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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF BB@Ef~.EBE OF JANUARY 18, 2007
STAFF REPORT
TO:
FROM:
SUBJECT:
JAN 1 6 2007 ~! ..
Hearing Date: January 18, 200City Of~ <nv "" fli.. . ,
Planning & Zoning Commission CIty Cle e ~ 1. . - ""\
S W A . C. PI dna/tOt t,
o.nya atters,. ~soclate Ity anner I, .... ltJi\HO I
Jomt School Dlstnct No.2 Rezone (~..'
. RZ-06-0 14 "I~. TIm
Rezone of 15.58 acres from R-4 (Medium Low-Density Residential) to O~T
(Old Town), by Joint School District No.2.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Joint School District No.2, has applied for a Rezone (RZ) of 15.58 acres from R-4
(Medium Low-density Residential) to O-T (Old Town) for the property located at 911 N. Meridian Road.
The site is generally located on the northwest comer of N. Meridian Road and W. Pine Avenue in
Section 12, Township 3 North, Range 1 West. The applicant is requesting the subject property be rezoned
so that a portion of it may be sold as commercial/office property. This site currently contains
administrative offices for the Joint School District and Meridian Elementary School.
2. SUMMARY RECOMMENDATION
Staffrecommends approval ofRZ-06~014. as presented in the staff report for the hearing date of January
18. 2007 based on the Findings of Fact as listed in Exhibit C. Staff has included all comments and
recommended actions in the attached Exhibit A. NOTE: Because this is only a rezone application, and no
new development is being proposed, there are no conditions of approval.
3. PROPOSED MOTIONS
Approval
I move to recommend approval to the City Council of File Number RZ-06-014 as presented in the
staff report for the hearing date of January 18, 2007, and the with the following changes to the
staff report: (add any proposed modifications).
Denial
I move to recommend denial to the City Council of File Number RZ-06-0l4 as presented in the
staff report for the hearing date of January 18, 2007, for the following reasons: (you must state
specific reasons for denial. They should address how the applicant might re-do the application to
gain your recommendation for approval).
Continue
I move to continue the public hearing for File Number RZ-06-014 to (date certain) for the
following reason(s): (insert reason).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
911 N. Meridian Road (Northwest comer ofN. Meridian Road and W. Pine Avenue in
Section 12, Township 3 North, Range 1 West)
Parcel No.: R6066000205
b. Owner:
Joint School District No.2
Joint School District No.2 - RZ-06-014
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
911 N. Meridian Road
Meridian, Idaho 83642
c. Applicant:
Same as owner
d. Representative: Becky McKay, Engineering Solutions, LLP
e. Present Zoning: R-4 (Medium Low-density Residential)
f. Present Comprehensive Plan Designation: Old Town
g. Description of Applicant's Request: "The Joint School District No.2 is in the process of
relocating their Administrative Offices to another site. The school district will no longer have
need of the old Administrative Office facilities at 911 N. Meridian Road and would like to
offer the property for sale. The best use and value for the property is commercial and light
office. The existing R-4 zoning does not allow for these uses and therefore, the district
requests a change of zoning to an "Old Town" designation, which we understand will allow
for commercial uses." Please see applicant's submittal letter.
5. PROCESS FACTS
a. The subject application will in fact constitute a rezone as determined by City Ordinance. By
reason of the provisions ofunC 11-5B-3, a public hearing is required before the City Council
on this matter.
b. Newspaper notifications published on: January 1 st and January 15th, 2007
c. Radius notices mailed to properties within 300 feet on: December 21 s\ 2006
d. Applicant posted notice on site by: January 6th, 2007
6. LAND USE
a. Existing Land Use(s): Administrative Offices for the Joint School District No.2 and Meridian
Elementary School
b. Description of Character of Surrounding Area: Existing single~family dwellings and some
nearby commercial uses.
c. Adjacent Land Use and Zoning:
1. North: Existing medical office & single-family residences, zoned R-4
2. East: Existing single-family residences, zoned R-4 & O-T
3. South: Existing single-family residences, zoned R-4 & property zoned O-T
4. West: Existing single-family residences, zoned R-4
d. History of Previous Actions: A portion of the subject property was platted as part of Niday's
Addition Subdivision in 1903. The remainder ofthe property along the north boundary is un-
platted parcel ground.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This is an 8~inch main located within this property.
Location of water: There are water mains in both Meridian and Pine.
Joint School District No.2 - RZ-06-014 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
Issues or concerns: None
2. Vegetation; NA
3. Flood plain: NA
4. Canals/Ditches Irrigation: None
5. Hazards: None
6. Proposed Zoning: O-T
7. Size of Property: 15.58 acres
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 Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. No significant comments were
received from any agencies or departments. 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 Comprehensive Plan Future Land Use Map designates the property as "Old Town", and it is currently
zoned R-4. Old Town is defined as follows: "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
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 of the facing houses and buildings." Staff finds that the proposed
Rezone complies with the applicable provisions of the Comprehensive Plan and furthers the goals and
objectives set forth therein.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Please see UDC Table 11-2D-2 for a complete listing of
principal permitted (P), accessory (A), and conditional (C) or prohibited (-) uses within the
0- T district. A sample of permitted uses in the 0- T district include the following: churches,
group daycares, single-family dwellings, townhouses, duplexes, multi-family developments,
education institutions, financial institutions, healthcare of social services, personal or
professional services, restaurants, retail stores, and vertically integrated residential projects.
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 O-T 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 Pacts Leading to Staff Recommendation
Joint School District No.2 - RZ-06-014
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
REZONE ANALYSIS: The applicant is requesting a rezone of this property because the school
district is relocating their Administrative Offices to another site and will no longer need the
current facilities located on the subject property. They would like to sell the portion of the
property where the offices are located and an 0- T zoning designation would allow for future
commercial and light office uses. The applicant is also requesting a concurrent Property
Boundary Adjustment (PBA) for the property that will be considered at staff level, which
proposes to reduce the total number of lots to 4 from what was originally platted in 1903 with the
Niday's Addition Subdivision. A conceptual development plan has not been submitted with this
application. The School District is not planning on developing the property, rather they are
planning to retain the elementary school and sell the property fronting on N. Meridian Road and
W. Pine Avenue once it is re-zoned.
Based on the policies and goals contained in the Comprehensive Plan, staff believes that the
rezoning of this site to 0- T is in the best interest of the City. Please see Exhibit C for detailed
analysis offacts and findings.
The rezone legal description submitted with the application (prepared on November 14, 2006 by
Patrick Scheffler, PLS) shows the property within the existing corporate boundary of the City of
Meridian.
Sanitary sewer and water service: The current buildings are serviced by existing service lines
to the City of Meridian's domestic water and sewer systems. The condition of these services is
unknown at this time. The applicant will be responsible for all costs associated with any sewer
and water service extension or upgrade. Wells may only be used for non-domestic purposes
such as landscape irrigation.
Future Uses: If this property is rezoned to 0- T, all new construction and exterior modifications
on the site shall be subject to administrative design review in accordance with the Downtown
Meridian Design Guidelines. Any applications that do not meet the criteria in the Downtown
Meridian Design Guidelines shall be subject to a conditional use permit per UDC 11-2D-4. For
this reason, staff does not believe that additional design standards are necessary to be
placed in a Development Agreement with this rezone request.
Address: The site is currently addressed off of State Street, which the property does not have
frontage on; State Street exists across N. Meridian Road to the east of the site but only extends
to the section line of N. Meridian Road. This discrepancy could cause critical delays in
emergency vehicle response time to the site. The applicant should contact Tricia Bieren in
the Public Works Department at 898-5500 to request a change of address.
A Certificate of Zoning Compliance will be required for all new construction, alterations,
and/or the establishment of a new use per UDC 11-5B-IA.
All future re-development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development. 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.
b. Staff Recommendation: Staff recommends approval of RZ-06-014 for 911 N. Meridian
Road as presented in the staff report for the hearing date of January 18, 2007 based on the
Findings of Fact as listed in Exhibit C. 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)
Joint School District No. 2 - RZ-06-0 14
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
11. EXHmITS
A. Agency and Department Comments
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Services
B. Legal Description & Exhibit Map
C. Required Findings from Unified Development Code
Joint School District No.2 - RZ-06-014
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007
A. Agency and Department Comments
1. PLANNING DEPARTMENT
1.1 The legal description prepared by Patrick Scheffler, PLS, dated November 14, 2006 and
submitted with the application is accurate and meets the requirements of the City of Meridian and
State Tax Commission.
1.2 All future uses on this site should comply with the provisions of the Unified Development Code
in effect at the time of submittal.
2. PUBLIC WORKS DEPARTMENT
2.1 The current buildings are serviced by existing service lines to the City of Meridian's domestic
water and sewer systems. Upon re-development of this property new services or mains may need
to be installed.
3. FIRE DEPARTMENT
3.1 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.2. 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.
3.3 The applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection( s ).
3.4 The Fire Dept. has concerns about the addressing of the existing elementary school and the address
being visible from the street which the project is addressed off of. Please contact the Addressing
Specialist at 898-5500 to address this concern prior to the public hearing.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the application.
5. SANITARY SERVICE COMPANY
5.1 SSC has no comments related to this application.
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF JANUARY 18, 2007
B. Legal Description & Exhibit Map
.
IDAHO
SURVEY
GROUP
I-4S0 Ea5tWatl!l'tPWer 51.
SlJlte 150
~dla".lda"o 836-41
Pbone(2Q8)B46.8570
Fu. (208)884-51'19
Project No, 06-2615
November 14,2006
Descripti01l fo..
. 'Rezo1le to "Old Town"
JoiDt School Oilltrid No. Z
Being all of Bhx:b1, 6an4 7, and pmtionsof.Blricksl,3, 4,5 and S; Niday'SAddiliim;li$ filed
In Book 2 of I'iatS at Page 75, r(iCQrds of Ada County, Idaho, togcthcrv..ith 'Vacated streets and
aJleysllS vacated by the following documents recorded in the offICe of the County Recorder of
Ada County,Idaho: .lnli!rwnem No_ 252762 recorded in Book. 19 at.Page 563 of Miscellaneous
Re<:ords, Ins1fumein No. 247f<<l5 recorded in Book. 19 .atPagc 3.96, of Miscellaneous RecOr'ds,
Inllt:rumentNo~ 369171.recorded iill300k 2Sat Pilgel4 ofMiso~lIl11lroiil>R~s; Instrument
No~ 96101060 andmlltrUment No.8658134~ logcthenvith aparneloflandlocared in the South y,
oCtile Nort1:tCllst Y. of Section 12, To'Mlsbip 3. North, Range 1 West, Boise Meridllln, Boise. Ada
County, Idllho, more parlicullll'ly d""lIcribed as follows:
Beginning ala brnss\:iIp monumentmarJcirig the East 114 comer of llilid Seclion 12;
Theilce alongtbc mid-&eitlon line of said Section 12 North 89026'40" W c~l, 325.97 feet
to IS pointmarkingllle centerline inter:leCtion ofW. Pine Ave. and W, I" Street;
Thence along said centerline o.fW. 1" Strc.et North 00023 'Oil" East. lJ8J)() teet;
Thence <kpll1"tirig said centerline North 89026'40" We.'ll, 150.47 feet to a pOlIit on.thc
East right-of-way of a public alley, said point also marking thc Northwest comer.of Lot 3, Block
2 of said Niday's Addition;
T'hCilcc liIong !laid rigbt-of"wily of tlreKorth 00023'33" r~t, 90.00 filet;
Thence North 89"26'40" West. 196.47 teet to a point on the West right--of-way ofW'. 2'~
Street said point also.markitig the Northeast comer-of Lot 6, Block 3 of said Nilbtyil! Additi<m;
Thence North OQ"24'OI".f.ast, 4.00 ftet;
'rhrnce North 89"'26'40" West. U9.72.feet;
Thence Soulb 00"2S'SO" Wes!, 4~OO feet to.a point Iyingpnthe East right-of:;wayof a
pubhc alley, said point also marking the Northwest.comer of Lot 6, Block 3ofsaldNiday~s
Addition;
Thence North 89"26'38" West, 155, f)leet to a pQirtt that bears Soulb.S9"26'3S" EUlIt,
10.59 leetfi'om the centerline ofW. 3"' Street; ...
Thence North 23"19'23" West, 31.04 -feel;.
Professlon.al Land Surveyors
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007
Thence North 66<>53'SS"West, 135.79 fuet;
alley;
Thence North 89"26 '2,2" West, 22.65 feet to 0 pOint on the E;u;t right~or-way of llpubllc
Thence along said right-of-way NortbQO"3J'29" East. 353.58 [ect 10 apolnt tnaTkinllbc
intersecnon of the Eastright-of-way of said public alley and the ccnterl1ne of ~acated CMlton
Ave.; .. ..
Thence North 00026' 18" F.ast, 220.22 feet to a 5/8" rebar lying on the South houndary.of
Frost Addition. as filed in Book. 12 of Plats lit Page 674, rec6r(b l)f Ada CoUnty, Idaho;
Thence. along said SOuth bOundary Soutb:89Q25'04'; .East, 791 .24 feet to a paint lying on
the centerlmeofW. lOt StTc:et;
Thence along said ecntetlii1e South 00"28' 10" West,2J9.77 feeuoa paint nwking the
ceniCrlineintersection of W, 1'1 Street arid. Garlton Ave.; ..
Thern:ealong said Carlton Ave. .ceIiteiline South 89"27'02" East, 148-;Q~ feet;
Thence South QOl>23 '23" West, 326.03 feet to'o 5/8" rebar:
ThenceSoi1th ll.9"26'52" East. 168.01 (eeUo a pomtlying.on the East sectio'nbne:ofsaid
Section 12,
Thence along said East semien line: South OOl>2:l'37" WC8t, 336-.11 fcetlo the Point of
Beginning, Containing 15.58 lic..-res, more or les.s.
Prepared By:
idaho Survey Group,P,C.
Patrick J. Scheffler, PLS
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",pu8\.JCo
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Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
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LEGEND
- - - -PROPERTY BOUNDARY LINE
----LOT LINE
RIGHT-OF---'WAY UNE
CENTERLINE
SCALE: 1" = 200'
EXJ1,B1TORAVVlNG FOR
MERIDIAN JOINT SCHOOL DISTRict NCl. 2
ZONE CHANGE TO "OLD TOWN" ZONING
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007
C. 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:
1. 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 fmds that the
proposed zoning map amendment complies with the applicable provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of
the Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff fmds that a variety of residential, commercial, and office uses are permitted within
the requested zoning district of O-T. Further, staff finds that the rezone of the subject
property to O-T will encourage revitalization and growth within the city center.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff fmds 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 fmding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff fmds 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 C