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HomeMy WebLinkAboutJanuary 18, 2007 PZ Comm Meridian Planning & Zoning Commission January 18, 2007 Page 4 of 40 will open the next item. Basically, the first thing we do is we ask the staff to make their presentation of each project from their perspective and what they will do is they will take a look at the project as it applies to the UDC and to the Comprehensive Plan. They will make a recommendation to the Commission based upon their findings. Once the staff has given their presentation, then, the applicant, then, has an opportunity to make their presentation. Basically, that's their sales pitch. And once those two presentations have been concluded, then, we will open it up to the public. The public will each have three minutes to speak and if, in fact, there is an individual that's speaking for a larger group, we will give some leeway there, but once that portion of the presentation is completed, then, the applicant will, then, have an opportunity to come back up and speak to those items that have been brought up by the concerned public. Once that process is done, we will close the Public Hearing and, hopefully, be able to render a decision or if not enough information, then, we will have to continue to a later date. But that's the procedure and when each of you come up and speak, if -- you need to state your name and address for the record before testimony begins. Item 7: Public Hearing: RZ 06-013 Request for a Rezone of .43 acres from an R-8 to an 0- T zone for Valley Shepherd Church of the Nazarene Property by Paradigm Real Estate Holding - 39 W. Pine Avenue: Rohm: So, with that being said, we will start with the next item on the agenda and that's at this time I'd like to open the Public Hearing on RZ 06-013 for Shepherd -- Valley Shepherd Church of the Nazarene property and begin with the staff report. Lucas: Thank you, Mr. Chair, Commissioners. I'd like to just begin -- the title of this hearing is a little bit confusing. It is called the Valley Shepherd Church, but as you can see on the presentation I put 39 West Pine, because this isn't referencing -- this isn't referencing the actual Valley Shepherd Church, it's a piece of property that the church owns or is in the process of selling and that's why it's going through this process to be rezoned. There is a -- it's changing hands and so it doesn't really involve the church at all, it's just a matter of the name of the project happens to be that. It's actually an existing home that the church owned and used for their purposes and no longer will do so. With that said, the subject property is located at 39 West Pine here in -- and it's approximately .43 acres in size. Very close to Meridian Road. Just to give you a little bit of the surrounding area, to the north is the -- is, obviously, Pine Avenue and this area right here is the Meridian Elementary School and all of that area is zoned R-4. To the east this parcel right here is -- is an approved office use. It was approved through a Conditional Use Permit. It, actually, hasn't been developed as that yet, but it has OT zoning and has a Conditional Use Permit approval for an office use on that site. To the south are single family -- single family homes, along with to the west you have West 1 st Street and also more single family homes. As stated earlier, this application is for a request to rezone this property, the subject, from R-8 to OT to allow for an office use on this site. We can move onto the aerial photograph, which gives us a different view of it. The applicant is proposing through this application -- let me go to the concept plan, which will help us. Basically, to redevelop this site using the existing structure, so there will be no modification to the existing building footprint, but there will be some Meridian Planning & Zoning Commission January 18, 2007 Page 5 of 40 modification to the site as you can see. One of the main modifications is an addition of the driveway, which is located here, is proposed to be relocated through the concept plan provided by the applicant to the eastern corner of the site and the applicant is also proposing to locate some diagonal parking to be used by this -- by this proposed office building. And the diagonal parking, the interesting thing about that is it's located partially within the right of way. At first staff was a little bit concerned about that, but after it was reviewed by ACHD, they gave their approval and staff is also supportive of this parking layout with a small parking lot here and some parking located within the right of way. Staff views it as kind of a unique solution to the parking problem that we really have downtown and it's a unique solution, because it -- it really -- the flexibility of ACHD to allow some parking within their right of way. The proposal is consistent with the Comprehensive Plan, because currently this parcel is designated -- or this lot is designated as Old Town on the Comprehensive Plan and so the applicant is simply requesting that designation, which is consistent, and the concept plan appears to be consistent with the Unified Development Code also. There is a development agreement proposed to be associated with this project and some of the special considerations that are called out in the development agreement are, first, that in the future any exterior modifications or enlargement of this structure need to be consistent with the downtown Meridian design guidelines, which kind of govern development in the Old Town district. Second, the applicant really should only -- should be restricted to that -- only that one access off of Pine Street. Third, we are requesting that the applicant provide a 20 foot landscape buffer along Pine Street, which is classified as a minor arterial street. That's not really usual in the Old Town district, but because they are using the existing building, staff thought it was appropriate to try to remain consistent with other development along Pine and include that buffer. If, in deed, this were to redevelop in the future and they wanted to place a building within that area, which would be allowed in the Old Town District that would be allowed also through the development agreement. And, lastly, the applicant is going to be required to submit a certificate of zoning compliance to make sure that the occupancy changes is done correctly. Other than that, staff is supportive of this project and recommends approval of by the Commission. And I'll stand for any questions. Rohm: Thank you. Any questions of staff? Siddoway: Mr. Chairman? Rohm: Commissioner Siddoway. Siddoway: One question, Justin. The existing driveway on the approved office lot to the -- just to the east of it, is it just on the other side of that property line? Lucas: I believe so. It is just on the other side. There was some issues -- I did a little research on that and there turned out to be some issues with a utility pole that's kind of existing right here and there is some guy wires that make kind of doing a shared access or a cross-access just not very feasible on this site. The applicant also looked at it and I did a site check and did verify that with the way it's currently situated it makes it very Meridian Planning & Zoning Commission January 18, 2007 Page 6 of 40 difficult to link those two access points and that's why we went ahead and said it would be okay to allow that driveway there and ACHD I think did the same research and found the same thing. Really, in the future to redevelop that whole area you would have to have multiple parcels come together and take care of that utility issue. Siddoway: Thank you. Rohm: Okay. Would the applicant like to come forward, please? McCallister: Mr. Chair, Commissioners, Gary McCallister, 702 West Idaho Street, Boise, Idaho. We are in concurrence with the staff report and in agreement with the development agreement. Don't have any issues. Rohm: Wow. Thank you. There is nobody that has signed up to testify to this application, but the floor is still open. If someone would like to testify now is that time. Seeing none -- Siddoway: Mr. Chairman, I move to close the Public Hearing. Moe: Second. Rohm: It's been moved and seconded to close the Public Hearing on RZ 06-013. All those in favor say aye. Opposed same sign? Motion carries. MOTION CARRIED: ALL AYES. Borup: Mr. Chairman, after considering all staff and applicant 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 18th. End of motion. Moe: Second. Rohm: It's been moved and seconded to forward onto City Council recommending approval of RZ 06-013. All those in favor say aye. Opposed same sign? Motion carries. MOTION CARRIED: ALL AYES. Item 8: Public Hearing: RZ 06-014 Request for a Rezone of 15.58 acres from an R-4 zone to an 0- T zone for Joint School District No.2 by Joint School District NO.2 - 911 N. Meridian Road: Rohm: At this time I'd like to open the Public Hearing on RZ 06-014 related to the School District No.2 and begin with the staff report.