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HomeMy WebLinkAboutJabil East Property CPA-07-004 RZ-07-005 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER i ~;;:di~\ \ ;;.. lD.\.HO J . ~ In the Matter of the Request for a Comprehensive Plan Map Amendment to Change the Future Land Use Designation of 34 +/- acres from Industrial to Commercial AND Rezone of 9.2 +/- acres from I-L to C-G for the Property Located at 1303 E. Central Drive, by the Joint School District No.2 Case No(s). CPA-07-004 & RZ-07-005 For the City Council Hearing Date of: June 5, 2007 (Findings on the June 19,2007, City Council agenda) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of June 5, 2007, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of June 5, 2007, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of June 5, 2007, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of June 5, 2007, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.c. 967-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code 9 11-5A. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CPA-07-004 & RZ-07-005 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department, and any affected party requesting notice. 7. That this approval is subject to the Legal Description and the Conditions of Approval, all in the attached Staff Report for the hearing date of June 5, 2007, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code ~ II-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The Applicant's request for a Comprehensive Plan Map Amendment of the subject property from Industrial to Commercial is approved; 2. The Applicant's request for a Rezone from I-L to C-G, as evidenced by having submitted the Legal Description and Exhibit Map, stamped and dated March 30, 2007, by Travis P. Foster, PLS, is hereby conditionally approved; and, 3. The School District shall work with Planning Staff to determine an appropriate location for a multi-use pathway which will generally be in the location of the current sidewalk on E. Central Drive, but wider, approximately seven to ten feet in width. Attached: Staff Report for the hearing date of June 5, 2007. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CPA-07-004 & RZ-07.005 By action of the City Council at its regular meeting held on the j ql'f;:. day of J~ ,2007. COUNCIL MEMBER DAVID ZAREMBA VOTED ~ VOTED ~ VOTED~ VOTED ~ COUNCIL MEMBER JOE BORTON COUNCIL MEMBER CHARLIE ROUNTREE COUNCIL MEMBER KEITH BIRD TIE BREAKER MAYOR TAMMY de WEERD VOTED - Copy served upon: MA YQR'1' '. de WEERD \ \ \, -.J; '""' ,', ,\\\ ell' ;""< -.." :<,.4. --"". '~'f. ,'. $"-"-" c) r~~~" + '~\ ! SIAL OJ '\ ,.(:l "... ER "7 It' ~:: ~ "a _~:r ,~i .:/ ..f> ~S' -;....../// -:' --..:--- ~ ,,~.:::~~' /11/ ~, \\\\ V Applicant 11111111'11; \1\'.\\\\' ~ Planning Department ~ Public Works Department By ~ ^.. . ~Q : Attorney Dated: I.J. Zlo -0' ~ - ATTEST: CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CPA-07-004 & RZ-07-005 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF ruNE 5, 2007 SUBJECT: Mayor & City Council Amanda Hess, Associate City Planner (208) 884-5533 Jabil East Comprehensive Plan Map Amendment and Rezone ~~ /'~~ ~, '-/VLcrldian ' ~ '\ \ 1l:>,\HO it ~,. :r ~ .' .- ..L~:Y!' tm STAFF REPORT Hearing Date: June 5, 2007 Continued From: May 15,2007 TO: FROM: . CPA-07-004 Comprehensive Plan Map Amendment to change approximately 34 acres from Industrial to Commercial on the Future Land Use Map, by the Joint School District No.2 . RZ-07-005 Rezoning of 9.21 acres from I-L (Light Industrial) to C-G (General Retail & 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 is proposing to change the existing "Industrial" designation to the "Commercial" designation for one 346acre parcel. The property 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., and is currently referenced as Lot 1, Block 1, Jabil Subdivision. The property currently lies within Meridian City limits and is zoned I-L (Light Industrial). Concurrent with the CPA request, the Applicant has applied for rezoning (RZ) of 9.21 acres to C-G (General Retail and Service Commercial). This rezone is contingent upon approval of the concurrent map amendment (CPA-07-004) to "CommerciaL" This. amendment would not change the Future Land Use Map designation for any other parcels or for any other features of the Comprehensive Plan. Per Idaho Code, Comprehensive Plan Map Amendments are allowed only every six months. It has been more than six months since the Comprehensive Plan Future Land Use Map has been amended. The previous recommendation of an amendment to the land use map by the Commission occurred on September 21, 2006. This time frame exceeds the minimum six month requirement between the last and the current map amendment request. 2. SUMMARY RECOMMENDATION Staff has provided detailed analysis of the applications below. Staff supports the Comprehensive Plan Amendment and rezone requests. Staff believes "Commercial" Land Use Map designation and zoning designations for the subject property would be in the best interest of the City. Therefore, Staff is recommending approval of the subject CPA and RZ applications. 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 Jabil East - CP A-07-005 & RZ-07-005 Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007 the governing board only once every six (6) months, the subject proposal should also be continued to April 19, 2007, ifnecessary. The Meridian Plannin!! and Zonin!! Commission heard these items on AprilS. 2007. and April 19. 2007. At the April 19. 2007. pnblic hearin!! the Commission voted to recommend approval of the subject CPA and RZ applications. a. Summary of Commission Public Hearin!!: i. In favor: Ed Daniels (Applicant's Representative) ii. In opposition: None iii. Commentin!!: None iv. Written testimonv: None v. Staff presentin!! application: Amanda Hess vi. Other Staff commentine: on application: None b. Kev Issues of Discussion bv Commission: i. If this property ever went back to its orie:inal use of hi!!h-tech manufacturin!!. would that be an allowed use in the proposed commercial district or would it have to be rezoned? The answer is lie:ht industrial uses are conditionallv allowed within the C-G zonin!! district~ a conditional use permit would be required. c. Kev Commission Chane:es to Staff Recommendation: i. None d. Outstandiul! Issue(s) for City Council: i. None The Meridian City Council heard these items on .June 5. 2007. At the nublic hearinl! they ann roved the subiect CPA and RZ reuuests. a. SummarY of City Council Public Hearinl!: i. In favor: Ed Daniels (AnnIicant's Renresentative). Wendell Bigham (School District Renresentative) ii. In onnosition: None iii. Commentinl!: None iv. Written testimony: None v. Staff nresentinp annIication: Anna Canning vi. Other staff commentinl! on annlication: None b. Kev Issues of Discussion bv Council: i. The construction of a multi-use nathwav on-site. as reuuired bv the Meridian Parks and Recreation's Pathway Plan. c. Kev Council Chanl!es to Commission Recommendation: i. That the School District and Staff would work tOl!ether to determine an annronriate location for a multi-use nathwav which will l!enerallv be in the location of the current sidewalk. but wider. annroximatelv seven to ten feet in width. 3. PROPOSED MOTION Approval I move to approve File Numbers CPA-07-004 and RZ-07-005, as presented in the staff report for the hearing date of June 5,2007, with the following modifications: (add any proposed modifications) Denial I move to deny File Numbers CPA-07-004 and RZ-07-005, as presented in the staff report for the hearing date of June 5,2007, for the following reasons: (you should state specific reasons for denial) Continuance Jabil East- CPA-07-005 & RZ-07-005 Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007 I move to continue File Numbers CPA-07-004 and RZ-07-005 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 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 a CPA and 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 Comprehensive Plan Amendment as determined by City Ordinance. By reason of the provisions of the Idaho Code, Title 67, Chapter 65, and UDC 11-5A-2D, a public hearing is required before the City Council on this matter. b. The subject application will, in fact, constitute a rezone as determined by City Ordinance. By reason of the provisions ofUDC ll-2A-2D, a public hearing is required before the Commission and City Council on this matter. c. Newspaper notifications published on: March 19, 2007 & April 2, 2007 -Planning & Zoning Commission; Aori123. 2007 & Mav 7. 2007 - City Council d. Radius notices mailed to properties within 300 feet on: March 9, 2007 - Planning & Zoning Commission; April 20. 2007 - City Council e. Applicant posted notice on site by: March 26, 2007 - Planning & Zoning Commission; May 26. 2007 - City Council (The site was not posted by the May 5 deadline for the May 15 hearing:) 6. LAND USE Jabil East - CP A-07-005 & RZ-07-005 Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007 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. c. Adjacent Land Use and Zoning: 1. North: Idaho State Police, zoned C-G 2. South: Interstate 84, zoned CwG, L-O, and RUT 3. West: Vacant land (Lot 2, Block 1, Jabil 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 Preliminary / Final Plat to create two building lots for the Jabil Subdivision. Lot 2, Block 1, totals approximately 19 acres. Lot I, Block I, totals approximately 34 acres and is the subject of this Comprehensive Plan Amendment application. 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: N/ 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 / Ditches / 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 J abil Subdivision, the parcel will have cross-access, thus providing additional means for access to the subject site. 6. COMMENTS MEETING On March 16, 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 and CPA, comments are for informational purposes only. 7. CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS This property is currently designated "Industrial" on the Comprehensive Plan Future Land Use Map. The Jabil East - CPA-07-005 & RZ-07-005 Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007 Joint School District No.2 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 obj ectives, 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. Please see Exhibit C for detailed analysis of the required findings for a Comprehensive Plan Map Amendment. 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 VII, Page 105 - Definition of "Commercial": "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 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. . 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. 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, Objective A, Action 1, 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 nurunnze conflicts and maximize use of land. Staff believes that the proposed "Commercial" land use 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. STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS Jabil East - CP A-07-005 & RZ-07-005 Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007 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 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 and establishment of new uses on the subject site will require Certificates of Zoning Compliance. 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. 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 designated for industrial uses, and proposed for commercial uses, Staff fmds that this element is not applicable to the subject 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 commercial levels. 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. However, the Commission and Council should note that the Applicant requests a CPA and rezoning of the property from an industrial designation to a commercial designation to allow for educational uses. As previously mentioned, the property is proposed for a new high school, Jabil East - CP A.07-005 & RZ-07-005 Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF ruNE 5, 2007 with associated classroom and office spaces, and may possibly house a university extension. This will contribute to the growing needs of the City of Meridian for additional school facilities and accessible higher education. 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. E. Central Drive 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 The purpose of this element is to promote conservation of areas of natural significance, where appropriate. Staff does not believe that the use of this property, as proposed, will significantly pollute or degrade the natural environment. The Applicant should be aware that protection and preservation all natural vegetation along the Ninemile Creek is required, as this is critical habitat for many animal species / wildlife. 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 Zones "X" and "AE" as referenced on FEMA Firm Panel 1600lC0232H, dated February 19, 2003. The FEMA map shows the location of Nine Mile Creek crossing the southwest comer of this lot, Lot 1, Block 1, Jabil Subdivision. During the development of the site for Jabil Circuit, Inc., the original owner of both Jabil properties, Ninemile Creek was relocated to its current location along the southern and western boundaries of Lot 2. 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 save a multi-use pathway which crosses the subject property. The property owner should be aware that the City intends to require a pathway at this location with any future development application such as rezoning or re-subdivision of 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. 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 for a land use change to "Commercial. " m. Implementation Jabil East - CP A-07-005 & RZ-07-005 Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007 The City provides the necessary staff and facilities to administer and enforce the policies and goals of the Comprehensive Plan. The City of Meridian PlatUling 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, the Joint School District No.2. 10. UNIFIED DEVELOPMENT CODE ANALYSIS The Applicant is requesting that the property be rezoned from I-L to C-G. If the concurrent 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 new Map designation for this property. The Commission and Council should note that the subject application proposes rezoning of approximately 9 acres, and includes the northernmost portion of the Jabil building. The Joint School District No.2 has submitted a separate rezone application for remaining ~ 24 acres of property, which is scheduled to be heard before the Commission on May 17, 2007. 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 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. Special Considerations 1. 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 subject 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. Jabil East - CP A-07-005 & RZ-07-005 Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007 d. Access: Per the conditions of approval for [mal plat, no direct access 0 1-84 or Locust Grove is permitted. 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 additiona11andscaping. Staff will evaluate this at the time of submittal for Certificate of Zoning Compliance. f. 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 permits. 11. RECOMMENDATION City Staff supports the subject CPA and RZ applications, as proposed. Staff recommends approval of the request to amend the Comprehensive Plan Future Land Use Map to the "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. The Meridian Planning and Zonine: Conunission heard these items on April 5. 2007. and April 19. 2007. At the April 19. 2007. public hearine: the Conunission voted to recommend approval of the subiect CPA and RZ applications. I....e_M~ridia.n Citv CouQ-J:.il~heard these items o.~_ June 5.. 200_1. At the Du~lic .hea-due:. they aJmroved.t~e subje.ct CPA m,.d. ~ rj~.q1!ests, 12. EXHffiITS 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 East- CPA-07-005 & RZ-07-005 Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007 A. Drawings 1. Vicinity / Zoning Map Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007 B. Agency Comments 1. PLANNING DEPARTMENT 1.1 The rezoning legal description submitted with the application (dated October 20,2006, 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. 1.3 The Applicant shall dedicate a multi-use pathway on-site; I€lBatieFl t8 IH~ 3€ltilmNRll8. by die r.hFiaian Par1~B aFla Reeflli.tien :Q~afl:m€lftt. 1.4 The School District shall work with Plannin~ Staff to determine an annrooriate location for a multi-use oathwav which will ~enerallv he in the location of the current sidewalk on E. Central Drive. hut wider. aODroximatelv seven to ten feet in width. 1.5 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. Staff's 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 entrance drive aisles shall have a turning radius of 28' inside and 48' outside radius. Coordinate with the Meridian Fire Department to locate and subsequently fix the portions of the parking lot which do not meet this standard. 2.2 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007 C. Legal Description PARCEL DESCRlP110N Merch 30,.2001 Project: J8J)1I Property - Hurmnel ArctdtectS Peraf Type: Norttt. Portion of ..... "A" of ROe No. 1831 to be re-.zoned. A parcel oflllldbeing ~l "A" ofReoml of Survey No. 6631, KituatecHn the SE 1/4 of Section 18~ Township 3 North, Range 1 Ba$t. Boise Meridian, City of Meridian, Ada County, Id$ho,. more particularly described as follows: . . COMMENCING ata found 3" brass cap, Comer Record Instrument No. jOl176248. marki~.the ~ comer of said Section 18;. 1bence North 00030'34" ~. coincidtmt with tbeeastline ofsaid Section 18 ~dbeing the cen.terllneofLocust Grove Rd.. a distance of 1536.94 feet 10 a point at the centerline of the Humer Lateral; 'fbeDce a10IIg said Centerline ofsaid Hunter Lateral, Nortb41OJ4'SS" West. 121.13 feet; Thenco continuing along said centerline of said Hunter Lateral, North 35D12.'46" West, 2QLOl feet to the POINT OF BEGINNING; Thence lea'Ying &aid ce.ti1er1iae. North 9(M)O'OO" West, 486.14 feet; . Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007 ThenCe Sou.tb 76000'S3P East,3SS.52 feet lOa point qf curva1Ure; Thence 14.87 feet along a tangent curve the left, hav.ing a radius of 212.00 feet, a centtal angle of O4oor09", and sulJteadedby a chord bearing South 780Q; J "27" Easte. distanoeof 14.87 feet to a. pt;>int uf compound CU1'V8ture; Thence 69.25 teet along a curve the left, bavinga radius of332.00 feet, a ~ fUlgIe of 11 057'0'" ~ _ subteoded by a clxm:l bearing South 840'01'48" East a distanuof69.13 feet to a point at the centerline of the Hunter Lateral; .~ ooi.acident withthecenter1jne of the HWlterLatera1. South23043'S7" East, 1 00.52 ~. The. parcel above described contaius 9.21 acres, more or lellS. Together with andsub}ed to oovenants....ments.and restrictions ofrecont: End of De$CI1pUOn ~~ S"t N pU9U:'. MERIOIA c. DEr"" . WQRK,J Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF ruNE 5, 2007 .l.IHFiA nE'Il ..--- . NriJ PntI a" .... . I~ ju I! 14 r I~ , blUr Pllrcf,I 24rJli1.A,", w. "of, /N1RSWE 34. fIlGk 1-eN' -l/I!l J' ~ RE..mNE EJ(Hj81T FOR THe NtJRTHPOR11OH OF PARCe.. "A' OF ROS NO. eJS1 I; ~r POA11ON OF t.OQLl$TGRoVE RM WEST OF THE seCTION UNE IN THE SE1I4 OF SECTION 18.; TaN. R1E. 8M ADA COUNTY, IDAHO PRC.I.C1 Nl). .1IR4tlfNC. FIE HNr/E1 1 ~t ;)3411 .Df'7~~ c.J ctJRYr TASl.E rl\ R JdfC . ,.co I' 00 ,e. .00 uti. SlE'ARlHG 0IllRD r H r 187 .1 MENDlp.N PUBLIC WORKS DiPT. _ CIN!l:ll8l...._ .,...,t, ~ofiIIII9IMIiIS'I^,- IAsrEJR ~ "'CI'ilIi~. ~ II ....,. .. .-::-... ...... Exhibit C i -8- I . t II" COlmER SE'CTt(J\I Fa fM): "". Iill'A~ CN> PlS 5062 G'CflIll[R RECOIif). '05Q7;>05 .... Sf" ~ sicmw III f1'lD. j" MASS. eN> .. PLS52" t'Ol'IHQI RfCORO 'OJ, ~43 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007 D. 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 Council finds that the proposed change to the Future Land Use Map does not conflict with other elements of the Comprehensive Plan. (Please see Sections 8 and 9 for detailed analysis.) b. The proposed amendment provides an improved guide to future growth and development of the city. In the past, the subj ect parcel was identified as appropriate for industrial uses to take advantage of what was seen as a boom in manufacturing and development. However, the Council finds the increased commercial development within the immediate area has deemed this site more appropriate for retail, service, and/or office uses. (Please see Sections 8 and 9 for detailed analysis.) 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 Council finds that the proposed amendment is internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan (please see Section 8 for detailed analysis). The Council recognizes the existence of other commercially zoned properties in close proximity to this property and believes that designating the property for commercial uses will complement the similar existing uses in the area. d. The proposed amendment is consistent with the Unified Development Code. The Council finds that the proposed amendment is consistent with the Unified Development Code. e. The proposed amendment is in the best interest of the City of Meridian. The Council [mds that the proposed Map 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 Council [mds that the proposed zoning map amendment will comply with the applicable provisions of the Comprehensive Plan if the CPA request 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; Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007 The Council fmds that the proposed educational institution and secondary office uses are pennitted uses within the requested C-G zone. The Council finds that any future use and I 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; The Council finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff and the Commission recommend that the 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 Council 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