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STAFF REPORT
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF ,J;t1iJe ji} _'_, . .
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Hearing Date: May 17, 2007
TO:
FROM:
Planning & Zoning Commission
Amanda Hess, Associate City Planner
(208) 884-5533
SUBJECT:
Jabil Southeast
. RZ-07 -009
Rezoning of24.69 acres from I-L (Light Industrial) to C-G (General Retail &
Service Commercial)
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Joint School District No.2, has applied for rezoning (RZ) of 24.69 acres, the remaining
portion of Lot 1, Block 1, Jabil Subdivision, to C-G (General Retail and Service Commercial). The
property currently lies within Meridian City limits and is zoned I-L (Light Industrial). The site is located
on the west side of Locust Grove Road at 1303 E. Central Drive in Section 18, Township 3 North, Range
1 East, B.M.
This rezone is contingent upon approval of a Comprehensive Plan Land Use Map amendment (CP A-07-
004) to "Commercial" which was brought before the Commission on April 5, 2007. Said Comprehensive
Plan Amendment (CPA) application proposed to amend the Future Land Use Map of the Comprehensive
Plan to change the existing "Industrial" designation to the "Commercial" designation for a 34-acre parcel.
Concurrent with the CPA request, the Applicant had also applied for rezoning (RZ-07-005) of the
northern 9.21 acres of Lot 1, Block 1, to C-G (General Retail and Service Commercial). On April 19,
2007 the Commission voted to recommend approval of CP A-07 -004 and RZ-07 -005 to the City Council.
These applications are scheduled to be heard by the City Council on May 15th. Staff will provide a verbal
update to the Commission as to the action taken by the Council on these applications.
2. SUMMARY RECOMMENDATION
Staff has provided detailed analysis of the applications below. Staff supports the subject rezone request.
Staff believes a "Commercial" zoning designation for the subject property would be in the best interest of
the City. Therefore, Staff is recommending approval of the subject RZ application.
3. PROPOSED MOTION
Recommend Approval
I move to recommend approval to the City Council of File Number RZ-07-009, as presented in the
staff report for the hearing date of May 17, 2007.
Recommend Denial
I move to recommend denial to the City Council of File Number RZ-07 -009 as presented in the staff
report for the hearing date of May 17, 2007, for the following reasons: (you should state specific
reasons for denial.)
Continuance
I move to continue File Number RZ-07-009, to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
Jabil Southeast - RZ-07-009
Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
4. APPLICATION AND PROPERTY FACTS
a. Site Address I Location:
1303 East Central Drive
Section 18, Township 3 North, Range 1 East, B.M.
b. Owner I Applicant:
Joint School District No.2
911 Meridian Road
Meridian, Idaho 83642
c. Representative: Ed Daniels, Hummel Architects, PLLC
d. Present Zoning: I-L (Light Industrial)
e. Present Comprehensive Plan Designation: Industrial
f. Applicant's Statement I Justification:
The Applicant requests rezoning of the property from an industrial designation to a commercial
designation to allow for educational uses. The property is proposed for a new high school, with
associated classroom and office spaces, and may possibly house a university extension.
Additionally, the Joint School District Service Center will be sited here. Educational institutions
are prohibited uses with the I-L district. However, they are principally permitted uses within the
C-G district. Please see the Applicant's narrative for more information.
5. PROCESS FACTS
a. The subject application will, in fact, constitute a rezone as determined by City Ordinance. By
reason of the provisions of UDC 11-2A-2D, a public hearing is required before the Commission
and City Council on this matter.
b. Newspaper notifications published on: April 30, 2007; May 14, 2007
c. Radius notices mailed to properties within 300 feet on: April 20, 2007
d. Applicant posted notice on site by: May 7, 2007
6. LAND USE
a. Existing Land Use(s): A vacant manufacturing building and parking lot
b. Description of Character of Surrounding Area: A mix of developed and undeveloped commercial
and industrial lands within the City of Meridian to the north, south, and west. Additionally, the
site is bordered to the east by residential properties (across Locust Grove Road).
c. Adjacent Land Use and Zoning:
1. North: Idaho State Police, zoned CoG
2. South: Interstate 84, zoned CoG, L-O, and RUT
3. West: Vacant land (Lot 2, Block 1, Jabi1 Subdivision), zoned I-L
4. East: Residential, zoned RUT (Ada County)
d. History of Previous Actions: On April 6, 1999, City Council granted approval for annexation
and zoning (AZ-99-001) of approximately 55.79 acres to I-L (Light Industrial). No development
application accompanied said application at that time. In February of 2004, Council approved a
Jabil Southeast - RZ-07-009
Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF MAY 17, 2007
Preliminary I Final Plat to create two building lots for the Jabil Subdivision. Lot 2, Block 1, totals
approximately 19 acres. Lot 1, Block 1, totals approximately 34 acres and is the subject of this
Comprehensive Plan Amendment application.
On April 5, 2007, a Comprehensive Plan Land Use Map amendment (CP A-07-004) was
brought before the Commission to amend the Future Land Use Map of the Comprehensive
Plan to change the existing "Industrial" designation to the "Commercial" designation for a
34-acre parcel.
Concurrent with the aforementioned CPA request, the Applicant had also applied for
rezoning (RZ--07-005) of 9.21 acres (the northern 1/3 of Lot 1) to C-G (General Retail and
Service Commercial). On April 19, 2007 the Commission voted to recommend approval of
CP A-07-004 and RZ-07-005 to the City Council. These applications are scheduled to be
heard by the City Council on May 15th.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: Available in E. Central Drive
Location of water: Available in E. Central Drive
2. Vegetation: NI A
3. Floodplain: FEMA 100-year and 500-year floodplain areas are designated on this site.
(Ninemile Creek runs along the southwest property line)
4. Canals I Ditches I Irrigation: The Ninemile Creek runs along this site. There are no other
major facilities on this site that Staff is aware of.
5. Hazards: Staff is not aware of any potential hazards on this site
6. Proposed Zoning: C-G (General Retail and Service Commercial)
7. Size of Property: -34 acres
f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The property
has two previously approved access points to E. Central Drive, a commercial collector street. No
direct access to Locust Grove Road exists, none is proposed, and none is approved for this
property. Upon rezoning and platting of Lot 2, Block 1, of the Jabil Subdivision, the parcel will
have cross-access, thus providing additional means for access to the subj ect site.
6. COMMENTS MEETING
On April 27, 2007, Planning Staff held an agency comments meeting. The agencies and departments
present included: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
and the Meridian Public Works Department. Staff has included all comments and recommended actions
in the attached Exhibit B. However, because this is only a RZ, comments are for informational purposes
only.
7. COMPREHENSIVE PLAN ANALYSIS
This property is currently designated "Industrial" on the Comprehensive Plan Future Land Use Map.
However, the Joint School District No.2 has requested 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 RZ application and offers the analysis and
Jabil Southeast - RZ-07-009
Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17, 2007
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 (Staff analysis is in italics below policy):
. Chapter V, Goal III, Objective D, Action 5, Page 43 - Require all commercial and industrial
businesses to install and maintain landscaping.
The site is already improved with street buffer landscaping on E. Central Drive, Locust Grove
Road, and the interstate; internal parking lot landscaping; and perimeter landscaping that is
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.
The highly visible location of this property on Interstate 84, Locust Grove Road and E. Central
Drive, and the existing commercial zoning to the north, makes this property a good candidate for
commercial uses rather than industrial uses.
Staff believes that the potential education institution and associated office uses do, in fact,
contribute to the variety of services located within the area and will complement the existing and
anticipated commercial uses adjacent to the site.
. Chapter VII, Goal III, Obj ective A, Action I, Page 111 - Ensure that adequate public services,
including transportation, for existing and future development are provided.
City services are currently available to the subject property.
. Chapter VII, Goal IV, Page 112 - Encourage compatible uses to mmuruze conflicts and
maximize use of land.
Staff believes that the proposed "Commercial" zoning designation of this property will be
compatible with the existing C-G zoned properties north of the site.
. Chapter VII, Goal IV, Objective D, Action 5, Page 114 - Require appropriate landscaping and
buffers along transportation corridors (setback, vegetation, low walls, berms, etc.).
The property is presently fully developed, and a 20-foot wide street buffer already installed along
E. Central Drive, a commercial collector road. Additionally, all existing perimeter landscaping
adjacent to Locust Grove Road and 1-84, as previously approved with construction of the Jabil
Circuits building, complies with the UDC requirements.
9. UNIFIED DEVELOPMENT CODE ANALYSIS
The Applicant is requesting that the property be rezoned from I-L to C-G. The Corrnnission and Council
should note that the subject application proposes rezoning of approximately 25 acres, and includes the
south portion of the Jabil building.
The Joint School District NO.2 submitted a separate rezone application for northernmost nine acres,
which was heard before the Commission on April 5, 2007 concurrent with a request for a Comprehensive
Plan Land Use Map amendment. If the CPA application is approved and the Comprehensive Plan Future
Land Use Map designation is amended to "Commercial," the requested rezone to the C-G zoning district
would comply with the new Map designation for this property.
The rezone legal description prepared by Travis P. Foster, PLS, dated March 30, 2007, is accurate and
meets the requirements of the City of Meridian and State Tax Commission.
All future uses on this property should 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
Jabil Southeast - RZ.07-009
Page 4
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY] 7, 2007
of excessive production of traffic, noise, smoke, fumes, glare or odors, and should be constructed in
accordance with City of Meridian ordinances in effect at the time of development.
a. Zoning Schedule of Use Control: UDC 11-2B-2 lists uses that are principal permitted (P),
accessory (A), conditional (C), or prohibited (-) within the proposed C-G district. The proposed
offices and educational institution to be located on.site are principally permitted within the C-G
zone. (See UDC Table 11-2B-2 for a complete list of allowed uses in the C-G zone)
b. Purpose Statement of Zone: The purpose 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.
c. Development Agreement: UDC 11-5B-3D2 and Idaho Code ~ 65-6711A provides the City the
authority to require a property owner to enter into a Development Agreement (DA) with the City
that may require some written commitment for all future uses. As there are no issues regarding
rezoning of the subj ect property which necessitate a Development Agreement, Staff believes that
a DA is not required in this instance. All applicable conditions regarding the development of
this property are contained in the rezoning approval.
d. Access: Per the conditions of approval for [mal plat, no direct access 0 1-84 or Locust Grove is
pennitted. Additional accesses to E. Central Drive shall be at the discretion of the Ada County
Highway District.
e. Landscaping: No landscaping improvements are necessary at this time, as all applicable
landscaping requirements have previously been met. Any future development or change in use on
the subject site may require installation of additional landscaping. Staff will evaluate this at the
time of submittal for Certificate of Zoning Compliance.
f. Multi-Use Pathway: The property owner should be aware that the City intends to require a
pathway on this property. Therefore, the Applicant should contact the Meridian Parks and
Recreation Department to coordinate the location and dedication of the multi-use pathway on-
site.
g. Certificate of Zoning Compliance (CZC):. The Applicant shall be responsible to obtain a CZC
permit from the Planning Department for all new construction or a change in use on the site prior
to issuance of building and/or occupancy pennits.
10. RECOMMENDATION
City Staff supports the subject RZ application, as proposed. Staff recommends approval of the request
to rezone the subject property to C-G, as presented in the staff report for the hearing date of May
17,2007.
11. EXHmITS
A. Drawings
1. Vicinity Map
B. Agency Comments
1. Planning Department
2. Fire Department
C. Rezone Legal Description
D. Required Findings from the Unified Development Code
Jabil Southeast - RZ-07-009
Page 5
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
A. Drawings
1. Vicinity / Zoning Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
B. Agency Comments
1. PLANNING DEPARTMENT
1.1 The rezoning legal description submitted with the application (dated March 30, 2007, stamped by
Travis P. Foster, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
1.2 The Applicant should comply with all UDC requirements (See Section 9 of the Staff Report for
more details).
1.3 With any future CZC application for new construction of a change in use, the Applicant should
dedicate a multi-use pathway on-site; location to be determined by the Meridian Parks and
Recreation Department.
1.4 The Applicant should comply with all previous requirements of this site associated with
annexation and platting, as well any permits or regulations that may be in effect for the Jabil
Subdivision. Staffs failure to cite specific ordinance provisions or terms of the Jabil Subdivision
does not relieve the Applicant of responsibility for compliance.
2. FIRE DEPARTMENT
2.1 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the futemationa1 Fire Code.
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
c. Legal Description
PARcel DESCFUPl10N
'Maieh 30.2007
Protect:
Jabil PropeftJ- Hummel An:hiteCtS
Parcet1)pe; SouthPoJ'lion OfParc8l"'A"- ofRO$ No. 1131 andltultportion ofLocu8t
GioYe rIght-of..waywe.t ofthe.Sectlon line ID be re-zoned.
A pirceJ of land being.8 portion Pateel "'A" of'Recorda! Survey No. 6631 "situated ~ the .
SEJ/4otSection 18~ Township 3 North. Range 1 East. Boiee M(U'idiail, City of ' '-
Meridiu, Ada County, Idaho, more particularly described as foUoW$:
COMMENCING at afoubd 3" brass cap, Coriler Record l:Qsttumet1tNp. 103176248,
mark.in8 t.beSoutheast comerof.ud SectiOlll.8;
ThenceNortb. 00030'34" East, coinci~twith tbeeast line of said Section 18, also being
Q1ecenterUne pf Locust .000veRd., a distance of 128 1'.66foet :tAJtheinter.semon of said
east line (centartineofLocust Glove Rdland the'northerlyriptcOf~wa)' Cifhtterstate
HighWay 84 and the. POINT or BEGINNING;
Thence coincident with said northerly right-of~way line tbe following fiVe courses:
~ North 8~33'08" West,' a dist;anceof911.35 'feet;
Thence South 84~9'23 II West, a distance of200.:S1 feet to riaht-of~way station 2363+00;
Thence North W33'301'l West, a distaoce or654.42 feet;
1benoe North 28~6'58" West, a distance of49.59feet;
Thenc,eSouth 8~37'32" Wes~aJongthe northerly Uneofd1eSE 1/4 SW 1/4 DfSectiQn
18, a distance of 64.81 feeuo the,stnitbwest corner of said P.ce] "A" of'saidRe<<>tdof
Survey No. 6631;
Thence Jeavingsaid right-of..way aodalong the'We!Jterly line ofsaidPMeel''A~I:the'
following four CQUDeI:
TbenceNorth 0??oo'40" We~ 128.95 feet;
Thence Nor1h8~58'0S"Bast,94.70 foet;
ThenceNCirth 56008'43" East~ 40.08 feet;
Thence North 0??oo"39" W~ 531,85 feet;
Thence leaving said westerly line-North 89059'09" 'East, II. distance of34().49feet;
Tht:OCeSouth 0??oo'32" West, a distanCe of 3..8.37 .feet;
ThenceSou1h 90000'00" East. a distance of105.61. feet, a portion of ihisbeing alotig.tbe
southerly edge of an interior wall within the existing- la.bilCirwit building that previously
sepcated the admiIlis1ratio~ section from the manufaeturlngsection: '
1beneeSouth 00000'22" West, 176.8S feet;
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
TheDeeSouth ~OO'(l(r' ~ 486.14 feet toa'poiul on the euterlyJine of $aid P8!'CCI
"A" ofROCOJd of Survey No. 6631 and the centerline of the Hunter Lateral;
~ coincident with the centerJineofthe Hunter Latera1,South 35912'46" East,
201.01 feet;
1be.uce <iODUDuing along said ceutwlinoof Said HUQk!r Lateral, Somb 4}034'SS ....~.
121.13 feet tD a point on said east line of Section!8 and the centerline ofSaid Locust
Omve Rd.; .
TJi.encie,South (}()\'J3()lJ41'1 WCs't, coincidOltwitb SSid east line of said Section 18~ also
being the csnterline of Locust Grove Rd.. a ~;of2SS.28 feet to the POINT 0'
BIGlNNING.
The pwd abov~described eontains24.69aeres. mQi'e or less.
Together with and 5UbjQOt to C(M!InantI;. ..,ments, aod re8CrictiQnJ'" recorcL
This descr'ipIIondoes not describe real Qropet1yand ~.Interided to be usedfQr re.-~ni"g
purpoeesonly. . .. .. .
End ofDesct1ptfon
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17, 2007
RE..!'ONE StHlSIT FOR THE NORrHPoRTJON OF PA~ .A'OF ROSNO. 6631
.a THATPoA71ON OF LOCWTQRoltE ItW WESTOF THE SECT10N lINE
IN THE Sl: 1/4 OF SECTION 18, T3N, R1c, 8M
ADA. COUNTY, IDAHO
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17, 2007
D. Required Findings from the 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 shaH 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. Staff [mds that the
proposed zoning map amendment will comply with the applicable provisions of the
Comprehensive Plan ifCPA-07-0004 is approved to the "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;
Staff [mds that the proposed educational institution and secondary office uses are permitted
uses within the requested C-G zone. Staff finds that any future use and / or development of
this property should comply with the established regulations and purpose statement of the C-
G zone.
c. 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.
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