HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007
STAFF REPORT
HEARING DATE: October 4, 2007
TO: Planning & Zoning Commission
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: 6th and Broadway
~~Vl E IDIAN~--
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OCT 0 1 1007
City Of Meridian
RZ-07-015 City Clerk Office
Rezone of 0.28 acres from R-8 (Medium-density Residential)) to O-T (Old Town),
by Linda Loehr.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Linda Loehr, has applied for a Rezone (RZ) of 0.28 acres from R-8 (Medium-density
Residential) to O-T (Old Town) for the existing residence at 532 E. Broadway Avenue. The applicant is
requesting the subject property be rezoned so a new two story 4-plea can be constructed on the site. If the
subject rezone is approved the existing single-family residence on this site will be demolished to make way
for the new proposed development. Under current code, multi-family developments are not a permitted use
within the R-8 zoning district. The O-T (Old Town) zoning district allows multi-family development as a
principally permitted use. A Certificate of Zoning Compliance (CZC) wiii be required prior to the
construction of the multi-family development. Staff will review the project's conformity with the
downtown design guidelines and the UDC. If the proposed development does not meet the design
guidelines, it will be subject to a Conditional Use Permit. The Comprehensive Plan designates the subject
site as Old Town. (NOTE: Below, Staff has provided some recommended design changes for the proposed
4-plex that may be constructed on this site. These changes are mentioned to help the applicant comply with
the downtown design guidelines.)
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested rezone application below. Staff recommends
approval of R2-07-015 for the 6`h and Broadway property, as presented in the Staff Report for the
hearing date of October 4, 2007, subject to the Finding of Facts as listed in Exhibit C. Staff has
included all continents and recommended actions in the attached Exhibit A.
3. PROPOSED MOTIONS
Approval
I move to recommend approval to the City Council of File Number RZ-07-015 as presented in the staff
report for the hearing date of October 4, 2007, with the following changes to the staff report: (add any
proposed modifications).
Denial
I move to recommend denial to the City Council of File Number RZ-07-015 as presented during the public
hearing on October 4, 2007, for the following reasons: (you should state specific reasons for denial. They
should address how the applicant might re-do the application to gain your recommendation for approval).
Continue
I move to continue the public hearing for File Number RZ-07-015 to (date certain) for the following
reason(s): (insert reason).
6'h and Broadway RZ-07-015 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007
4. APPLICATION AND PROPERTY FACTS
a. Site Address/L.ocation:
532 W. Broadway Avenue
Southeast '/ of Section 12, Township 3 North, Range 1 West.
b. Owner:
Linda Loehr
843 W. Creebury Street
Meridian, ID 83646
c. Applicant:
Same as owner
d. Representative: Linda Loehr, Owner
e. Present Zoning: R-8 (Medium-density Residential)
f. Present Comprehensive Plan Designation: Old Town
g. Description of Applicant's Request: The applicant is requesting a rezoning from R-8 (Medium-density
Residential) to O-T (Old Town) to construct a two story 4-plex. The R-8 zoning district does not allow
multi-farrlily development. The O-T (Old Town) zoning district allows amulti-family development as a
principally permitted use.
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-SB-3, a public hearing is required before the Planning & Zoning Commission
and City Council on this matter.
b. Newspaper notifications published on: September 17, 2007 and October 1, 2007
c. Radius notices mailed to properties within 300 feet on: September 17, 2007
d. Applicant posted notice on site by: September 25, 2007
6. LAND USE
a. Existing Land Use(s): Single-family dwelling
b. Description of Character of Surrounding Area: The area surrounding the subject property consists of
existing single-family dwellings and 4-plexes.
c. Adjacent Land Use and Zoning:
1. North: Existing single-family residences, zoned R-8.
2. East: Existing single-family residences, zoned RUT (Ada County).
3. South: Vacant, zoned I-L.
4. West: Existing 4-plex, zoned R-8.
d. History of Previous Actions: N/A
6`h and Broadway RZ-07-015 PAGE 2
CITY O'F MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: Akeady serviced 8 inch sewer main.
Location of water: Already serviced 4 inch water E Broadway Ave and 8 inch water 6"' st.
Issues or concerns: None
2. Vegetation: There are existing trees on site. Contact the City's Arborist, Elroy Huff at 888-3579, to
discuss a tree mitigation/protectionplsn.
3. Floodplain: N/A.
4. Canals/Ditches Irrigation: None
5. Hazards: None
6. Proposed Zoning: O-T
7. Size of Property: 0.28 acres
7. COMMENTS MEETING
On September 14, 2007 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions in the attached Exhibit A. Because this is only a rezone application, there are no
conditions of approval.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan Future Land Use Map designates the property as "Old Town". Old Town is
defined as follows: "This includes the historic downtown and the true community center. Uses would
include offices, retail and lodging, theatres, restaurants, and service retail for surrounding residents and
visitors. A variety of residential uses could include reuse of existing buildings for residential uses, new
construction of multi-family residential over ground floor retail or office uses. In order to provide and
accommodate preservation of the historical character, specific design requirements may be imposed.
Pedestrian amenities would be emphasized. Public investment to ensure that Old Town becomes a
centralized activity center with public, cultural, and recreational structures would be encouraged. The
boundary of the Old Town district predominantly follows Meridian's historic plat boundaries. In several
areas, both sides of a street were incorporated into the boundary to encourage similar uses and
complimentary design of the facing houses and buildings." Staff finds that the proposed Rezone complies
with the applicable provisions of the Comprehensive Plan and furthers the goals and objectives set forth
therein.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC Table 11-2D-2 lists uses that are principal permitted (P),
accessory (A), and conditional (C) or prohibited (-) uses within the proposed O-T zoning district. Multi-
family Developments are listed as permitted uses (P) in the O-T zone.
b. Purpose Statement of Zone: The purpose of the O-T District is to accommodate and encourage further
intensification of the historical city center in accord with the Meridian Comprehensive Plan. The intent
of the O-T District is to delineate a centralized activity center and to encourage its renewal,
6`h and Broadway RZ-07-015 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007
revitalization and growth as the public, quasi-public, cultural, financial and recreational center of the
City. Public and quasi-public uses integrated with general business, and medium-high to high-density
residential is encouraged to provide the appropriate mix and intensity of activities necessary to establish
a truly urban city center.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
REZONE: As mentioned earlier, the applicant is proposing to demolish the existing single family
home and construct a new 4-plex on the site. The applicant is requesting a rezone of this property
because the proposed multi-family family development is a prohibited use in the R-8 zoning district.
Rezoning the property to the O-T district allows multi-family development as a principally permitted
use in accordance with UDC 11-2D-2. The Old Town zoning district allows for a diverse mix of uses
within the comprehensive plan boundaries. Staff believes rezoning this property to O-T is appropriate
and any future development of the subject site will improve the appearance of the property, while
contributing to the revitalization of the Old Town area.
Based on the policies and goals contained in the Comprehensive Plan and compliance with the Unified
Development Code for the O-T zone, Staff believes that the rezoning of this property to O-T is in the
best interest of the City. Please see Exhibit C for detailed analysis of facts and findings.
The rezone legal description submitted with the application (prepared on July 30, 2007 by Kevin N.
Sorensen, PLS) shows the property within the existing corporate boundary of the City of Meridian.
Development Agreement (DA): UDC 11-SB-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 and the Applicant's intent to improve the subject site, 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.
Elevation/Site Plan: With the rezone application, the applicant submitted a conceptual site plan and
building elevations. The applicant is proposing to construct a 4-plex consisting of units ranging in size
from 1,057 square feet with two bedrooms and one and half baths to 1,273 square feet with three
bedrooms and two baths. The 4-plex is designed to be two stories in height, incorporate front porches
and provide eight covered carports. The applicant also states the landscaping for the site should include
bushes and shrubs around the building and have approximately 200 square feet of grassy common area
for future tenants. Staff is recommending some changes to the applicant's elevations and site plan
to ensure compliance with the downtown design guidelines. If the following changes are not made,
the applicant may need a Conditional Use Permit to construct a 4-plex on this site. 1) Staff
believes the building should shift 5 feet to the south to allow more turning radius into the rear
parking off the alley. This shift will allow the side of unit #1 to be built right up to the back of the
sidewalk on Broadway. 2) Parking stalls 3 and 4 should be relocated towards the alley to provide
the future tenants more common area; align these parking stalls with the other parking stalls. 3)
Staff is concerned about parking stall #8 being so close to the 6`h Street/alley intersection. Parking
stall #8 should be shifted to be next to parking stalls #1 and #2.4) More articulation should be
shown to the front fagade along 6`h Street. Units #1 and #4 should shift so they are built to the
back of the sidewalk on 6`h Street. This shift also provides a screen for the parking areas and adds
modulation to the front fagade. Staff is recommending changes be done prior to the submittal of a
CZC.
6`h and Broadway RZ-07-015 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4. 2007
All future re-development of the subject property comply with City of Meridian ordinances in effect at
the time of development (i.e. comply with standards of the O-T zone regarding setbacks, property size,
street frontage, parking, etc.). All future development should comply with UDC 11-4-3-27 and the
downtown design guidelines. All future uses shall 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.
Sanitary sewer and water service: The current residence is serviced by existing service lines to the
City of Meridian's domestic water and sewer systems. The condition of these services is unknown at
this time. The applicant will be responsible for all costs associated with any sewer and water service
extension or upgrade. Wells may only be used for non-domestic purposes such as landscape irrigation.
Existing Trees: There are existing trees on this site. The applicant should work with the City Arborist
on a tree mitigation/protection plan.
b. Staff Recommendation: Staff recommends approval of RZ-07-015 for the 6`h and Broadway
property, as presented in the Staff Report for the hearing date of October 4, 2007, subject to the
Finding of Facts as listed in Exhibit C. Staff has included all comments and recommended actions in
the attached Exhibit A.
11. EXHIBITS
A. Agency and Department Comments
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police department
5. Parks Department
6. Sanitary Services
B. Legal Description & Exhibit Map
C. Required Findings from Unified Development Code
6`" and Broadway RZ-07-015 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 7007
A. Agency and Department Comments
1. PLANNING DEPARTMENT
1.1 The rezone legal description submitted with the application (prepared on July 30, 2007 by Kevin N.
Sorensen, PLS) shows the property within the existing corporate boundary of the City of Meridian.
1.2 Ali future uses on this site should comply with the provisions of City Code in effect at the time of
application submittal.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development currently located from the 8 inch line located in the alley north
of E Broadway. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is
less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works
Departments Standard Specifications.
2.2 Water service to this site is currently located in N East 6"' St; additional services maybe required for fire
flow. The applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.3 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of public right of
way. The common lot shall be covered with a blanket easement to the City of Meridian.
2.4 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easements shall not be dedicated via the plat. The
description shall be consistent with the graphically depicted easements on the plat but be recorded as a
separate document using the City of Meridian's standard forms. Submit an executed easement (on the form
available from Public Works), a legal description, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x 11"map with bearings and distances (marked EXHIBIT B) for review. Both
exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a
note to the plat referencing this document.
2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of
water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the
primary source. If a surface or well source is not available, asingle-point connection to the culinary water
system shall be required. If a single-point connection is utilized, the developer will be responsible for the
payment of assessments for the common areas prior to signature on the fmal plat by the City Engineer.
2.7 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying
adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be
approved by the appropriate irrigation drainage district, or lateral users association (ditch owners), with
written approval or non-approval submitted to the Public Works Department. If lateral users association
approval can't be obtained, alternate plans shall be reviewed and approved.
2.8 Any existing domestic well system within this project shall be removed from domestic service per City
Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500
for inspections of disconnection of services. Wells may be used for non-domestic purposes such as
landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at
(208)334-2190.
2.9 Any existing septic systems within this project shall be removed from service per City Ordinance Section
9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-
5211.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007
2.10 Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots
constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded, prior to applying for building permits.
2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing,
landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc.
2.12 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy.
2.13 Applicant shall be required to pay Public Works development plan review, and construction inspection
fees, as determined during the plan review process,per Resolution 02-374.
2.14 It shall be the responsibility of the applicant to ensure that all development features comply with the
Americans with Disabilities Act and the Fair Housing Act.
2.15 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be
required by the Army Corps of Engineers.
2.16 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.17 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.18 Compaction test results shall be submitted to the Meridian Building Department for all building pads
receiving engineered backfill, where footing would sit atop fill material.
2.19 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet
above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the
crawl spaces of homes is at least 1-foot above.
2.20 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public
Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power designs
are completed by Idaho Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior to commencing installations.
3. FIRE DEPARTMENT
3.1 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.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %2" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
£ Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
3.3 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical clearance
of 13'6.
3.4 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.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007
3.5 Building setbacks shall be per the International Building Code for one and two story construction.
3.6 Commercial and office occupancies will require afire-flow consistent with the International Fire Code to
service the proposed project. Fire hydrants shall be placed per Appendix D.
3.7 Maintain a separation of 5' from the building to the durnpster enclosure.
3.8 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 fire 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).
3.9 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered.
3.10 There shall be a fire hydrant within 100' of all fire department connections.
4. POLICE
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance
(UDC 11-3B-10) will be followed.
6. CENTRAL DISTRICT HEALTH DEPARTMENT
6.1 After written approval from appropriate entities are submitted, we can approve this proposal for central
sewage and central water.
6.2 The following plans must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality: central sewage and central water.
6.3 Run-off is not to create a mosquito breeding problem.
7. SANITARY SERVICES
7.1 Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site plan from
SSC.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007
B. Legal Description & Exhibit Map
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EXHIBIT "A»
LOTS 19 AND 24 E~L1S SUBDIVTSI0~1`
RE-ZO~iE .DESCRIPTION
Apaccel ~of'laad for re-zone purposes being lots '19 and.2Q of EUs Subdivision,. as
recorded 'in Plat:Book•2 at Page 63 official rc~ords of Ada County, Jdaho, also being a.
portion of and situated in. the NE114 ofthe'SW 114 of Section 7, •Tow~nship 3 .Worth; Range
l East; Boise ~Ivle_ridian; City of Meridian, Ada. County, Idaho, and more particularly
des..cribed as fotlnws:
Commencing :at a Mass: cap monument marking the soufheast comer of said SW L/4;
thence alongthe.Jast line of said SW1/4 N00°33'g3"E a distance o'f 79'.9:9.5? feet to a
point marking the inteisection Gf said'East line and the Ncjrt6line pf 0egon Sliortline
Railroad property as described in Book G of:Judgments at Page 278; Ii-oni which a brass
cap monument-marking tlie: northeast cornet ofsaid SW114 bears N00°35'03"E a distance
of 721.63 feet, thence leaving said. East line and .along, said North line, N88°30'.1'3"W a
distance of 15.00 #'eet to a .point marking, theiniersection of sad.Tforth line and the
certterline of East 6th Strcct and th-e POINT OF' BEG. ~ :i `, . Cr;
Thence=continuing along sad~torth line N8`8°34'l."W a d'stance,gf 74.82 .feet to a point;
I'hertce leaving.said North lne'NUO°35'03"E a distance of 160:92 feel to a point marking
the centerline of the Alley separating Lots 1 lhtu 1Q and 1,1 thn 20 of said` Ellis
Subdivision;
Theme al;gng said. centerline 5.88°33'43"1 a distance. of 74.82 feet to a point marling the
centerline :intersection. of said Alley and said East 6th Street;
Thence ,leaving said centerline of the Alley and along the centerline of said East 6th
,Street S00°35'03'`VS' a distance of 1.00.99 feet to the POINT' OF B)«G1N1VrNG;
. Said re-:cone,parcel' contains T2,0.41 square- feet or 0.28 acres more or less and is subject
io all existing easements snd or lights-of-ways of recnr.'d; ar implied.
Attached kercto is"E'xh.b B." and by this reference is rnade~a.parthereof
0076036 RLT2UNP LEGAI FOR VAI:I:L•1' CHAP iC4~'$ JtlLY 27'OT;da.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007
C. Required Findings from 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 zone the subject property to O-T. Staff finds that the proposed zoning
map amendment complies with the applicable provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
b. The map amendment complies with the regulations outlined for the proposed district, specifically
the purpose statement;
Staff finds that future development of this property will comply with the purpose statement of the O-T
zone, which encourages an appropriate mix of medium to high density residential. The Applicant
states the proposed development will conform to the Old Town requirements.
c. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Staff 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 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 C