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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF JULY 3,2007
STAFF REPORT
Hearing Date: July 3, 2007
SUBJECT:
Mayor & City Council
Amanda Hess, Associate City Planner
(208) 884-5533
Jabil Southeast
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FROM:
. RZ-07-009
Rezoning of 24.69 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 (CPA-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.
The Meridian Planning: and Zonine Commission heard this item on June 7. 2007. At the public
hearine. the Commission voted to recommend approval of the subject RZ application.
a. Summary of Commission Public Hearme:
i. In favor: Ed Daniels (Applicant's Representative)
ii. In OPPosition: None
iii. Commentine: None
iv. Written testimony: None
v. Staff presentine application: Amanda Hess
vi. Other Staff commentine on application: None
b. Kev Issues of Discussion by Commission:
i.~
c. Key Commission Chan2es to Staff Recommendation:
i. None
Jabil Southeast - RZ-07-009
Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 3, 2007
d. Outstandin2 Issue(s) for City Council:
i. None
3. PROPOSED MOTION
Recommend Approval
I move to approve File Number RZ-07-009, as presented in the staff report for the hearing date of
July 3,2007, with the following modifications: (add any proposed modifications)
Recommend Denial
I move to deny File Number RZ-07-009 as presented in the staff report for the hearing date of July 3,
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.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address / Location:
1303 East Central Drive
Section 18, Township 3 North, Range 1 East, B.M.
b. Owner / 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 / 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 II-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 (Planning & Zoning Commission)
June 11. 2007. & June 25. 2007 (City Council)
c. Radius notices mailed to properties within 300 feet on:
Jabil Southeast - RZ-07-009
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF mLY 3,2007
April 20, 2007 (Planning & Zoning Conunission)
June 8. 2007 (City Council)
d. Applicant posted notice on site by:
May 28, 2007 (Planning & Zoning COnunission)
June 23.2007 (City Council)
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 C-G
2. South: Interstate 84, zoned C-G, 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-99-00l) 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 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: 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.
Jabil Southeast - RZ-07-009
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 3, 2007
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 subject 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
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 1, Page III - 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 minimize conflicts and
maximize use of land.
Jabil Southeast - RZ-07-009
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 3, 2007
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 Commission 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 ofthe 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 ll-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 ll-5B-3D2 and Idaho Code 9 65-671lA 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.
d. Access: Per the conditions of approval for final 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 additional landscaping. Staff will evaluate this at the
time of submittal for Certificate of Zoning Compliance.
JabiI Southeast - RZ-07-009
Page 5
...".-
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF illL Y 3, 2007
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 permits.
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. The Meridian Plannine and Zonine Conunission heard this item on June 7.2007. At the
public hearing. the Commission voted to recommend approval of the subject HZ application.
11. 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 Southeast - RZ-07-009
Page 6
CITY OF MERIDIAN PLANNING DEP ARTMENT STAfF REPORT FOR THE HEARING DATE OF JULY 3, 2007
A. Drawings
1. Vicinity / Zoning Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 3, 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 futemational Fire Code.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 3,2007
C. Legal Description
PARCIL DESCRPIlON
Merch30,2D01
Project:
JIlbi1 propertj.- Ha........ Architeci8
Pan:el Type;80uth Portion ofPlrcel "A~ of RO$ No. 1131 and 1hat ~rtIon of Locust
GroYerigM-of..lIInywe&t of the Section Ithe 1D beM-mMd.
A parcel otland f>eiDg a ]XH1ionParce14.A" of-RecordofSurvey No. 6631. situated in the.
SE 1I4ofSoctioD 18, ToWD$bip3 N~ Range 1 Ea$t, aou,eMeridian. City of .
Meridian, Ada County, Idaho, more particularly described. follows: .
COMMENCING at a found 3"brass cap, Comer, Record Instrument No; 103116248,
I:narking the Southeast CQmet of said SectiC)D 18; .
Thence NorthOOC30434" East, ooincidentwith tbeeast lineofsaid Section 18, also being
thecenter1ine of Locust-Grove Rd., a distance ofI28].66 ftlettQ the interseaion of said
eastline (centarline of Locust Grove Rd.) and the nortlu,r)y rigbt-o:f-wuy of~tersfate
Highway 84 and the POINT OF BEGINNING; .
Thence coincident with said northerly right..()f-way line the following fIVe courses:
Thenc:e North 89033'08" West. a distance of911.35 feet;
Thence South 840:29'231' West, a distance of200.81 feet to right-of..way statlon2J63+00;
Thence North sgo33'30" West, a distance of654.42 feet;
Thence North 28~~'58" West. a diJtance of 49.59 feet;
Thence SOuth 8~37'32rl Wea~ aJongthenortherly Jim: of theSE 1/4 SW 1/4 of Section
18, a distanceof64.8t feet totbe soutbwe$t comer of said PmWJ "A" rifsaid F.eCQi'dof
Survey No. 6631 ;
Thence Jea:vins.said right~f..way aoda!QD8 the 'Westerly line of said Parcel uA" .the
following four courses:
Thence North 00000'40" West. 128.95 feet;
Thence North 8~5810S" Bast, 94.70 feet;
1benceNOrth 56008'43" East. 40,08 feet;
Thence North 00000'39" West. 537.85 feet;
Thence leaving said westerly line, North B90S9~09" East,. 11 distance of 340A9 feet;
'fheo.ce South 00000'32" West. a distance of 38.37 ~
Thence SoudJ. 90000'OO"Ea.st, a distance of105.61 feet, a porbonofthisbeing.along the
southerly ~se of an interior wall within the existing labil Circuit building tbatpreviously
~ theadministtatic>nlbusin0s, ~nfrom the manufacturing MICtion;
Thence South 00000'22" West, 176.85 feet;
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 3,2007
Thence South 90000',00>> But. 486.14 feet to II pt)W on the "-)y line of $aid Parcel
UA" ofReeotd of Survey No. 6631 and the centerliM QftheHunter Lateral~
Thence. coinc.identwith tbe amterJine of the Hunter Lateral, South3soJ2'4(;" East,
201.01 feet;
'J'hence CQDtjnuingaJongsaidcenterline of said Hun1er ~ South 41 C)34'SSJt, Eas4.
121.13 feet. to a point on said t$:St line of Section 18 and the centerline of said Locust
Orovelbl. ;
Thence; South OOBJ0'34" West. coincide,ntwith said east line of said Section 18, also
being the centerline ofLooust Grove Rd.~ a distaooe,of25S.28 feet to the POINT OF
BEGINNING.
Tbe parcel above described contains 24.69 8Cl'e$, more- or less.
Together with end subject to coVenants. ee&l!rnents.' and reetriDtlcns of I'eCO,rd.
This ~n d08$ not descrlbe real propertysndlslntendecJ to be used for "%On11l9.
PlJrpoNe only. . .
End o,-~
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Exhibit C
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CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF JULY 3,2007
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Exhibit C
MERIDIAN PUBLIC
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" ~T PORTION OF t.OC(JST ~ 'tW WEST OF THE SEC1ll;lN LJNl:
IN THESE 1/4 OF SECTION 18, T3N, R1E, 8M
ADA COUNTY, IDAHO
Pfi(J.CT NQ'. N NANC
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 3, 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 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 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;
The Commission finds that the proposed educational institution and secondary office uses are
permitted uses within the requested C-G zone. The Commission 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;
The Commission finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff and the Commission recommend City 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 D