1/3 mile north of Victory Road. This site is currently improved with one single. family residential building and accessory building. The subject request for annexation is based upon the fact that the well that services this home has dried up and the home needs to be hooked up to City water. Gene and Freda Babbitt have signed an affidavit of legal interest, granting the Public Works Department the authority to submit the subject application on their behalf. This property is within the City's Area of Impact and Urban Service Planning Area. 2. SUMMARY RECOMMENDATION Staff has provided detailed analysis and recommends that the subject application be approved. Staff is recommending approval of the proposed Babbitt Annexation (AZ-06-055) as detailed in this report. The Meridian Planning: and Zonin\! Commission heard this item on December 7. 2006. At the public hearinl!. thev moved to recommend approval. a. Summary of Commission Public Hearing: i. In Favor: None 11. In Opposition: None iii. Commentinl!: None lV. Written Testimony: None v. StaffPresentimr Aoolication: Caleb Hood vi. Other Staff Commentinl! on Application: Mike Cole b. Kev Issues of Discussion bv Commission: i. None c. Kev Commission Chanl!es to Staff Recommendation: i. None d. Outstandinl! Issues for City Council: i. None 3. PROPOSED MOTION (to be considered after the public hearing) Approval After considering all staff, applicant and public testimony, I move to approve File Number AZ-06- 055 as presented in the staff report for the hearing date of January 2, 2007, with the following modifications: (Add any proposed modifications) Babbitt Annexation - AZ-06-055 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2, 2007 Denial After considering all staff, applicant and public testimony, I move to deny File Number AZ-06-055 as presented during the hearing on January 2, 2007: (Please state specific reasons for denial of the annexation request) Continuance After considering all staff, applicant and public testimony, I move to continue File Number AZ-06- 055 to the hearing date of (insert continued hearing date here) for the following reason(s): (State specific reason(s) for continuance) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 2570 S. Locust Grove Road / Section 20, Township 3 North, Range 1 East b. Owner: Gene & Freda Babbitt 2570 S. Locust Grove Road Meridian, ill 83642 c. Applicant/Representative: Karie Glen, Meridian Public Works Department d. Present Zoning: RUT (Ada County) e. Present Comprehensive Plan Designation: Medium Density Residential f. Description of Applicant's Request: Request for Armexation and Zoning (AZ) to R-4 for 1.12 acres of property currently zoned RUT in Ada County. g. Applicant's Statement/Justification: In March of 1994 when Los Alamitos Subdivision public hearing was held we thought that the addition of our farm property to the city included our home site. Later we discovered that we were not included and would need to be annexed separately. The City of Meridian is contiguous to and extends in every direction from our property. We are now out of water and are in dire need of water to live in our home (see letter from Gene & Freda Babbitt, dated October 15, 2006 for more information.) 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: November 20 and December 4,2006 (for P&Z Commission hearing) and, December 11 and 25.2006 (for Citv Council hearinl!) c. Radius notices mailed to properties within 300 feet on: November 9, 2006 (for P&Z Commission hearing) and, December 8. 2006 (for City Council hearinl!) d. Applicant posted notice on site by: November 27,2006 (for P&Z Commission hearing) and, December 22.2006 (for City Council hearinl!) 6. LAND USE a. Existing Land Use(s): There is an existing home and other outbuildings on the subject site. Babbitt Annexation - AZ-06-055 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 b. Description of Character of Surrounding Area: transformed from rural to urban. c. Adjacent Land Use and Zoning: I. North: Residential, Los Alamitos Subdivision, zoned R-4 2. East: Residential, Los Alamitos Subdivision, zoned R-4 3. South: Single-family home on large parcel, zoned RUT (Ada County) 4. West: Residential, Salmon Rapids Subdivision, zoned R-4 d. History of Previous Actions: In 1994 the City Council approved the annexation and zoning of the Los Alamitos development. The subject parcel was not included within the boundaries ofthe development, it was an out parcel. e. Existing Constraints and Opportunities: Over the past several years, this area has 1. Public Works: Location of sewer: Residence is currently connected to City sewer. Location of water: Residence is currently connected to City Water. Issues or concerns: None. The sewer and water hook-up fees for the existing residence have already been paid. 2. Vegetation: There are some existing trees on this site that should be protected or mitigated for, when this property develops. 3. Floodplain: N/A 4. Canals/Ditches Irrigation: All irrigation ditches, laterals and canals should be tiled, when this property develops. 5. Hazards: Staff is not aware of any hazards associated with this property. 6. Proposed Zoning: R-4 (Medium Low-Density Residential) 7. Size of Property: 1.12 acres f. Subdivision Plat Information: The applicant has not submitted a preliminary plat, or a concept plan for this property, with the subject annexation application. Staff believes that the applicant does not have any intention of further developing this property at anytime in the future. Further, once ACHD acquires right-of-way for Locust Grove Road from this site, there will be very little "useable" area on this site for redevelopment. Staff believes that the subject use on this site, a single-family home, will continue as is, for the foreseeable future. g. Landscaping: 1. Width of street buffer(s): Per City Code, a 25-foot wide landscape street buffer is required adjacent to Locust Grove Road, an arterial roadway, when this property re- develops (UDC 11-2A-4). 2. Width ofbuffer(s) between land uses: N/A h. Summary of Proposed Streets and/or Access: As mentioned above, the applicant is not proposing to develop/plat this property at this time. Access to this site is provided from Locust Grove Road, and not Time Zone Drive. If and when this property re-develops in the future, Staff will recommend that direct lot access to Locust Grove Road be restricted/prohibited. Babbitt Annexation - AZ-06-055 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 7. COMMENTS MEETING On November 17,2006 a joint agency and departments meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. These agencies were unable to comment as there was no conceptual design provided. No comments are included with this report as all uses will require at minimum a certificate of zoning compliance where the agencies will have the opportunity to condition specific uses. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. Medium density residential areas are anticipated to contain single family residences at densities from three to eight dwelling units per acre (see Page 99 of the Comprehensive Plan.) Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining the most appropriate zone for this property. Staff fmds the following Comprehensive Plan policies to be applicable to this property and apply to the subject property (staff analysis in italics below policy): . Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) When the City established its Area of City Impact, it planned to provide City sell'ices to the subject property. The City of Meridian plans to provide municipal sell'ices to the lands proposed to be annexed in thefollowing manner: . Sanitary sewer and water sell'ice will be extended to the project at the developer's expense. . The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. . The subject lands currently lie within the jurisdiction of the Ada County Sher(ff's Office. Once annexed the lands will be sell'iced by the Meridian Police Department (MPD). . The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This sell'ice will not change. . The subject lands are currently sell'iced by the Meridian School District #2. This sell'ice will not change. . The subject lands are currently sell'iced by the Meridian Library District. This sell'ice will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipal, fee-supported, sell'ices will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Sell'ices, and Sanitary Sell'ices Company. . Protect existing residential properties from incompatible land use development on adjacent parcels. (Chapter VII, Goal IV, Objective C, Action 1) Babbitt Annexation - AZ-06-055 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2, 2007 The applicant is not proposing any new land use for this property. Staff believes that the existing single-family home is compatible with the other residences in this area. . Support a variety of residential categories (1ow~, medium-, and high-density single family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. (Chapter VII, Goal IV, Objective C, Action 10) The subject application includes a request for the R-4 zoning designation. Except for one property to the south currently zoned RUT in Ada County, all of the adjacent properties are currently zoned R-4. Staff finds that the requested zoning designation is generally consistent with the Comprehensive Plan designation, the zoning of other properties in this vicinity, and further enhances the variety of zoning designations south of the interstate. Stafffinds that the proposed R-4 zoning designation is generally harmonious with and in accordance with the Comprehensive Plan. 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family dwellings as a Permitted Use in the R-4 zone. b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: 1. AZ Application: As mentioned above, the subject property is proposed for annexation because the well serving the existing home has dried up and the residence needs to be hooked up to city services. There is no additional development planned for this property. Based on the policies and goals contained in the Comprehensive Plan, and what is happening in this area, Staff believes that the requested R-4 zone is appropriate for this property. Please see Exhibit B for detailed analysis of the required facts and findings. The annexation legal description submitted with the application (stamped on October 20, 2006 by Glenn K. Bennett, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Special Considerations: Development Agreement: UDC 11-5B-3D2 and Idaho Code S 65-6711A provides the City the authority to require a property owner to enter into a Development Agreement (DA) with the City that may require some written commitment for all future uses. In anticipation of this application being approved, the applicant has already paid the required sewer and water hook-up fees for the existing residence. There are no additional Babbitt Annexation - AZ-06-055 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 requirements that staff can think of regarding annexing this property. Therefore, Staff believes that a DA is not necessary in this instance. All future uses on this property should 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, and should be constructed in accordance with City of Meridian ordinances in effect at the time of development. b. Staff Recommendation: Staff recommends that the subject property be annexed into the City with an R-4 zoning designation. On December 7. 2006. the Meridian Planning: & Zoninl! Commission voted to recommend approval of AZ-06-055. 11. EXUmITS A. Legal Description B. Required Findings from Unified Development Code Babbitt Annexation - AZ-06-055 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2, 2007 A. Legal Description A parcel located in the NW..Y4 of the SW .~. of Section 20, Township.3.Noi'th,Range l&8t, . Boise Meridian. Ada County, Idaho, more particularly described as follows: Commencing at a $18. inch diameter iron pin marking tl:iesouthwcsterlycomerof the 8W ~ of Did Section 20, from which a steel bar niarlring the northwesterly comer of said SWy'beatS N 0044'49" E.adiiltance of2654.68 fcct~ Thence N 0044'49" Ealongthe wemerlyboundary obaid SW ~a distance of 1991 ;01 feet to the POINT OF BEGTht'NlNG; .. . 'I11ence continuing N 0"44'49" E a diStance of:403.04 feet toa point ontbe eXtension of the boundaryofLO,S.ALAMlTOSP ARK SUBDlVISJONNO. J; ~ .lcaviitg said westerly boundary S 89.~15'11" E along said LOS ALAMlTOS PARK SUBDlVlSJON NO. J. boundary a distence at 242.78 ftiet. to a pOint marking.. lllianglepointin said LOS ALAMlTOSPARK SUBDIVISION NO. I; . . Thence continuing along said LOS ALAMjTOS PARK SUBDIYIsION No.. 1 boundary S 0"44'49" W a distance of 200.00 feet to. a point; Tbcnc:e leaving .lastsaid boumiI1ry N 89"58"11" Wa.distance of 242;80 feet tot'hePOINT OF BEGINNING. This pa1'(:eLCOliUUns 1.12 acres. Pteparedby: Glenn K. Bennett,.PLS CivU.Survey Consultants. Inc. Oetobet 20. 2006 B~lrVAL -' OCT : :.2006 MERIOlAfilPlJ&.IC WORKS DEPT. CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2, 2007 SKETCH TO ACCOMPANY ANNEXATION DESCRIPTION . . . ' , FOB PARCEL LOCATED IN THENIY 1/4 OF rHE SJr 1/4 OF SECTION 2.0, TOWNSHIP 3 NORTH, RANGE lEAST, BOISE MERIDIAN, ADA COUlVTl'; I.DAHO. 1/4 ~ .~ .~ .... .~ g ~ .... - ~ 192O JO 29 :a i fnAlE 2QNt DRII/C - ------"'- -- - - - ~ ----------.~-- -... ",,-~._---'_."."--._'---- J BLOCK" " S 80"15"* E 242.78' 8ABBfTT 1.12ACNES N 89"58'1'* W 242.80' e~~ t"fAO>JAl. OCT ? I~ 7.00) MERIDIAN j\>UBLlC WoRKsOE.PT. ----- sCAlE: ''''50' ~ -. , " ~, "", ", , .......~ '~ ''-,~ ~ ~ r !it , CIS :'f LOS AMMITOS PARK ; SU80MSf{JN NO.. r b VI BlOCK J CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 B. Required Findings from Unified Development Code 1. Armexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone all ofthe subject property to R-4. The Commission finds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, ofthe Staff Report. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; No development is proposed concurrent with the zoning map amendment. The Commission finds that future development of this property should comply with the established regulations and purpose statement ofthe R-4 zone. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that 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 not limited to, school districts; and, The Commission finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation is in the best ofinterest ofthe City (UDC 11-5B-3.E). The Commission finds that the annexation and zoninl! of this property to R -4 would be in the best interest ofthe City. B-1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 STAFF REPORT TO: FROM: Hearing Date: 1/2/07 Mayor & City Council C. Caleb Hood Current Planning Manager Meridian Planning Department 208-884-5533 r-.... g /' c"': n, .~ " L/VI.cridz:n~ \ ,A l[)"HO I SUBJECT: ACHD Locust Grove Road Pond Annexation AZ-06-053 Armexation and Zoning of 2.0 acres from RUT (Ada County) to L-O (Limited Office). 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Ada County Highway District, has applied for Annexation and Zoning (AZ) to L- a (Limited Office) for 2.0 acres of property currently zoned RUT in Ada County. The site is located on the east side of Locust Grove Road, approximately 1/3 mile south of Fairview Avenue. This site is currently improved with one single-family residential building. The subject request for annexation is based upon the fact that ACHD wants to use this entire property as a storm drain pond. This property is within the City's Area of Impact and Urban Service Planning Area. 2. SUMMARY RECOMMENDATION Staff has provided detailed analysis and recommends that the subject application be approved. Staff is recommending approval of the proposed ACIID Locust Grove Road Pond Annexation (AZ-06-053) as detailed in this report. The Meridian Planninl! and Zoning: Commission heard this item on December 7. 2006. At the public hearin!!. they moved to recommend approval. a. Summary of Commission Public Hearin!!: i. In Favor: Doul! Russell. The Land Group. Inc. ii. In Opposition: None 111. Commenting: None lV. Written Testimony: None v. Staff Presenting Application: Caleb Hood vi. Other Staff Commentinl! on Application: None b. Kev Issues of Discussion by Commission: i. None c. Key Commission Changes to Staff Recommendation: i. None d. Outstandinl! Issues for Citv Council: i. None 3. PROPOSED MOTION (to be considered after the public hearing) Approval After considering all staff, applicant and public testimony, I move to approve File Number AZ-06- 053 as presented in the staff report for the hearing date of January 2, 2007, with the following modifications: (Add any proposed modifications) Denial ACHD Locust Grove Road Pond Annexation - AZ-06-053 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF JANUARY 2, 2007 After considering all staff, applicant and public testimony, I move to deny File Number AZ-06-053 as presented during the hearing on January 2, 2007: (Please state specific reasons for denial of the annexation request) Continuance After considering all staff, applicant and public testimony, I move to continue File Number AZ-06- 053 to the hearing date of (insert continued hearing date here) for the following reason(s): (State specific reason(s) for continuance) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 1280 N. Locust Grove Road / Section 8, Township 3 North, Range 1 East b. Owner/Applicant: Ada County Highway District 3775 N. Adams Street Garden City, ill 83713 c. Representative: Doug Russell, The Land Group Inc. d. Present Zoning: RUT (Ada County) e. Present Comprehensive Plan Designation: Medium Density Residential f. Description of Applicant's Request: Request for Armexation and Zoning (AZ) to L-O for 2.0 acres of property currently zoned RUT in Ada County. The applicant intends to construct a storm drain pond on this site. g. Applicant's Statement/Justification: Currently the property consists of uninhabited and dilapidated residential structures. After approval of this application, we intend to build an ACHD drainage facility that will store all storm water from Locust Grove between Franklin and Fairview. The entire perimeter of the project will be fenced (see letter from Doug Russell, dated September 21,2006 for more information.) 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: November 20 and December 4, 2006 (for P&Z Commission) and, December 11 and 25.2006 (for City Council hearing) c. Radius notices mailed to properties within 300 feet on: November 9,2006 (for P&Z Commission hearing) and, December 8. 2006 (for City Council hearing) d. Applicant posted notice on site by: November 27,2006 (for P&Z Commission hearing) and, December 22.2006 (for City Council hearing) 6. LAND USE a. Existing Land Use(s): There is an existing home and other outbuildings on the subject site. The applicant intends to remove the existing structures. b. Description of Character of Surrounding Area: Oyer the past several years, this area has ACHD Locust Grove Road Pond Annexation - AZ-06-053 PAGE 2 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2, 2007 transformed from rural to urban. There are still several underutilized properties on Locust Grove Road near this site. c. Adjacent Land Use and Zoning: I. North: Residential, Large county parcel, zoned RUT 2. East: Residential, Large county parcel, zoned RUT 3. South: Single-family home on large parcel, zoned RUT (Ada County) 4. West: Residential and future commercial, Keziah Subdivision, zoned R-40 and C-C d. History of Previous Actions: None e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: No sewer adjacent to this site. Location of water: Locust Grove Road. Issues or concerns: None. 2. Vegetation: There are some existing trees on this site that should be protected or mitigated for, when this property develops. 3. Floodplain: N/ A 4. Canals/Ditches Irrigation: N/ A 5. Hazards: Staff is not aware of any hazards associated with this property. 6. Proposed Zoning: L-O (Limited Office) 7. Size of Property: 2.0 acres f. Subdivision Plat Information: The applicant has not submitted a preliminary plat with the subject annexation application. However, the applicant has submitted a landscape plan for how the site will be developed as a storm drain pond. Staff believes that the applicant does not have any intention of further developing this property at anytime in the future; all of the property will be used for drainage purposes. g. Landscaping: 1. Width of street buffer(s): Per City Code, a 25-foot wide landscape street buffer is required adjacent to Locust Grove Road, an arterial roadway, when this property develops (UDC 11-2A-4). The applicant is proposing a 30-foot wide landscape buffer along Locust Grove Road. 2. Width ofbuffer(s) between land uses: N/A 3. Other: The City and ACHD have a master agreement regarding these storm drain ponds. As part of that agreement, at ACHD's sole cost and expense, the Highway District shall construct and install the Storm Water Drainage System and landscaping and landscape irrigation system in Meridian, Idaho, in accordance with designs, plans and specifications approved by the City in advance and in writing, and in compliance with all applicable statutes, City approved design standards. The City shall maintain the landscaping and operate and maintain the landscape irrigation system thereafter, at its sole cost and expense. The City shall, at its sole cost and expense, perform the ACHD Locust Grove Road Pond Annexation - AZ-06-053 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 following maintenance on the landscaping surrounding ACHD's Storm Water Drainage Facilities covered by this Master Agreement: Grass care, pruning trees and shrubs, clean-up of litter and debris and application for shrubs, trees and groundcover. Staff is supportive of the landscaping proposed on the plan prepared by The Land Group, dated 9-25-06, Sheet L-1, as it appears to comply with the design standards of the master agreement. h. Summary of Proposed Streets and/or Access: The applicant is proposing a loop maintenance road around the future drainage pond. This loop road is gated at both locations near Locust Grove Road. Generally, Staff does not support direct lot access for developments along arterial streets. However, the future use of this site as a storm drain pond will generate very few vehicle trips. Therefore, Staff is supportive ofthe design, as proposed. NOTE: A multi-use pathway along the Jackson Drain is shown on the Comprehensive Plan Future Land Use Map. However, it has been determined that the path belongs on the north/east side ofthe Drain in this area, not the south/west. 7. COMMENTS MEETING On November 17, 2006 a joint agency and departments meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Except for the Parks Department's comments regarding the proposed landscaping, no other agency/department comments are included with this report. Prior to construction of the future pond (or any other use) a certificate of zoning compliance should be submitted. At such time other departments like the Fire, Police, Building and Public Works Departments will have the opportunity to review and comment. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Mixed Use - Community" on the Comprehensive Plan Future Land Use Map. In Chapter VII of the Comprehensive Plan, the mixed use designation is defined in part as an area that is situated in highly visible or transitioning parts of the City where innovative and flexible design opportunities are encouraged. The Mixed Use - Community designation allows residential density between 3 and 15 dwelling units per acre, up to 200,000 square feet of non- residential building area, and is intended to allow a broad range of uses. Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining the most appropriate zone for this property. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the subject property (staff analysis in italics below policy): . Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: . Sanitary sewer and water service will be extended to the project at the developer's expense. . The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian ACHD Locust Grove Road Pond Annexation - AZ-06-053 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. · The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). · The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. · The subject lands are currently serviced by the Meridian School District #2. This service will not change. · The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. · Protect existing residential properties from incompatible land use development on adjacent parcels. (Chapter VII, Goal IV, Objective C, Action 1) Staff believes that the use of this site for a storm drain facility should be compatible with the other uses in this area. Staff finds that the proposed L-O zoning designation is generally harmonious with and in accordance with the Comprehensive Plan. 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: UDC 11-2A-2 lists minor public utilities as a Permitted Use in the L-O zone. Public Utility, Minor is defined as: The use of a site for minor public utility infrastructure including, but not limited to: 1) pumping station for water, sewer, or gas; 2) electric sub-transmission line, electric distribution line; 3) water tank; and 4) storm drainage facility and storm detentionfacility that is not within a right-of-way. b. Purpose Statement of Zone: 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. 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 of the district in proximity to streets and highways. c. General Standards: No dimensional modifications are being requested for the proposed development; full compliance with the UDC is required. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: 1. AZ Application: As mentioned above, the subj ect property is proposed for annexation because ACHD intends to build a drainage pond on this site. The City requested that the subject property be annexed, so it would not be a county enclave. There is no additional development planned for this property. ACHD Locust Grove Road Pond Annexation - AZ-06-053 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2, 2007 Based on the policies and goals contained in the Comprehensive Plan, and what is happening in this area, Staff believes that the requested L~O zone is appropriate for this property. Please see Exhibit B for detailed analysis of the required facts and findings. The annexation legal description submitted with the application (stamped on October 4, 2006 by Dennis Lewis, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Special Considerations: Development Agreement: UDC 11-5B-3D2 and Idaho Code ~ 65p6711A provides the City the authority to require a property owner to enter into a Development Agreement (DA) with the City that may require some written commitment for all future uses. As mentioned above, the City and ACHD have a master agreement regarding these drainage facilities. Aside from amending the master agreement with the City for this specific pond, ACHD should be required to fIle a CZC application prior to constructing the storm drain pond (as was required with the other storm drain ponds recently built) so City Staff can verify that aU landscaping will be completed per the submitted landscape plan. There are no additional requirements that Staff can think of regarding annexing this property that are not currently included in the master agreement. Therefore, Staff believes that a DA is not necessary in this instance. All future uses on this property should 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, and should be constructed in accordance with City of Meridian ordinances in effect at the time of development. b. Staff Recommendation: Staff recommends that the subject property be annexed into the City with an L-O zoning designation. Staff further recommends that the City and ACHD amend Exhibit A of the master agreement and license regarding ACHD storm drain ponds to include this site. On December 7. 2006. the Meridian Plannine: & Zonin!! Commission voted to recommend approval of AZ-06-053. 11. EXHIBITS A. Legal Description B. Required Findings from Unified Development Code C. Vicinity Map and Landscape Plan ACHD Locust Grove Road Pond Annexation - AZ-06-053 PAGE 6 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2, 2007 A. Legal Description II 1'.HaLAND GllOl.lP,INC, OCtDbCt 4. 2006 L,p1 Dc$c&ipticm LO<lu.sfOwva DetetitiOl'l Pond liaow. Locust drove Rd. (Pnmklin to Fairview) 2.oo.acm . A traet orland situated in. ~rti<nl of the NorthwotquarterofScctionB.ToWDShip 3 North. Range 1 EastiIi1oreJierdcuJarlydeacrl~ ~H(:lUoM: "~atapOlnton tIllid8ecdon libe. which ~ South o degree 4l' Buti22.0 teet from section comer common lo&edions 5.6."J.8IDd 8, TOwnship 3 North; Range" I Sut.;~iaoMmidi1lD; and boJIis.1be POlNTOP BBOIMNINOi Thence South 000 41'OOii Sast alone aid ,ection UtIe ad18taaceof342.B3 f~tlo .. p;lint; Tbence NOttb:Wi' 19'00" Baal.-distance ofSDa.21 t\!ettcthc centerline of adiCc:h; . ~ NOrth 56041""00"" Weal along said dildi cCnterlmea dia.t&mce of613.0B r.ttothe Point ofBeiUming. . ... .. . . .. . . BxeeptWgbt of Way ibrLoeuatOt-rtve Road. ~(>ROVAI- \l.EVI .:-- ~r.1 ~, oC (14 2.001) ~\,;IG ,....\'.i<iO,,..N p PT. .. 'lIIO~~$ I ~~._I'lIauti.oJ"QiJ~.c.(c-.I"""6'~.~~. .~l:t. &ba.i.Qdq, h _....... B36t6.P__AlMttt-.......,. -~T'-"mm Q,\IlIlI6\_I~\l4IilIl\J..JllIllJ4.~(laBI~~ ...... ... -",- ,.'v...,..,....."."",.,...",.....,...~,~~....",,.,"_. '" .,~.~. ,",. ....... "... ..,. ,.. " ..... . .......... ..,. ,.,,,, ""'.V. .. ,..",.,.., ".",~m'."m.m.",..",",".m:m:'",.",".'M"'W''''.','' ,.,.,,,..,,.,,,,.,, ."~">.",""~ .",_,_ , A-I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 2,2007 I . 1 ' . .~.~ ~~L~_ ......~~ I~ "-:"r I;]~ I i;J QQ B II . II it ..... l LOCUST GROVE AD; . . - \ ... -, ~. . - ~.. - . .. ,- . .. - '.~ . - ~ , . II II i::-l n ~~ ~.~ .~.~. +1 ..... I . ~. I I i I : I I i .~ IllIg lit!; . ~ & ~...~~. ~. ~ .~ ~ ..~ ~ a ;or: ..~ ~ ,., Ii ~. ""l 'l1 c~ g ~'<~ i~ :: . i i~ ~' r' . fS ~ I..' / ACWO .. ........ ANNeXATION & REZONE $EC~8_T3NJ{fI: A-2 - ~e;'...,. 1l:i,'Ot~ PROJi!CT_NO.08281 ,. 10F1 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006 B. Required Findings from Unified Development Code 1. Armexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone all ofthe subject property to L-O. The Commission finds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, ofthe Staff Report. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; No development is proposed concurrent with the zoning map amendment. The Commission finds that future development of this property as a storm drain retention pond should comply with the established regulations and purpose statement of the L-O zone. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission [rods that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that 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 not limited to, school districts; and, The Commission finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation is in the best ofinterest ofthe City (UDC 11-5B-3.E). The Commission finds that the annexation and zoninl! of this property to L-O would be in the best interest of the City. B-1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006 C. Vicinity Map and Landscape Plan ll:i>..,J\, j ~' ~jJ1 . ~... 'I~,_ Ii .~~? ~:-'; .1!l~L:. ':f.J-~--.. i'..m""M ,~,~~ ~ T~~ . " L-1'~ ~II :Iv. '.-'''\ " -J ~T"- - - ,~iH ~!I m, ~..JI ~r-~ ~ . \ . T ~ I k../II . :: ". [: . .,_. '",-- I j I ...,:' il';;;;:;;::;'.rI"'- -.. '-- -'------. ~ "='=. _.~ -- '=!j.!:. 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