HomeMy WebLinkAboutJoint School Distr No 2 Recommendations
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARV 20, 2007
SUBJECT:
Hearing Date: February 20,2007
Mayor & City Council
Sonya Watters, Associate City Planner
(208) 884-5533
Joint School District No.2 Rezone
,1
o(,Grldi~ \
\ ... IfJ,\HO )~
~ ~.
~,
STAFF REPORT
TO:
FROM:
. RZ-06-0 14
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 RA
(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 corner 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
Staff recommends approval of RZ-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.
The Meridian Plannin!! and Zonin2 Commission heard this item on January 18. 2007. At the
public hearin2 they moved to recommend approval.
a. Summary of Commission Public Bearin2:
i. In favor: Shari Stiles (applicant's representative)
ii. In opposition: None
iii. Commentin2: Wendell Bi2ham. Joint School District No.2 (applicant)
iv. Staffpresentin2 application: Sonya Watters
v. Other staff commentine on application: None
b. Key Issues of Discussion by Commission:
i. The relocation of the old Pine Street schoolhouse on the elementary school
site:
n. A chan2e in address for the elementary school from State Street to W. 1st
Street:
c. Key Commission Chan2es to Staff Recommendation:
i. Require a Development A!!reement IDA) for the subject property:
ii. Include in the DA. that the old schoolhouse be moved and maintained on the
Meridian Elementarv School parcel prior to development of the parcel on
the northwest corner ofW. Pine Avenue & N. Meridian Road:
iii. Include in the DA. that the re-addressin2 of Meridian Elementary be
worked out with emer2ency services and Plannin!! Staff with the address
chan!!e needin!! to happen after school lets out the summer of 2007. prior to
school resumin2 in the fall of 2007.
d. Outstandin2 Issue(s) for City Council:
i. None
Joint School District No.2 - RZ-06-014
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARV 20,2007
3. PROPOSED MOTIONS
Approval
I move to approve File Number RZ-06-0 14 as presented in the staff report for the hearing date of
February 20,2007, with the following changes to the staff report: (add any proposed
modifications) .
Denial
I move to deny File Number RZ-06-0l4 as presented during the hearing on February 20, 2007,
for the following reasons: (you should 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 corner 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
911 N. Meridian Road
Meridian, Idaho 83642
c. Applicant:
Same as owner
d. Representative: Recky 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 ofthe provisions ofUDC 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 (Commission);
Joint School District No.2 - RZ-06-014
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20, 2007
January 29th. 2007 and February 12th. 2007 (City Council)
c. Radius notices mailed to properties within 300 feet on: December 21 sr, 2006 (Commission);
January 26th, 2007 (Citv Council)
d. Applicant posted notice on site by: January 6th, 2007; February 10th. 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 RA
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 ofthe subject property was platted as part of Niday's
Addition Subdivision in 1903. The remainder of the 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.
Issues or concerns : None
2. Vegetation: NA
3. Flood plain: NA
4. Canals/Ditches Irrigation: None
5. Hazards: None
6. Proposed Zoning: 0- 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 defmed as follows: "This includes the historic downtown and the true
community center. Uses would include offices, retail and lodging, theatres, restaurants, and service retail
Joint School District No.2 - RZ-06-014
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARV 20, 2007
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 fmds 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
O-T district. A sample of permitted uses in the O-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 Facts Leading to Staff Recommendation
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 a-Tis in the best interest of the City. Please see Exhibit C for detailed
analysis of facts 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
Joint School District No.2 - RZ-06-0 14
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20, 2007
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 ofRZ-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).
The Meridian Plannin2 and Zonin2 Commission heard this item on Januarv 18. 2007. At the
public hearin2 they moved to recommend approval.
11. EXHmlTS
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
CITV OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20, 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.
1.3 Prior to the rezone ordinance approval. a Development A2reement (DA) shall be entered
into between the City of Meridian and the property owner (at the time of rezone ordinance
adoption). The applicant shall contact the Citv Attornev. Bill Narv. at 888-4433 to initiate this
process within 6 months ofCitv Council approval of the annexation request. The DA shall
incorporate the followin2:
· The old schoolhouse buildin2 on this site shall be moved and maintained on the
Meridian Elementarv School Darcel prior to development of the parcel on the northwest
corner ofW. Pine Avenue and N. Meridian Road.
· The re-addressin2 of Meridian Elementarv shall be coordinated with emer2encv
services and Plannin2 Staff with the address chan2e happenine: after school lets out for
the summer of 2007. prior to school resumin2 in the fall of 2007. Contact Tricia Shindle
in the Public Works Department (898-5500) for specific addressine: details and
reauirements.
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 fITe-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.
s. SANITARY SERVICE COMPANY
5.1 SSC has no comments related to this application.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20, 2007
B. Legal Description & Exhibit Map
.
IDAHO
SURVEY
GROUP
1'150 EastWate~,.St,
Suite 150
Meridlan,ldanQ 83641
Phon,=(208) &46-8570
Fax (208).884.5399
Project No. 06-268
November i4, .2006
DeSCriptiUD for
RezoDe to "Old Tuwa"
Jolat Sc-,lIool District Nil. 2
Betng all of Blocks 1, 6 and 7, arid portions of Blocks 2, 3, 4.5 and ll. Niday's Addiiion,as filed
in Book2 of Plats at Page 75, re<:Gnis of Ada County, Idaho, together with vlIcatedstreets and
aile)':'! as vacatwb)' the followmg documenb recorded In the office oCtile County Recordcrof
Ada County, Idaho: Instrument No. 252762 recorded in Book 19 at l'agc563 of Miscellaneous
Records. InstnuneiltNo, 247805 recorded in Book. 19 at Page 396. of MisCellaneous Records,
Instrument No. 369171 recorded in Book 28 at Page 14 of Miscellaneous Ri:corus, Instromerit
No. 96101060 Md Instrument No. 8658134; together with a parcel otJand located in the South y,
of the Nonhea~1 V. of Section 12, Township 3 North, Range I West, BoiscMendian, .BOIse, Ada
County, Id8ho, more particularly des(:ribcd as follows:
Begt.lIing at II brass cap monuIl'ientmarking the East 114 comer of said Scctj.on 12;
Thence along the mid-aection lincof said Section 12 North 89"26'40" Wcst,325~9i feet
to II point markmg the centerline intersection ofW. Pin~ Ave, and W. I'. Street;
Thence along said centerline MW. I" Str~t North 00"23 'OIl" F.ast, 13!!.00 feet;
Thl."IIce departing llllid centerline North 89026'40" West, 150.47 recite a point on.thc.
Ellst right-of-WlIY ofa public alley, said point also markmg the Nonhwest comcrofLm 3. Block
2 ofsaid Niday's Addition; .
Thence lilong said right-of-way of the Noith 00023 '33" East. 90.00 feet;
Thence North 89"26'40.' West, 196.47 feet to a point on the West right-of~way of 'iN, 2'"
Street said point aloo marlung the Northeast comer of Lot 6, Block 3 of :;.aid Niday's Addition:
. Thence North 00"24'0 I" East, 4.00 feet;
'rhl'rloe North 89026'40" West, 119.72 feet;
Thence South 00"28'50" West, 4,00 feet to a poilit lying on the East righl-of.w~y ofa
pubhc alley, said point abo miukingthe Northwest corrier of Lot 6, Block3 of said Niday's
Addition;
Thence North 89"26'3S" West, 155.13 feet to a pointthat bean South 89026'38" East,
10.59 .fcd from the centerline DfW,)n1 Street; ..
Thence NOrth 23"19'2)." West, 31.04 feel;
Pro f e s s Ion a I La n d 5 u rv ey 0 rs
Exhibit B
CITV OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
Thence North 66053'S8" West, 135.79 foet;
alley;
Thence NOrth 89l>26':!2" West;. 2t.65 feel to a point on the East right-or-way 9f a public
Thence- along said right-of"-way North 00"33'29" East. 353.58 feet loa pornt marking tbe
iritersection of the East right-of.;way of said public alley and the c.i;nl:er:line of v~cated Carlton
Ave.~
Thence North 00026' 1 S" F.a.st, 220_22 feet to a. Slfr' rebar lying on the Southhoundary.of
Frost Additjon, as filed in Book 12 of Plats at Page 674, rc;cordsof Ada County, Idaho;
. .
Thence alOng said South bOundary South 89"25'04" East. 791.24 fcd tb a pOint lying Qn.
the centerlme ofW. tot SlIce!;
Thence along said centedjne South 00028'10" West; 219_77 feet to a pojnt marking the
centci'lineinterliection ofW. l'LStreet and Carlton Ave.; ..
Thence along said Carlton Ave. centerline South 89027'02" East, 148.03 fecI;
Thence South 00"23'23" West, 326.Q3 feet to a 5/8" rebar;
Thence South S9026'S2" East. 168.01 fed to a pomt lying on the East section line-of said
Section 12;
Thence along said East sectlon line South 00"23'31" West, 336~11 feet to the POlnt of
Beginning, Containing 15.58 acres, more or less.
PrePared By:
Idaho Survey Group, P.e.
Patrick J. Scheffler, l'LS
~.r~Vjl,L
6't:J.L~
t4t ? 7 2000
(It PIS6t.\c;
....E.R\O\~50EP1,
wORn
Exhibit B
CITV OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARV 20, 2007
I
1;:"
q;~~~
2 :' .~ ij ~>:r
MERICIAN PUBLIC
w'J~KSOEPT.
f
-- - - - - - ~~lQ'U.}REE1___~ _ _.__ _ ~_ __
I
I
I
,
.I
&il
?E'
~
I
I ..
j
(I,)
._--1_--
o
- ~
."..__..._.~
d!~: ; ---(I; ... I @J i
.. _I." ."._ ~ ._."__ _ -..._.1,--...
I{ W. PlNE A Yr.,
L_ _ --....L _.._...
LA
r~~~
. :...5
;-L6
L7
Ul
Lg
L 10
-~!~IN"E. rA8LE ___ _~~ ""
LENG7'H BE ARING
. 3800 N 00'23'08" E
\50,47 N 69'26'40. W
90.00- --- - N OO.23'33~ [--'
196.4" -".'", 89'26'40" W !
4.00----.- 0 "4'01" E '
---.1~~?!._.. ...., 89' e;;:;';'T
"'-.00 5Q(:)"28'50" W
...155.13 -~.. N 8~:.~p:.';,~" W
310_~........J N 23'1$'2.3" Vi.___
!.35./-9 J. N...qg'S3'S8"W
_. ..~:..!_L___.....n 65 ~_:kJr~2:: w
.IV
~.
LEGEND
l 'NE
~_._, w 'mn.. .._._
L1
L2
1.3
I
r
PROPERTY BOUNDARY LINE
LOT UNE
RIGHT-OF~WAY UNE
CENTERL1NE
SCALE: 1" = 200'
IDAHO
14&:11l1:WAr~"'.$T"
SURVEY ~1~'<I<I . .
"~I<I{l""" IO'.MJ liJIlOZ
GROUP, P.C. ~'''''lR_'''
EXHIBIT DRAWING. FOR. . .
MERIDIAN JOINT SCHOOL DISTRICT NO. 2
ZONE CHANGE TO "OLD TOWN." ZONING
~OC'-lB) .. 11€ 1IEl/4111"..!IECll(lN u; r:3N".ft:'.W..:il.lI,..
. WJIIIUN,.oD.- ctlUNT't', lOillIO .
,lOB ml.
.0ll-2111
.NO.
1
Dw;. OA
IO!20/C6
.-
Exhibit B
CTTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
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. The Commission 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;
The Commission finds that a variety of residential, commercial, and office uses are
permitted within the requested zoning district of 0- T. Further, the Commission frods that
the rezone of the subject property to a-Twill encourage revitalization and growth within
the city center.
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 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,
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.
Exhibit C