HomeMy WebLinkAboutComfort Suites AZ 03-007March 31, 2003
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Kanti Patel
AZ 03-007
April 3, 2003
ITEM NO. G
REQUEST Public Hearing — Request for annexation and zoning of 2.223 from RUT to C -G zones
for Comfort Suites — west of South Eagle Road, south of East Magic View Drive on South Wells
Street
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CIN FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
COMMENTS
See attached Staff Comments
See affached Comments
See affached Comments
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Materials presented at public meetings shall become property of the Cly of Meridian.
MAYOR
ROBERT D. CoRRIE
CHEF
KEN W. BOWERS
COUNCILNIM,MERS
f'
DEPUTY CHEF - FIRE PREVENTION
WILLIAM L.M. NARY
-
JOSEPH SILVA
KED BmD
DEPUTY CHIEF - TRAINING
TAMMY DE WEERD
CITY ori - ��W
BILL JOHNSON
CHERIE MCC'ANDLESSe!
L
540 East Franklin Road
RURAL FIRE COMMISsIONERs
IDAHO _
Meridian, ID 83642
RICHARD GREENE
„
(208) 888-1234
TERRY LEIGHTON�c,.�,
STEVE ELLIOTT
a' sr - "`v iaa
Fax(208)895-0390
MERIDIAN CITY/RURAL FIRE DEPARTMENT
March 19, 2003
RECEIVED
MAR 19 2003
City Of Meridian
City Clerk Office
TO: Mayor, City Council and Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chiet; Fire Prevention
SUBJECT: Comfort Suites AZ 03-007
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. Provide a fire -flow as required by the 1997 Uniform Fire Code Appendix IU -A.
Please show all proximity hydrants within 500' of the project on the construction
drawings.
2. All comers will have to have 28' inside radius and 48' outside radius on all internal
access roads.
3. The proposed building shall comply with the 1997 International Building Code.
4. Acceptance of water supply for fire protection is contingent upon acceptance of the
water system by the City of Meridian for water quality. The water supply shall be
provided before combustible construction begins.
5. Final approval of fire hydrant locations shall by the Fire Department.
6. The external access roadways shall built to Ada County Highway Standards. All access
roads within the project shall have a clear driving surface with a minimum width of 20'
available at all times. UFC 902.2.2.1 UFC 902.2.1
7. The vertical clearance for the covered loading area shall be 13' 6".
Susan S. Eastlake, 1st Vice President
Dave Bivens, 2nd Vice President
David E. Wynkoop, Commissioner
John S. Franden. Commissioner
Ada County Highway District
March 4, 2003
TO: James & Diane Fuhrman
1737 E. Summerfalls Drive
Meridian, ID 83642
FROM: Craig Hood
Senior Development -Analyst
Planning & Development
SUBJECT: MAZ03-007
Rezone
Wells Street, west of Eagle Road and north of I-84
318 East 37th Street
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus@ACHD.ada.id.us
RECEIVED
MAR - 7 2003
City of Meridian
City Clerk Office
On March 4, 2003 the Ada County Highway District acted on your application for the above referenced
project. The attached staff report lists the anticipated site-specific conditions of approval and street
improvements.
If you have any questions, please feel free to contact staff at (208) 387-6170.
Sincerely,
Craig Hoo
Senior Development Analyst
ACHD Planning & Development
Cc: Planning & Development/chron/project file
City of Meridian
Construction Services
Drainage
Kanti Patel, 2600 Fairview Avenue, Boise, ID 83702
Design Resources, 1014 LaPointe Street, Boise, ID 83706
'r 3161mr- Ada County Highway District
Richt-of-Wav
Planning Review Division
This application does not require Commission action and is approved at the staff level as of March 4, 2003.
Tech Review for this item was held with the applicant on February 28, 2003. Please refer to Attachment 2
for appeal guidelines. Staff contact: Craig Hood, 387-6174, choodunachd.ada.id.us
File Numbers: MAZ03-007, Rezone
Site address: Wells Street, west of Eagle Road and north of 1-84
Owner: James & Diane Fuhrman
1737 E. Summerfalls Drive
Meridian, ID 83642
Applicant:
Representative:
Kanti Patel
2600 Fairview Avenue
Boise, ID 83702
Design Resources
1014 LaPointe Street
Boise, ID 83706
Application Information
The applicant is requesting annexation and zoning approval from the City of Meridian to annex and rezone
2.2 -acres of RUT (Rural Urban Transition) zoned property to C -G (General Commercial). The site is located
on the northeast corner of Freeway Drive and Wells Street, west of Allen Street in Meridian.
Acreage: 2.2 -acres
Current Zoning: RUT (Rural Urban Transition)
Proposed Zoning: C -G (General Commercial)
Existing square footage: Vacant
A. Findings of Fact
Trip Generation: This development is estimated to generate 892 additional vehicle trips per day (0
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permit(s) on the site. The fee will be based on the impact fee ordinance in effect at that time. In
addition, there will be an extraordinary impact fee assessed and due prior to issuance of any building
permit on the site (see Miscellaneous below).
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. Site Information: The site is currently vacant.
5. Description of Adjacent Surrounding Area:
a. North: Single-family home on large lot
b. South: Interstate -84
c. East: Interstate-84/On-ramp
d. West: Single-family homes on large lots
6. Impacted Roadways:
Wells Street:
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
Nearest intersection:
Freeway Drive:
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
Nearest intersection:
Allen Street:
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
Nearest intersection:
Eagle Road:
Frontage:
Functional Street Classification
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
250 -feet
Local/Local Commercial
No current count available
25 MPH
Freeway Drive, an uncontrolled intersection
950 -feet
Local/Local Commercial
No current count available
25 MPH
Wells Street, an uncontrolled intersection
None
Collector
No current count available
25 MPH
Magic View Drive, a signalized intersection
None
Principal Arterial
42,307 south of Franklin Road on 2-20-02
Exceeds LOS "E" (37,000 VTD)
50 MPH
Allen Street, a signalized intersection
Roadway Improvements Adjacent To and Near the Site
Wells Street is currently improved with approximately 20 -feet of pavement, no curb, gutter or sidewalk
abutting the site or in the general vicinity. Freeway Drive is currently improved with approximately 20 -
feet of pavement, no curb, gutter or sidewalk abutting the site or in the general vicinity.
8. Existing Right -of -Way
There is currently 50 -feet of right-of-way (25 -feet from centerline) for Wells Street abutting the site.
There is currently 50 -feet of right-of-way for Freeway Drive abutting the site.
9. Existing Access to the Site
Access to the site is currently provided from a dirt/gravel driveway on Wells Street located
approximately 140 -feet north of the south property line. There is a second dirt/gravel access point to
the site, on Freeway Drive, located near the east property line.
10. Site History
ACHD has not reviewed this site in the recent past.
11. Five Year Work Program/Capital Improvements Plan (CIP)
None of the adjacent streets are currently listed in the Five Year Work Program or the CIP.
12. Miscellaneous
Extraordinary Impact Fee Area:
On December 30, 1998, the ACHD Commission acted on MCU -43-97 and as part of that action,
found that an extraordinary impact existed because of the potential of large volumes of trips that
would be generated by the redevelopment of Magic View Subdivision and required the construction
and dedication of a new road into the Magic View Subdivision from Eagle Road opposite the
driveway/private street into St. Luke's medical center. During consideration of MCU -43-97, the
Commission reviewed several options for assuring adequate and safe access from Eagle Road into
this rapidly redeveloping area. The selected option included the construction of the new road across
the property that was the subject of MCU -43-97 and through the subject site extending the road to the
intersection of Magic View Drive and Allen Drive. The cost of construction and right-of-way was to be
shared among all the redeveloping properties in Magic View Subdivision.
In the Consideration of MCU -43-97, the Ada County Highway District found that the anticipated fiscal
impacts of the anticipated developments in Magic View Subdivision are of such a magnitude that
ACHD will be unable to accommodate the developments without excessive and unscheduled public
expenditures that exceed the anticipated impact fees from such developments. Magic View Drive will
ultimately be constructed as a 52 -foot (4 -lane) street section, at its connection with Eagle Road,
tapering to a standard 46 -foot commercial street section 500 -feet west of Eagle Road. The cost of
the roadway was estimated to be approximately $650,000.00. Since that estimate, the developer of
MCU -43-97 has constructed about one-third of the length of the road. The construction of the road
was at the expense of the developer and ACHD purchased the right-of-way.
In its review of MCU -43-97, the Commission adopted an extraordinary fee based on trip generation
rates. The Commission determined that the Extraordinary Impact Fee would be $43.19 per trip. This
property is part of the Magic View Subdivision and should pay an overlay fee to the District. Staff
recommends that the Commission require the payment of that amount into a fund for the
reimbursement of cost to construct and dedicate right-of-way for a new road from the intersection of
Eagle Road and St. Luke's driveway to the intersection of Magic View Drive and Allen Drive as the
proportionate share of this property on a per trip basis.
Other Development in Magic View Subdivision:
• On July 28, 1999, the Commission reviewed MCUP99-24/MAZ99-14, a request for conditional use
approval to construct a 60,000 -square foot medical office building. The applicant requested
annexation from Ada County to the City of Meridian and a rezone from RT to CG. The 4.34 -acre site
is located on the west side of Allen Street west of Eagle Road, and approximately 700 -feet south of
Magic View Drive. This development was estimated to generate approximately 1,200 additional
vehicle trips per day.
• On July 28, 1999, the Commission reviewed MAZ-99-008/MCUP99-0026, a request for conditional
use approval for a 32,000 -square foot office building. The 3.77 -acre site is located at the northwest
corner of Eagle Road and 1-84, north of Gentry Way and east of Allen Street. This development was
estimated to generate approximately 1,120 additional vehicle trips per day. This application was
approved subject to the overlay impact fee imposed by the Commission on December 30, 1998 as
part of the action on MCU-43-97/MA-13-97.
• On November 29, 2000, the Commission reviewed MCUP00-049, a request for conditional use
approval to construct a 5,260 -square foot bank with drive-thru window. The 0.95 -acre site is located
on the west side of St. Luke's Drive (private)/Allen Street extended, and north of Magic View Drive.
This development was estimated to generate 1,400 additional vehicle trips per day. This application
was approved subject to the overlay impact fee imposed by the Commission on December 30, 1998
as part of the action on MCU-43-97/MA-13-97.
• On November 29, 2000, the Commission reviewed MCUP00-053, a request for a conditional use
approval to construct an 87 -room hotel within the Midvalley Subdivision. The 2.66 -acre site is located
at the northeast corner of Magic View Drive and Allen Street. This development was estimated to
generate 716 additional vehicle trips per day based on the Institute of Transportation Engineers Trip
Generation manual. The Commission previously reviewed and approved this site as MAZ99-
0022/MCUP99-0040, a rezone and conditional use application for an office and restaurant.
• In January of 2001, ACHD reviewed an application requesting conditional use approval to construct a
1,743 -square foot fast food restaurant with a drive-thru. The 0.97 -acre site is located on the
northeast corner of Magic View Drive and Allen Street in Boyd Subdivision. This development is
estimated to generate 866 additional vehicle trips per day (0 existing) based on the Institute of
Transportation Engineers Trip Generation Manual.
• In August of 2001, ACHD reviewed a preliminary plat for a 3 -lot commercial subdivision (Treasure
View Subdivision recorded as Boyd Subdivision) on 2.85 -acres. The site is located on the west side
of Eagle Road approximately �/4 of a mile south of Franklin Road. This development is estimated to
generate 264 additional vehicle trips per day.
• On September 26, 2001, the Commission reviewed Mystery View Subdivision, a preliminary plat for a
3 -lot commercial subdivision on 5.21 -acres. The site is located on the northwest corner of South
Allen Street and Magic View Drive. This development was estimated to generate 164 additional
vehicle trips per day (1,828 existing) based on the Institute of Transportation Engineers Trip
Generation Manual.
B. Findings for Consideration
This application is for a change in zoning. Listed below are some to the policies that
may apply to this site. The following Findings for Consideration are intended to cover
the District policies that will pertain to any development proposal for this site. Upon
the receipt of a development application in the future for this site the District may
include additional Findings of Consideration that may also apply to this site.
4
Wells Street/Freeway Drive
Right -of -Way
District policy requires 54 -feet of right-of-way on industrial/commercial roadways (Figure 72-F1 B).
This right-of-way allows for the construction of a 3 -lane roadway with curb, gutter and 5 -foot wide
concrete sidewalks. In accordance with District policy, the applicant should be required to dedicate an
additional 2 -feet of right-of-way for Wells Street and Freeway Drive abutting the site.
Street Section
District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be
constructed as a 40 -foot street section with curb, gutter and 5 -foot concrete sidewalk within 54 -feet of
right-of-way.
Roadway Improvements
District policy 7203.4 states that the developer is responsible for improving all street frontages
abutting the site, regardless of whether access is taken to all of the abutting streets. If a proposed
development abuts a paved local street, or streets, the developer shall widen the existing pavement
to one-half the required street width and construct improvements, curb, gutter and sidewalk abutting
the development, unless these improvements already exist. The District requires dedication of
additional right-of-way to accommodate one-half of the required street width according to District
Standards (District policy 7203.4.1). In accordance with District policy, the applicant should be
required to widen Wells Street and Freeway Drive to one-half of a 40 -foot street section and construct
curb, gutter and sidewalk abutting the site.
2. Access Points
Location
District policy F2 -F4 (1) and 72-F4 (2) require driveways located on commercial/industrial roadways
to offset a controlled and/or uncontrolled intersection a minimum of 50 -feet (measured near edge to
near edge). Any driveways on Wells Street or Freeway Drive should be located a minimum of 50 -feet
from the intersection of Wells StreetlFreeway Drive.
Design/Construction
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 36 -feet. Most commercial driveways will be constructed as curb -cut type
facilities if located on local streets.
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy 7207.9.1, the applicant should be required to
pave any driveways on Wells Street or Freeway Drive to their full width (maximum 36 -feet) and at
least 30 -feet into the site beyond the edge of pavement of the abutting roadway.
C. Anticipated Site -Specific Conditions
The following conditions are intended to cover the District policies that
will pertain to any development proposal for this site. Upon the receipt of
a development application in the future for this site the District intends to
include the following conditions and may add additional conditions that
may also apply to this site.
Dedicate an additional 2 -feet of right-of-way for Wells Street abutting the site and widen
Wells Street abutting the site to one-half of a 40 -foot street section and construct curb, gutter
and 5 -foot wide concrete sidewalk.
2. Dedicate an additional 2 -feet of right-of-way for Freeway Drive abutting the site and widen
Freeway Drive abutting the site to one-half of a 40 -foot street section and construct curb,
gutter and 5 -foot wide concrete sidewalk.
3. Construct any driveways on Wells Street and Freeway Drive a minimum of 50 -feet from the
Wells Street/Freeway Drive intersection (measured near edge to near edge). Any driveways
on Wells Street and Freeway Drive should be constructed to be a maximum of 36 -feet wide.
Pave any driveway(s) abutting public streets to their full width and at least 30 -feet into the
site beyond the edge of pavement of the abutting roadway.
4. Pay an Extraordinary Impact Fee to the District for the site's proportionate share of the
construction and right-of-way purchase of the St. Luke's Drive/Eagle Road intersection and
extension. Said fee will be based on the expected trip generation rate for this site. The
Extraordinary Impact Fee shall be $43.19 per trip.
5. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact Construction Services at 387-6280 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance.
2
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of
construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Appeal Guidelines
7
T. �:~:::: �....
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
Appeal Guidelines
r]
HUB OF TREASURE VALLEY
MAYOR
A Good Place to Live
LEGAL DEPARTMENT
Robert D. Carrie
CITY OF MERIDIAN
(208)466A272 •Fax 46644-5
CITY COUNCIL MEMBERS
PUBLIC WORKS
Ta„mydeWeerd
33 EAST IDAHO
BUILDING DEPARTMENT
Keith Bird
MERIDIAN, IDAHO 83642
(208) 898-5500 Faz 887-1297
Cherie McCandless
(208) 888.4433 - FAX (208) 887-4813
PLANNING AND ZONING
City Clerk Office Fax (208) 888-4218
DEPARTMENT
William LM. Nary
(208) 884.5533 - FAX 888-6854
MEMORANDUM: April 3, 2T0033
To: Mayor, City Council and Planning & Zoning Commission RE CE I V LD
From: David McKinnon, Planner II !. ` MAR 3.1 2003Bruce Freckleton, Senior Engmeering Tech
City Of Meridian
Re: Comfort Suites City Clerk Office
Annexation and Zoning of 2.223 Acres from RUT (Ada County) to C -G
(General Retail and Service Commercial District), by Kanti Patel. (Fide No.
AZ -03-007).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, Kani Patel, has applied for annexation and zoning approval of 2.223 acres of land
located on east side of South Wells Drive, just north of the Eagle -1/84 freeway on-ramp (west
bound). The requested zoning designation for the subject property is C -G, in conformance with
the Comprehensive Plan Future Land Use Map.
The applicant intends to develop the property as a motel in the future. Motel uses are permitted
in the C -G zone per the Schedule of use Control found in MCC 11-8-1.
The legal description for annexation and zoning appears to describe the subject property; and
complies with the requirements of the State Tax Commission and City of Meridian.
LOCATION
The property is located just north of the Eagle/1-84 west bound on-ramp, on the east side of S.
Wells Street.
SURROUNDING PROPERTIES
North: Rural residential/agricultural properties, zoned RUT (Ada County)
West: Rural residential/agricultural properties, zoned RUT (Ada County)
East: Rural residential/agricultural property, zoned RUT (Ada County) and a hotel and office
subdivision zoned C -G.
South: I-84, zoned I -L
AMM07 Comfm Supe
Planning & Zoning Commission/Mayor & City Council
April 3, 2003
Page 2
OWNER OF RECORD
The property owner of record is James and Diane Fuhrman and they have provided notarized
consent for submission of this application.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff
A. Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
The Comprehensive Plan Future land Use Map depicts the subject property as
"Commercial" which complies with the requested zoning designation of C -G.
Staff finds that the requested zone of C -G will be harmonious with and in
accordance with the Comprehensive Plan.
B. Is the area included in the zoning amendment intended to be rezoned in the
future;
Staff does not anticipate that the applicant intends to rezone the subject property
again in the future.
C. Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning —for example, a
residential area turning into a commercial area by means of conditional use
permits;
Staff finds that the proposed motel use will be a permitted use within the
requested C -G zone, unless restricted by a Development Agreement.
D. Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example, have the streets been widened, new
railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area;
City Council and Planning and Zoning Commission approved a 92 unit Hampton
Inn Hotel just to the east of the subject property in 2002. Furthermore there is
already a hotel/motel constructed very close to the subject property. The visibility
AZ43007 comfort SUDes.A2
Planning & Zoning Commission/Mayor & City Council
April 3, 2003
Page 3
of the property from I-84 has helped to dictate how this area is being developed in
the present and how it will develop in the future.
E. Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance with the existing or intended
character of the general vicinity and that such use will not change the
essential character of the same area;
Staff finds that the proposed use (motel) is required to be designed appropriately
to match with the intended commercial character of the general vicinity. Based on
the submitted site plan, additional landscape buffers will be needed to decrease
the impact of the project on the adjacent residential properties and the parking lot
may need to be revised as well. A detailed review of the project will need to be
completed upon submission of a Certificate of Zoning Compliance.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony to determine
whether or not the proposed use will be disturbing or hazardous to the existing or
future neighboring uses.
Staff anticipates that the increased traffic generated by the proposed motel use
may be considered disturbing or hazardous to the existing neighbors of the subject
property.
G. Will the area be served adequately by essential public facilities and services
such as highways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any of such services;
Staff finds that the property to be annexed can be served adequately by all
essential public facilities and services. Applicant shall be required to extend water
and sanitary sewer mains to and through the proposed development, thereby
making them available to the adjacent properties.
The Commission and Council should review ACED, and Fire Department's
comments concerning this annexation for further information regarding
availability of necessary public services.
H. Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
A M07 C.Suite
Planning & Zoning Commission/Mayor & City Council
April 3, 2003
Page 4
Staff finds that there will not be excessive additional requirements at public cost
and that the annexation and zoning will not be detrimental to the community's
economic welfare.
L Will the proposed uses 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;
Staff finds that the proposed annexation and motel use will create additional
traffic and noise that may be detrimental to the general welfare of the surrounding
residential area. As the rest of the properties surrounding this project develop the
traffic issue will be reduced. Therefore, staff does not feel that the amount of
traffic generated will be detrimental to the public welfare of the city.
J. Will the area have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the vehicular approaches off of S Wells Drive will create new
traffic on surrounding roads. However, staff does not believe that the proposed
motel's entrances will cause significant interference on the surrounding public
streets.
Please review ACHD comments concerning vehicular approaches and traffic
generation.
K Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approving the annexation and re -zone. Any existing trees larger than
4" caliper that are removed shall be mitigated for, per the Landscape Ordinance.
L. Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592, 11-17-1992)?
Staff finds that the annexation of this property would be in the best interest of the
City.
ANNEXATION AND ZONING CONDITIONS OF APPROVAL
1. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
Planning & Zoning Commission/Mayor & City Council
April 3, 2003
Page 5
2. All future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development.
Applicant shall be required to extend water and sanitary sewer mains to and through the
proposed development, thereby making them available to the adjacent properties.
4. The submitted site plan is not approved, and may need to be modified to comply with the
requirements of the MCC.
Staff recommends annexation and zoning of the subject property to a C -G zone, with the
aforementioned conditions of approval.
A]A3-004 Comfort si ite
RECETVF;D
CITY OF MERIDIAN APR - 3 2003
PUBLIC HEARING CITY OF1vEnililti
SIGN-UP SHEET
DATE April 3, 2003 ITEM # 6
PROJECT NUMBER AZ 03-007
PROJECT NAME Comfort Suites
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL