HomeMy WebLinkAboutThomas CPA
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE RE CE IVE D
SUBJECT:
May 15, 2007
Mayor & City Council
Sonya Watters, Associate City Planner
(208) 884-5533
Thomas
~i 1 1 2007
. : f Meridian
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STAFF REPORT
Hearing Date:
TO:
FROM:
. CPA-07-00l
Comprehensive Plan Map Amendment to change 0.63 +/- of an acre from
Industrial to Commercial
. RZ-07 -002
Rezone of 0.63 +/- of an acre from I-L (Light Industrial) to C-G (General
Retail and Service Commercial)
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The subject Comprehensive Plan Amendment (CPA) application proposes to amend the Future Land Use
Map of the Comprehensive Plan. The applicant, Lynn Thomas, is proposing to change an existing
Industrial designation to a Commercial designation on one 0.63 acre parcel located at 600 E. Franklin
Road. The property is currently zoned I-L and is within the corporate boundaries of the City of Meridian.
The applicant is concurrently requesting a Rezone (RZ) of the property to C-G. This rezone is contingent
upon approval of the map designation being amended to Commercial.
The applicant states in their application letter that, if approved, they intend to construct a single-story
commercial office building on this site (see Exhibit A of this staff report). The current Comprehensive
Plan Future Land Use Map designation of Industrial for this site is not consistent with the proposed C-G
zoning designation and subsequent office use requested by the applicant. Approval of the CPA request to
Commercial would allow the applicant to request a rezone of the property to C-G, in which office uses are
principal permitted uses. Currently, office uses are prohibited in the I-L zone unless proposed as an
accessory use to a principal permitted use. The amendment would not change the Future Land Use Map
designation of any other parcels or change any other sections of the Comprehensive Plan.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CPA and RZ applications below. After careful
review, Staff has determined that allowing a "Commercial" Map designation and C-G zoning on the
subject property would be in the best interest of the City due to the location of property on an arterial
roadway and its proximity to other commercially zoned properties. Staff is recommending approval
of the CPA & RZ applications per the Analysis in Section 10 and the Findings listed in Exhibit C of
this staff report.
The Commission should note that several other Comprehensive Plan Map Amendments, also scheduled
be heard on April 5, 2007, may require additional time for public testimony and Commission discussion.
Therefore, said CPA proposals may be continued to the hearing date of April 19, 2007. As the
Commission may recommend amendments to the land use map component of the Comprehensive Plan to
the governing board only once every six (6) months per Idaho State Code, Title 67, Chapter 65, the
subject proposal should also be continued to April 19, 2007, (f necessary.
Thomas CPA-07-001 & RZ-07-002
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
The Meridian Planoin!! and Zooin!! Commission heard these item(s) on AprilS, 2007 and April 19.
2007. At the April 19. 2007 public hearin!! the Commission voted to recommend approval ofthe
subject RZ & CPA application.
a. Summary of Commission Public Hearin2:
i. In favor: None (Applicant was not present at tbe bearin!!)
ii. In opposition: None
iii. Commentinl!: None
iv. Written testimony: None
v. Staff presentinl! application: Sonya Watters
vi. Other staff commentinl! on application: None
b. Key Issues of Discussion by Commission:
i. The requirement of a Development A!!reement to tie the proposed elevations to.
c. Key Commission Cban!!es to Staff Recommendation:
i. A Development Al!reement is required that incoroorates the applicant's
proposed elevations, as presented at the bearin!!.
d. Outstandine: Issue(s) for City Council:
i. The requirement of a Development A!!reement to tie tbe elevations to.
3. PROPOSED MOTION
Approval
I move to approve File Numbers CPA-07-001 and RZ-07-002, as presented in the staff report for
the hearing date of May 15,2007, with the following modifications: (Add any proposed
modifications. )
Denial
I move to deny File Numbers CP A-07 -00 I and RZ-07 -002, as presented during the public hearing
on May 15,2007, for the following reasons: (you should state specific reasons for denial.)
Continuance
I move to continue File Numbers CPA-07-00l and RZ-07-002, to the hearing date of (insert
continued hearing date here), for the following reason(s): (You should state specific reason(s) for
continuance. )
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
600 E. Franklin Road (Parcel No. R5672030992)
Lot 18, Block 3, Meridian Business Park Subdivision
Section 7, Township 3 North, Range 1 East
b. Owners:
Thomas Family Real Estate
640 E. Franklin Road
Meridian, ill 83642
c. Applicant:
Lynn Thomas
Thomas CPA-07-00l & RZ-07-002
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2007
640 E. Franklin Road
Meridian, ill 83642
d. Representative: Lynn Thomas
e. Present Zoning: I-L (Light Industrial)
f. Present Comprehensive Plan Designation: Industrial
g. Applicant's Statement/Justification (reference submittal material): "The justification for this
request is that this stated lot and our lot directly east (700 E. Franklin Road), have frontage on
Franklin Road. The 700 E. Franklin Road lot that is directly east is already zoned C-G and the
property directly west is zoned L-O (commercial). We are currently in the process of building
an attractive 7,400 square foot commercial building on the 700E. Franklin Road property.
Another of our properties, 660 E. Franklin Road, which is located directly northeast ofthe 600
E. Franklin Road lot is also zoned C-G and has an attractive commercial office building
situated on that parcel. Rezoning and changing the comprehensive map for the 600 E. Franklin
Road lot from I-L to C-G will allow us to construct a more attractive building, be consistent
with the existing office buildings in our business park and will also be consistent with
properties west of Stratford."
S. PROCESS FACTS
a. The subject application will in fact constitute a Comprehensive Plan Amendment as
determined by City Ordinance. By reason of the provisions of the Unified Development Code,
Title 11, Chapter 5, a public hearing is required before the Commission and City Council on
this matter.
b. The subject application will in fact constitute a Rezone as detennined by City Ordinance. By
reason of the provisions of the Unified Development Code, Title 11, Chapter 5, a public
hearing is required before the Commission and City Council on this matter.
c. Newspaper notifications published on: March 19, 2007, and April 2, 2007 (Commission);
April 23. 2007 and May 7, 2007 (City Council)
d. Radius notices mailed to properties within 300 feet on: March 9, 2007 (Commission) and
April 20. 2007 (City Council)
e. Applicant posted notice on site by: March 26, 2007 (Commission); May 4. 2007 (City
Council)
6. LAND USE
a. Existing Land Use(s): Vacant undeveloped land
b. Description of Character of Surrounding Area: A mix of undeveloped land and developed
commercial and industrial uses.
c. Adjacent Land Use and Zoning
1. North: Warehouse/office building, zoned I-L
2. East: Commercial multi-tenant buildings, zoned C-G
3. South: Cemetery, zoned RUT (Ada County)
4. West: Fire Station #2, zoned L-O.
d. History of Previous Actions: The subject property was previously platted in 1995 as Lot 18,
Thomas CPA-07-001 & RZ-07-002
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
Block 3, in Meridian Business Park Subdivision.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: Available north of the property.
Location of water: Available in Franklin Road
2. Vegetation: NA
3. Flood plain: This property is not within the floodway but the northern portion of this
property lies within flood zone X5 of the Five Mile Creek. An X-5 flood zone does
not require any special mitigation, and does not require Flood Plain Permit
Application be submitted to the Public Works.
4. Canals/Ditches Irrigation: NA
5. Hazards: Staff is not aware of any potential hazards on this site.
6. Proposed Zoning: C-G
7. Size of Property: 0.63 +/- acres
f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): This
property has frontage on E. Franklin Road. The applicant did not submit a conceptual site plan
with this application showing how the property will be accessed. However, note #5 on the face
of the recorded plat for Meridian Business Park subdivision states that Lots 18, 19,20, and 21
of Block 3, shall share one access point to E. Franklin Road. No other access points to
Franklin Road should be allowed with development of Lot 18, the subject property. (ACHD
submitted a letter stating that they do not have any site spec(fic requirements for this property
at this time due to thefact that all street improvements exist.)
7. COMMENTS MEETING
On March 16, 2007, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, and
Meridian Public Works Department. Staff has included all comments and recommended actions in the
attached Exhibit B. However, as no new development is proposed, the meeting was for informational
purposes only; only the Fire Department submitted comments.
8. COMPREHENSIVE PLAN
CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS:
This property is currently designated "Industrial" on the Comprehensive Plan Future Land Use Map. The
applicant is requesting a map amendment to "Commercial" for the subject property. The requested
Commercial designation is meant to provide a full range of commercial and retail uses to serve area
residents and visitors. Idaho Code 67-6508 states that "the plan shall consider previous and existing
conditions, trends, desirable goals and objectives, or desirable future situations for each planning
component." Staff has reviewed the subject CPA and RZ applications and offers the analysis and
recommendations contained herein for the Commission and Council's consideration.
Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan
to be applicable to this application (staffanalysis is in italics below policy):
. "Commercial," page 105, Chapter VII:
Thomas CPA-07-001 & RZ-07-002
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
Purpose Statement: "This designation that will provide a full range of commercial and retail to
serve area residents and visitors. Uses may include retail, wholesale, service and office uses,
multi-family residential, as well as appropriate public uses such as government offices. Within
this land use category, specific zones may be created to focus commercial activities unique to
their locations. These zones may include neighborhood commercial uses focusing on specialized
service for residential areas adjacent to that zone."
The highly visible location of this property on E. Franklin Road, an arterial roadway, makes
this property a good candidate for commercial use rather than industrial use. The location of
the property, combined with the commercial zoning designation that already exists on several of
the properties to the east, would help provide for a contiguous string of commercial uses along
this section of Franklin Road.
· Chapter V, Goal III, Objective D, Action 5 (page 43) - Require all commercial and industrial
businesses to install and maintain landscaping.
With construction of a new office building on this site, the applicant will be required to install
street buffer landscaping along E. Franklin Road, as well as internal landscaping within the
parking lot and around the perimeter of the site adjacent to vehicular use areas.
· Chapter VII, Goal I, Objective B (page 109) - Plan for a variety of commercial and retail
opportunities within the Impact Area.
Staff believes that the proposed office use of this property will assist in providing a variety of uses
in this area of the City and will complement the existing commercial and industrial uses adjacent
to the site.
· Chapter VII, Goal III, Objective A, Action 1 (page Ill) - Ensure that adequate public services,
including transportation, for existing and future development are provided.
City services are currently in E. Franklin Road and are available to the subject property. East
Franklin Road was recently widened in front of the property and will assist in traffic flow to and
from this property.
. Chapter VII, Goal N (page 112) - Encourage compatible uses to minimize conflicts and
maximize use of land.
Staff believes that the proposed Commercial designation and C-G zoning of this property will be
compatible with the existing C-G zoned businesses east of the site and the Meridian Fire
Department, zoned L-O, directly west of the site.
. Chapter VII, Goal N, Objective D, Action 5 (page 114) - Require appropriate landscape and
buffers along transportation corridor (setback, vegetation, low walls, berms, etc.)
Upon development of this property, a 25-foot wide street b~ffer will be required along E.
Franklin Road, a major transportation corridor into the city. Landscaping will be required within
this buffer which will lend to the beautification of the area.
STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS
Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review, and
update a comprehensive plan which outlines goals and policies for land use. Fourteen elements which
must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell out how
these policies are to be achieved.
The order in which the following policies are presented implies no order or priority.
a. Community Design
Thomas CPA-07-001 & RZ-07-002
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
The purpose of this element is to ensure a pattern of planned growth resulting in orderly and
attractive developments within the City of Meridian. As is applicable to the subject application,
the City should encourage the clustering of commercial development at or near existing arterials
and collector roads and require landscaping of new development to provide beautification. All
future construction on the subject site will require approval of a Certificates of Zoning
Compliance prior to construction. Staff will ensure that future development on this site will
comply with any and all applicable design and landscaping standards, as provided for through the
Unified Development Code.
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Residential and commercial developments must be easily served by City infrastructure and public
services. Staff believes that all necessary services are currently available to the subject site and
will still be available upon development of the site.
c. Housing
The City of Meridian is charged with ensuring adequate and attractive living environment which
meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. As
the site is currently proposed for commercial use, Staff finds that this element is not applicable to
the subj ect application.
d. Economic Development
Meridian's economic base has been gradually shifting over the last 20 years from a farming-based
economy to a retail, service, and manufacturing-based economy. During this time, local policy
with regard to the types of lands needed to support the economic and employment needs of the
community has also changed. The 2002 Comprehensive Plan forecasts the need to continually
adjust the provision of commercial lands in order to gradually broaden economic opportunity
throughout the City.
In the past, the subject parcel was identified as appropriate for industrial uses to take advantage of
what was seen as a boom in manufacturing and development. However, Staff believes the
increased commercial development within the immediate area has deemed this site more
appropriate for retail, service, and office uses now.
e. Public Services, Facilities, and Utilities
The property involved in this request has access to existing public facilities and services that are
sized at conunerciallevels. The proposed amendment and subsequent development can be served
with the existing public services.
f. School Facilities and Student Transportation
The purpose of this element is to direct new residential development to areas with adequate
school facilities and student transportation. Therefore, the subject application does not apply here.
g. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. Staff believes the proposed plan amendment will not negatively impact transportation
within the City of Meridian. East Franklin Road is an existing commercial collector, designed to
accommodate the increased road traffic that will be generated from retail, service, and office uses.
h. Natural Resources
Thomas CPA-07-001 & RZ-07-002
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. Staff does not believe that future commercial development of this property will
significantly pollute or degrade the natural environment.
1. Special Areas
The subject amendment does not directly impact any lands zoned for open spaces, natural
resources, or scenic areas, nor does the parcel contain any known significant natural resources.
J. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. The subject property falls within Flood Zone "X5" of the Five
Mile Creek, to the east of the site.
k. Recreation
Recreation resources within Meridian include seven City parks totaling approximately 65 acres.
The City is in process of developing new park facilities. The City also maintains several
pathways. This site is not formally designated for recreational purposes.
1. Land Use
The policies of this element are presented in the Comprehensive Plan Land Use Map. The Map is
a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map
has been prepared to identify suitable areas for future residential, commercial, and industrial
development. The Map is designed to be a projection of growth patterns for the City. Therefore,
the Map is to be used as a guide for decisions regarding request for land use changes. Staff
believes the commercial development within the immediate area has deemed this site more
appropriate for retail, service, and office uses, thus justifying the request the land use change to
"Commercial. "
m. Implementation
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the
Comprehensive Plan and its policies, under the direction and supervision of the Meridian City
Council. The Planning & Zoning Commission is also authorized by the Council to review,
approve and make recommendations on proposals affecting the public's interest in land use.
n. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the city to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff believes that the
Comprehensive Plan Land Use Map change would not unconstitutionally deprive the property
owner of economically viable uses of the subject property, as the request was initiated by said
owner, Lynn Thomas, Thomas Family Real Estate.
9. UNIFIED DEVELOPMENT CODE
No amendments to the Unified Development Code are being proposed. If the CPA application is
approved and the Comprehensive Plan Future Land Use Map designation is amended to Commercial, the
requested rezone to the CoG zoning district would comply with the map designated use of this property.
a. Zoning Schedule of Use Control: UDC ll-2B-2 lists uses that are principal permitted (P),
accessory (A), and conditional (C) or prohibited (-) uses within the proposed C-G district.
Thomas CPA-07-001 & RZ-07-002
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
The proposed office use of the property is a principal permitted use in the C-G zone. (See
UDC Table ll-2B-2 for a complete list of allowed uses in the C-G zone.)
b. Purpose Statement of Zone: The pwpose of the commercial districts is to provide for the
retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Four (4) 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.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
COMPREHENSIVE PLAN AMENDMENT & REZONE
The applicant is proposing to amend the current Comprehensive Plan Future Land Use Map
designation of "Industrial" for this property to a "Commercial" designation in order to
construct an office building on the site. Please see Section 8 above and the Findings in
Exhibit C below for Staff's analysis regarding the CPA amendment.
Contingent upon approval of the CPA request to change the future land use map designation
for this property to Commercial, the applicant is requesting that the property be rezoned from
I-L to C-G. If the CPA and RZ applications are approved, the applicant intends to construct a
single-story office building on this property.
The rezone legal description prepared by D. Terry Peugh, PLS, dated February 2, 2007 and
submitted with the application, is accurate and meets the requirements of the City of Meridian
and State Tax Commission.
Development Agreement (DA): UDC ll-5B-3D2 provides the Planning & Zoning
Commission and City Council the authority to require a property owner to enter into a DA
with the City of Meridian that may require some written commitment for all future uses. Due
to the small size of the subject property, staff believes that a DA is not necessary in this
instance. However, if the Commission or Council feels that a DA is necessary to ensure that
this property is developed in a fashion that is consistent with the Comprehensive Plan and
does not negatively impact nearby properties; Staff recommends a clear outline of the
commitments of the developer being required.
Access: Note No.5 on the face of the recorded plat for Meridian Business Park Subdivision
states that Lots 18, 19, 20, and 21 of Block 3, shall share one access point to E. Franklin
Road. No other access points to Franklin Road should be allowed with development of Lot
18, the subject property.
Building Elevations: The applicant has submitted conceptual building elevations for the
proposed office building and these are included in Exhibit A of this staff report. Staff
approves of the building elevations as proposed.
Landscaping: No landscaping improvements are required at this time but perimeter and
internal landscaping will be required upon development of the site.
Certificate of Zoning Compliance (CZC): The applicant shall be responsible to obtain a
CZC permit from the Planning Department for all new construction on the site prior to
issuance of building permits.
Flood Plain: The northern portion of the property is located within flood zone X5 of the
adjacent Five Mile Creek, but is not within the floodway. An X-5 designation does not
require any special mitigation requirements and a Flood Plain Development Pennit is not
Thomas CPA-07-001 & RZ-07-002
PAGE 8
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2007
required to be submitted to the Public Works Department for this classification of flood zone.
Staff believes that the applicant's request to amend the future land use designation of this
property to commercial and rezone the property to C-G would be in the best interest of the City.
A commercial designation will allow the applicant to construct an office building on the site,
which will provide needed services within this area of the City. Staff believes that the location of
the property is optimal for commercial, not industrial uses and as such, will provide a more
attractive building fa9ade adjacent to a major transportation corridor into the City than an
industrial building likely would. Further, the proposed commercial designation and C-G zoning
of the property should be compatible with the commercially zoned properties east of the site and
the Meridian Fire Department, zoned L-O, directly west of the site. Staff is in support of the
requested CPA & RZ applications based on the Findings listed in Exhibit C of this staff report
and the Analysis in Sections 8 and 10. Please see Exhibit C for detailed analysis of facts and
findings for a CPA and RZ.
b. Staff's Recommendation: Staff is in support of the CPA and RZ applications as proposed by the
applicant. Staff is recommending approval of the applicant's request to amend the Comprehensive
Plan Future Land Use Map to a Commercial land use designation and Rezone the subject property
to C-G as presented in the staff report for the hearing date of April 5, .2007. This recommendation is
based on the Analysis in Section 10 and the Findings of Fact as listed in Exhibit C of this staff report. The
Meridian Plannine and Zonin2 Commission heard these item(s) on April 5. 2007 and April 19.
2007. At the April 19. 2007 public hearinl! the Commission voted to recommend approval ofthe
subiect RZ & CPA aDPlication.
11. EXHmITS
A. Drawings
1. Conceptual Building Elevations
B. Other Agency and Department Comments
C. Required Findings from the Unified Development Code
Thomas CPA-07.001 & RZ-07-002
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
A. Drawings
1. Conceptual Building Elevations
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY] 5, 2007
B. Other Agency and Department Conunents
(Thc only doparfrllcnt that r::hasc 18 comment 81'1 this app/.ieati81'l was the Fire Dcpartmcnt.)
1. PLANNING DEPARTMENT
1.1 Prior to the rezone ordinance approval. a Development Al!reement shall be entered into
between the City of Meridian. the property owner(s) (at the time of annexation/rezone
ordinance adoption), and the developer. The applicant shall contact the City Attorney. Bill
Nary. at 888-4433 within 6 months of Council approval to initiate this process. The DA shall
include. at minimum, the followin!!:
· The buildin!! constructed on this site shall substantially comply with the conceptual
elevations (prepared by Patrick McKee!!an Architects. dated 8/06. Sheet AJ.l)
submitted with the application. presented at the public hearin!!. and included in Exhibit
A of the staff report.
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 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
2.3 For all Fire Lanes provide signage "No Parking Fire Lane".
2.4 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.
2.5 Commercial and office occupancies will require a fue-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
2.6 Maintain a separation of 5' from the building to the dumpster enclosure.
2.7 Provide a Knox box entry system for the complex prior to occupancy.
2.8 The first digit of the Apartment/Office Suite shall correspond to the floor level.
2.9 All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
2.10 Provide exterior egress lighting as required by the International Building & Fire Codes.
2.11 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 fue 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
903.3.1.1 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).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
2.12 There shall be a fire hydrant within 100' of all fire department cOllllections.
Exhibit B- 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
C. Required Findings from the Unified Development Code
1. Comprehensive Plan Amendment 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 amendment to
the Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
The Commission finds that the proposed change to the Future Land Use Map does not
directly conflict with other elements of the Comprehensive Plan.
b. The proposed amendment provides an improved guide to future growth and
development ofthe city.
The Commission finds that the proposal to modify the Future Land Use Map will increase
the ability for innovative design in this highly visible area of the City. Staff believes that
allowing for commercial offices to locate in this area will improve the public services
available in this area.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan and the Comprehensive Plan Land Use Map.
The Commission finds that the proposed amendment is internally consistent with the Goals,
Objectives, and Policies of the Comprehensive Plan (see Section 8 for detailed analysis).
Staff recognizes the existence of other commercially zoned properties in close proximity to
this property and believes that the proposed commercial use of the property will complement
the existing uses in this area.
d. The proposed amendment is consistent with the Unified Development Code.
The Commission finds that the proposed amendment is consistent with the Unified
Development Code. Further, the concurrent rezone request of the property from I-L to C-G
will comply with the proposed commercial designation for the property.
e. The proposed amendment is in the best interest of the City of Meridian.
The Commission finds that the proposed amendment is in the best interest of the City.
2. 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 rezone the subject property to C-G. The Commission finds that
the proposed zoning map amendment will comply with the applicable provisions of the
Comprehensive Plan if the CPA request is approved to a Commercial designation. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report for more information.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed professional offices would be permitted uses within
Exhibit C. I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
the requested C-G zone and would assist in providing service needs of the community. As
mentioned previously, the applicant has submitted conceptual development building
elevations for this site. The Commission finds that future development of this property
should comply with the established regulations and purpose statement ofthe C-G zone.
c. 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.
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,
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- 2