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HomeMy WebLinkAboutStaff CommentsHUB OF TREASURE VALLEY MAYOR A Good Place to Live LEGAL DEPARTMENT Robert D. Come CITY OF MERIDIAN (208) PUBLCWORKS6-4405 CITY COUNCIL MEMBERS Tammy deWeerd 33 EAST IDAHO BUILDING DEPARTMENT xeith airs MERIDIAN, IDAHO 83642 (208) 898-5500 ~ Fax 887-1297 Cherie McCandless (208) 888433 ~ FAX (208) 887-0813 PLAAINING AND ZONING William L.M. Nary Crty Cleric Office Fax (208) 888.4218 DEPARTMENT ~CEIVED (208)8845533 FAX 888-6854 MEMORANDUM: February 27, 2003 FEB 2 7 2003 To: Mayor and City Council CITY fJF MERIDIAN From: Steve Siddoway, Planner u CITY CLERK OFFICE Re: Request for a Variance from Meridian City Code (MCC) 11-9-1 (Minimum Yard Setback Requirements), to Allow far a Reduction of the Front Building Setback from Thirty Feet (30') to Twenty-Two Feet (22'); and MCC 12-13-12 (Buffers Between Different Land Uses), to Allow for a Reduction of the Minimum Landscape Buffer from Twenty Feet (20'} to Five Feet (5') at 3545 N. Locust Grove Raad by Meridian Rural Fire District/Meridian Fire Department (File No. VAR-03-004). The Planning and Zoning stcr,~'has reviewed the applicant's submittal, and we offer the following comments and recommendations: APPLICATION SUMMARY The Applicant, Meridian Rural Fire District/Meridian Fire Department, has asked for a variance from Meridian City Code (MCC) 11-9-1 (Minimum Yard Setback Requirements) to allow for a reduction of the front building setback from thirty feet (30') to twenty-two feet (22'); and MCC 12-13-12 (Buffers Between Different Land Uses), to allow for a reduction of the minimum landscape buffer from twenty feet (20') to five feet (5'). On August 15, 2000 the same Variance request was grained to the Ten Mile Fire Substation, setting a precedent in support of granting the proposed Variance for the Locust Grove Fire Substation. The proposed site plan shows that ail of the main walls of the station meet all required setbacks. The only portion of the building that projects into the front aetback is an 8-foot entry canopy on the from of the building. This azchitectural projection is a design feature that enhances the look of the building from the street and does not increase the square footage of the building. The landscape buffer between land uses in the rear of the building is requested to be reduced from 20 feet to 5 feet. This is necessary to accommodate the turning radius of the fire trucks-a special circumstance specific to the fire department and a life safety issue. The nearest existing house is approximately 220 feet from the rear property line. In the case of the Ten Mile Mayor and Council February 27, 2003 Page 2 Substation, the 5-foot buffer was granted with houses approximately 40 feet from the rear property line. No complaints have been received. The applicant has attempted to comply with the ordinance standards. However, after the property was purchased, a discrepancy in the lot dimensions was discovered resulting in insufficient depth of the lot to accommodate the substation use without the requested variances. Discussions were then held with the original property owner to determine if additional adjacent property could be acquired by the Fire Department. No agreement could be reached. Further investigation by the applicant revealed that there are no other lots available in the general vicinity of proper size for the substation. The proposed location is desired by the Fire Department based on most efficient response times. As the surrounding properties continue to grow in Northeast Meridian area, the importance of the proposed fire and emergency services facility will continue to grow. LOCATION The Applicant's property is located at 3545 N. Locust Grove Road. North -Rural Residential, zoned RUT (Ada County) and Quenzer (Heritage) Commons Subdivision, zoned R-8. South -Rural Residential, zoned RUT (Ada County). East - Summerfield Subdivision, zoned R-4. West -Rural Residential, zoned RUT (Ada County). REQUIRED FINDINGS According to Ordinance 11-18-1, Variances, the Council may authorize in specific cases a variance from the terms of either the Zoning or Subdivision Ordinance. Specifically, the Ordmance lists the following Findings (MCC11-81-3), all of which must be determined before granting a variance: A. That there are such special circumstances or conditions affecting the property that the strict application of the provisions of this Title would clearly be impracticable or unreasonable; Staff finds that there are special circumstances or conditions affecting the property that make the strict application of the provisions of this title impracticable or unreasonable. Life safety design needs for fire truck turning radii are special to this use only. Also, the precedent has been set by granting a similar variance to the Ten Mile Fire Substation. B. That strict compliance with the requirements of this Title would result in extraordinary hardship to the owner, subdivider or developer because of unusual topography, the nature or condition of adjacent development, other VAR-03-OOG Meridian Fire Department Locun Gove Subeiaton Var Mayor and Council February 27, 2003 Page 3 Title unreasonable under the circumstances, or that the conditions and requirements of this Title will result in inhibiting the achievements or the objectives of this Title; As noted above, staff does feel that there aze special circumstances that make strict compliance unreasonable. The applicant has attempted to purchase additional land to bring the site into conformance without a variance, but was unable to reach an agreement with the adjacent property owner. The applicant also did a search for other suitable available property in the azea that would meet Fire Dept. response time needs, but the search was unsuccessful. C. That the granting of the specified variance will not be detrimental to the public's welfare or injurious to other property in the area in which the property is situated; Staff finds that the requested variance will not be detrimental to the public's welfaze or injurious to other properties in the area. The City Council should listen to any public testimony offered concerning whether or not the surrounding property owners feel that the requested variance will affect their properties. D. That such variance will not have the effect of altering the interest and purpose of this Title and the Meridian Comprehensive Plan. Staff finds that the issuance of the requested variance will not have the effect of altering the purpose and interest of the Zoning Ordinance. STAFF RECOMMENDATION Staff recommends approval of this variance request.