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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
STAFF REPORT
TO:
FROM:
Hearing Date: 1/18/2007
Planning & Zoning Commission
Justin Lucas, Associate City Planner
884-5533
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RE-eE'IVE Valley Shepherd Church (39 W. Pine) Rezone
. RZ-06-0 13
JAN 1 2 2007
City Of Meridian
City Clerk Office
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Paradigm Real Estate Holding, has applied for a Rezone (RZ) of 0.43 acres from R-8
(Medium Density Residential) to O-T (Old Town). The Applicant intends to convert the existing home
on the site to a professional office, which is not an allowed use in the existing R-8 zone, but would be
allowed within the proposed 0- T zone. The subj ect property is located at the southeast comer of Pine
Street and West 151 Street in Section 12, Township 3 North, Range 1 West, H.M. The subject property is
composed of one parcel currently referenced as Assessor's Parcel Number R9323750021. The site
contains one exiting home that is. currently owned and used by the Valley Shepherd Church. The existing
home is proposed to be converted to a professional office as shown on the concept plan. This property is
within the Urban Service Planning Area and the corporate boundaries of the City of Meridian.
The applicant has submitted a conceptual site plan for this site. The applicant is proposing to make site
improvements 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, landscaping, and compliance with the Downtown Design
Guidelines.
Rezone of 0.43 acres from R-8 (Medium Density Residential) to O-T (Old
Town)
2. SUMMARY RECOMMENDATION
Staff recommends approval of RZ-06-013, as presented in the staff report for the hearing date of
January 18, 2007, based on the Findings of Fact as listed in Exhibit D and subject to the
Development Agreement provisions proposed in Section 10.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Number RZ-06-013 as presented in the staff report for the hearing date of
January 18, 2007, with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Number RZ-06-013 as presented during the hearing on January 18, 2007, for
the following reasons: (State specific reasons for denial of the annexation and/or preliminary plat
request. )
Continuance
Exhibit A
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAPF REPORT FOR THE HEARING DATE OF JANUARY 18,2007
After considering all staff, applicant and public testimony, I move to continue File Number RZ-
06-013 to the hearing date of (insert continued hearing date here) for the following reason(s):
(State specific reason(s) for a continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
39 W. Pine Street
Section 12, T3N, R1 W
b. Owner:
Valley Shepherd Church of the Nazarene
39 W. Pine Street
Meridian, ill 83642
c. Applicant:
Paradigm Real Estate Holding
12058 Le Grange
Boise, ill 83709
c. Representative: Garry McAllister
d. Present Zoning: R-8
e. Present Comprehensive Plan Designation: Old Town
f. Applicant's Statement/Justification:
The proposal is to rezone the subject property to Old Town and the use to Professional Office.
The property will be remodeled inside and outside to meet the city code and zone
requirements.
5. PROCESS FACTS
a. The subject application will, in fact, constitute a rezone as detennined 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: January l5\ and January 15th, 2007
c. Radius notices mailed to properties within 300 feet on: December 215\ 2006
d. Applicant posted notice on site by: January 8th, 2006
6. LAND USE
a. Existing Land Use(s): Single family residential/Church use
b. Description of Character of Surrounding Area: This site is located near the downtown core of
Meridian. There are various uses in this area included offices, retail, residential, and an
elementary school.
c. Adjacent Land Use and Zoning
1. North: Pine Avenue and Meridian Elementary School, zoned R-4
2. East: Office Use, zoned O-T
Exhibit A
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007
3. South: Single Family Home, zoned R-8
4. West: W. 1 st Street and Single Family Home, zoned R-8
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: This building is already serviced.
Location of water: This building is already serviced.
Issues or concerns: None.
2. Vegetation: There are some existing trees on the site that may need to be protected or
mitigated for if removed.
3. Floodplain: N/ A
4. CanalslDitches Irrigation: N/ A
5. Hazards: N/A
6. Proposed Zoning: O-T
7. Size of Property: 0.43 acres
f. Summary of Proposed Streets and/or Access:
As shown on the concept plan, the applicant is proposing to have one direct access to Pine
Street and five diagonal parking stalls on W.l st Street that will be placed partially within
ACHD right-of-way. ACHD has provided comments regarding the proposed access point and
parking. In the comments provided, ACHD appears to have no major objection to the access
point and parking proposed, as long as the applicant enters into license agreement with ACHD
for the parking located within the right-of-way. Staff is also supportive of the access point and
parking as proposed by the applicant. Although diagonal parking that is directly accessed from
the street is not a standard design, staff believes that it can work in this situation due to the
location and low traffic volumes along W 1 st Street. Staff is also supportive of the single
access point to Pine and believes that maximum of one public street access should be allowed
into this property (as/if allowed/approved by ACHD).
7. COMMENTS MEETING
On December 29,2006, Planning Staff held an agency COmments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Public Works
Department, and the Sanitary Services Company. Staff has included all comments and recommended
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 "Old Town." The
Comprehensive Plan defmes the Old Town district as: "This includes the historic downtown and the true
community center. Uses would include offices, retail and lodging, theatres, restaurants, and service retail
for surrounding residents and visitors. A variety of residential uses could include reuse of existing
buildings for residential uses, new construction of multi-family residential over ground floor retail or
office uses. In order to provide and accommodate preservation of the historical character, specific design
requirements may be imposed. Pedestrian amenities would be emphasized. Public investment to ensure
that Old Town becomes a centralized activity center with public, cultural, and recreational structures
Exhibit A
PAGE 3
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
would be encouraged. 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 ofthe facing houses and buildings." The applicant is requesting to
rezone this property to O-T, which is consistent with the comprehensive plan designation for this 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 V, Goal II, Objective A, Action 3 - "Support compatible uses which will attract a high
daytime and nighttime population to the downtown area."
Converting the subject property to 0- T and allowing more intense uses such as professional offices
to locate on this property will increase the viability of the downtown area as an office and retail
district that attracts a higher daytime population.
· Chapter VII, Goal IV, Objective D, Action 2 - "Restrict curb cuts and access points on
collectors and arterial streets."
As proposed in the applicant's concept plan only one access point will be allowed into this property
off of Pine, which is classified as a minor arterial. There is currently an existing access point into
this site from Pine. The proposed access point will not increase the number of accesses that this
property currently has onto Pine Avenue.
9. ZONING ORDINANCE
a. Allowed Uses in Traditional Neighborhood Districts: UDC Table 11-2D-l lists the permitted,
accessory, and conditional uses in the Traditional Neighborhood districts. Personal or professional
services are principally permitted in the 0- T zone. .
b. Purpose Statement of Zone: The purpose of the 0- T District is to accommodate and encourage
further intensification of the historical city center in accord with the Meridian Comprehensive Plan.
The intent of the OT District is to delineate a centralized activity center and to encourage its
renewal, revitalization and growth as the public, quasi.public, cultural, financial and recreational
center of the City. Public and quasi-public uses integrated with general business, and medium-high
to high-density residential is encouraged to provide the appropriate mix and intensity of activities
necessary to establish a truly urban city center.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
REZONING ANALYSIS:
The applicant's request to rezone the property to O-T is generally compatible with the surrounding
land uses. The property to the west received approval for a similar rezone from R-8 to O-T in early
2005 (Monson Rezone, RZ-05-001). The O-T district is designed for a mix of uses such as
residential, office and retail. The conversion of this property to professional office space will help
to enhance the diversity of the Old Town area and help to create a downtown that provides jobs and
services to the residents of Meridian.
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 R-8 to O.T is justifiable. Please see Exhibit D for
detailed analysis of the required facts and findings for rezoning.
Exhibit A
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007
The legal description for rezoning submitted with the application (prepared on November I, 2006,
by John T. Eddy, PLS) shows the property within the existing corporate boundary of the City of
Meridian.
1. Concept 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:
Exhibit A
.
Access: There is one proposed access point into this site from Pine Avenue, shown on
the concept plan. Staff is supportive of the proposed single access point. No other public
street access should be permitted with this development. The specific location of the
proposed access should be approved by the Ada County Highway District.
Parking: The total square footage of the proposed office building is approximately 3,500
square feet (including 755 square foot garage which will be converted to offices). UDC
11- 3C-6B requires one parking space for every 500 square feet of gross floor area. Using
that calculation the applicant is required to provide seven parking spaces on this site. The
applicant is proposing eight parking spaces (three standard and five diagonal spaces
located partially in the right of way) which meets this requirement. Although the diagonal
spaces located partially in the right of way are not standard practice, staff believes that
these spaces are a good solution to the parking problem that often arises on small
redevelopment sites such as this.
Landscaping: The Downtown Meridian Design Guidelines, which govern development
in the 0- T district, do not require street landscape buffers. The Guidelines were designed
primarily for new construction in the downtown core where new buildings are required to
be brought to the edge of sidewalk and essentially have no front setback. The subject
concept plan only proposes to convert the existing residence to an office building and
therefore is not required to pull the building to the back of sidewalk as would be required
if new construction was proposed. Because this property has frontage along Pine, which
is projected to operate as a minor arterial, (see COMPASS Functional Classification Map,
preliminarily approved on March 20, 2006) and the building is to remain in its current
location, staff believes that requiring some landscaping between the existing building and
Pine would be beneficial, until the existing structure is removed or modified. At such
time the proposal should be consistent with the Guidelines and the UDC. Due to the
location of the existing building staff believes that a 20 foot wide landscape buffer
designed in accordance with UDC 11-3B-7 should be provided along Pine Avenue for
this project. All parking lot landscaping should comply with UDC ll-3B-8.
Cross Access: Staff considered requiring the applicant to provide a cross access driveway
to the neighboring property to the east which is also zoned O-T. Upon further analysis it
became clear that providing cross access to this parcel was not feasible due to an existing
utility pole that runs along the eastern property line.
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
provisions in the development agreement (see below) are complied with, Staff will
require the applicant to obtain CZC approval from the Planning Department prior to site
development, where all site and landscaping improvements must be installed prior to
occupancy.
.
.
.
.
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007
2. Staff recommends that a Development Agreement (DA) be required as part of rezoning 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 by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
· All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
. 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 O-T 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 prior to the conversion of the existing home to an
office use.
· Any exterior modifications or new construction shall be subject to the standards outlined
in the Downtown Meridian Design Guidelines.
. The applicant shall be allowed to construct only one driveway access to Pine Avenue, at a
location to be approved by the Ada county Highway District (ACHD). No other public
street access to Pine Avenue will be permitted to this site.
· The applicant shall construct, at minimum, a 20-foot wide landscape buffer along Pine
Avenue. At such time as the existing structure is removed or structurally altered, the
landscaping may be removed as the Downtown Design Guidelines and the 0- T District
Regulations of the UDC do not currently require street buffers along Pine.
. The site shall be developed in general compliance with the concept plan submitted by the
applicant (no date).
. The applicant shall complete all required improvements prior to obtaining a Certificate of
Occupancy for the proposed development.
b. Staff Recommendation: Staff recommends approval of the proposed rezone (RZ-06-013),
subject to the Development Agreement provisions listed above.
11. EXHmITS
A. Drawings
1. Vicinity / Current Zoning Map
2. Conceptual Site Plan
B. Agency Comments
1. Planning Department
2. Fire Department
3. Police Department
4. Ada County Highway District
C. Legal Description
D. Required Findings from Unified Development Code
Exhibit A
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAPF REPORT FOR THE HEARING DATE OF JANUARY 18,2007
A. Drawings
l. Vicinity / Current Zoning Map
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PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007
2. Conceptual Site Plan
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007
B. Agency Comments
1. PLANNING DEPARTMENT
1.1 The rezoning legal description submitted with the application (stamped on November 1,2006, by
John T. Eddy, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
1.2 Prior to re-zone ordinance approval, the applicant shall enter into a Development Agreement with
the city. See section 10 above for analysis and comments.
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 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above fInish grade.
g. Fire 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 proj ect.
2.3 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
2.4 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
2.5 Maintain a separation of 5' from the building to the dumpster enclosure.
2.6 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
2.7 Provide exterior egress lighting as required by the International Building & Fire Codes.
2.8 Where a portion 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
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.l.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007
b. For buildings equipped throughout with an approved automatic sprinkler system installed
in accordance with Section 903.3.1.l or 903.3.1.2, the distance requirement shall be 600
feet (183 m).
3. POLICE DEPARTMENT
3.l The Police Department has no concerns related to the site design submitted with the application.
4. ADA COUNTY HIGHWAY DISTRICT
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).
4.1 Widen the pavement on 1 st Street 30 to 35 -feet from the centerline of the roadway to the back of
curb to accommodate 5 diagonal parking stalls on the public street.
4.2 Coordinate the design of the 45 degree diagonal on street parking with District Traffic Services
staff.
4.3 Enter into a license agreement (encompassing a hold harmless agreement) with the District for the
diagonal parking located within the right-of-way. An annual fee may be required for the license
agreement.
4.4 Construct curb, gutter, and 5-foot attached concrete sidewalk abutting the site on 1 st Street.
Construct vertical curb, gutter, and 5-foot attached concrete sidewalk along in inside of the
diagonal parking area to make a clear distinction between the parking and sidewalk.
4.5 Construct one driveway to intersect Pine Street located approximately 5-feet west of the east
property line (measures property line to near edge), as proposed.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
C. Legal Description
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November 1, 2006
Project: Garland Risner
MERIDiAN PiJ8L:C
Vl'CRKS DE"T
ANNEXATION DESCRIPTION
TO INCLUDE THE CENTERLINE OF WEST PINE AVE. AND
WEST FIRST STREET ADJACENT TO SUBJECT PROPERTY
FOR GARLAND RISNER
BEING THE WEST 1/2 OF LOT 1, BLOCK 1
OF THE WEST VIEW ADDITION TO MERIDIAN
LOCATED IN THE NORTH 1/2 OF THE SOUTHEAST 1/4
SECTION 12
T.3N.,R.IW., B.M.,
CITY OF MERIDIAN, ADA COUNTY, IDAHO
A parcel of land being the West 1/2 of Lot 1, Block 1, of
West view Addition to Meridian to include to the centerline of West
Pine Ave. and to the centerline of West First Street adjacent to
subject property, as recorded in the Ada County Court House, Boise,
Idaho, and more particularly described as follows:
Beginning at a brass cap marking the East 1/4 corner of
section 12, T.3N.,R.1W., B.M., city of Meridian, Ada County, Idaho,
which is also the centerline of Meridian Street and centerline of
West Pine Ave.;
thence North 89"24'44" West 162.89 feet along the
northerly boundary of said Southeast 1/4, section 12, which is also
the centerline of West pine Ave. to a point, said point being the
REAL POINT OF BEGINNING;
thence continuing along said centerline 163.02 feet to a
2-inch aluminum cap marked centerline of West pine Ave.and West
First St.
thence leaving said centerline of West Pine AVe. South
0'28'51" West 114.57 feet along the centerline of West First St. to
a point;
thence leaving said easterly boundary South 89.21'36"
East 162.65 feet along the southerly boundary of the said West 1/2
of the said Lot 1, Block 1 to an iron pin marking the southeasterly
corner of said West 1/2 of Lot 1, Block 1;
thence leaving said southerly boundary North 0"38'03"
East 114.69 feet to the point of beginning.
SUBJECT TO:
All existing easements and road rights-of-way of record
or appearing on the above d sc . reel of land.
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PLS 972
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of JANUARY 18, 2007
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Exhibit C
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
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 O-T. Staff finds 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 finds that professional offices are permitted within the requested zoning district of 0- T. Staff
believes that the existing parcels in the area have already developed in a nature that is hannonious
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 hannonious with, and appropriate
in appearance with, the existing and intended character of the surrounding area, if the applicant
enters into a development agreement with the City. Staff recommends that the Commission and
Council rely on staffs analysis, public testimony received and any comments 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 health, safety,
or welfare. Staff does not anticipate the proposed rezone and subsequent uses will create excessive
traffic, noise, smoke, fumes, glare, or odors. Staff recommends 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 providing public services within the City including, but not limited
to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact upon the
delivery of services by any political subdivision providing services to this site.
Exhibit D