HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008
STAFF REPORT
TO:
Hearing Date: June 5, 2008
Planning & Zoning Commission
Sonya Watters, Associate City Planner
208-884-5533
Meridian Library Parking Lot Expansion
C%~E ~ ~~
M 3 0 2008
FROM:
SiJBJECT
Clliy OF IVtER1l71AIV
• Rz-oB-oo2 (~~~~
Rezone of 0.58 of an acre from R-4 (Medium Low-Densify~esid'ei~i~ OFFICE
L-O (Limited Office)
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Meridian Library District, has applied for a Rezone (RZ) of 0.58 of an acre of land
from the R-4 (Medium Low-Density Residential) to the L-O (Limited Office) zoning district. The
applicant is proposing to use the property to expand the existing parking lot for the Meridian Library
just to the west of the subject property. NOTE: The proposed use of the property is considered a
public/quasi-public use and as such, is a permitted use in the L-O zoning district.
A conceptual site plan was submitted with the RZ application that shows how the parcel proposed to
be rezoned and the existing parking lot to the west will redevelop into one new parking lot with
associated landscaping. A Certificate of Zoning Compliance application wild be required for the
construction of the new parking lot and landscaping.
The site is located at 1727 N. Leisure Lane, north of Cherry Lane on the west side of Leisure
Lane, approximately '/a mile east of N. Linder Road. The subject property is within the corporate
boundaries of the city.
2. SUMMARY RECOMMENDATION
The subject application was submitted to the Planning Department for review. Below, staff has
provided detailed analysis, comments, and recommended actions for the requested RZ application.
Staff is recommending approval of the subject Rezone (RZ-08-002) request as presented in the
staff report for the hearing date of June 5, 2008 with a Development Agreement, based on the
Findings of Fact listed in Exhibit D of this staff report.
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number RZ-08-002 as presented in the staff report for the hearing date of June 5,
2008, with the following modifications: (Add any proposed modifications)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number RZ-08-002 as presented during the hearing on June 5, 2008: (Please state
specific reasons for denial of the annexation request)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number RZ-08-
002 to the hearing date of (insert continued hearing date here) for the following reason(s): (State
specific reason(s) for continuance)
Meridian Library Parking Lot Expansion RZ PAGE 1
CITY OF MERIDIAN PLAN ING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
1727 N. Leisure Lane (Parcel #51201346618)
SW '/ of Section 1, Township 3 North, Range 1 West
b. Owner:
Meridian Library District
1326 W. Cherry Lane
Meridian, ID 83642
c. Applicant:
Same as Owner
d. Applicant/Representative: Ed Daniels, Hummel Architects, PLLC
e. Present Zoning: R-4 (Medium Low-Density Residential)
£ Present Comprehensive Plan Designation: Office
g. Description of Applicant's Request: The applicant is requesting a rezone from R-4 to L-O to
expand the existing parking lot for the Meridian Library.
h. Applicant's Statement/Justification: "The library's increasing patronage has placed a demand on
the number of parking spaces available. Safety concerns, due to the heavy traffic on Cherry Lane,
have risen as patrons are parking in remote areas and walking to the library. Currently, the
property is zoned for R-4, which does not allow for the use requested. The proposed zone, L-O,
would allow for the proposed use. We feel this project will compliment and improve the guide to
future growth and development for the City of Meridian." from Applicant's narrative submitted
with the RZ application; see 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 the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the Planning & Zoning Commission and City Council on this matter.
b. Newspaper notifications published on: May 19, 2008 and June 2, 2008
c. Radius notices mailed to properties within 300 feet on: May 8, 2008
d. Applicant posted notice on site by: May 26, 2008
6. LAND USE
a. Existing Land Use(s): The property is currently vacant.
b. Description of Character of Surrounding Area: The area surrounding the subject property consists
of residential and office uses.
c. Adjacent Land Use and Zoning:
1. North: Residential property, zoned R-4
2. East: Office, zoned L-O and R-4
3. South: Library parking lot and an existing vacant building, zoned L-O
Meridian Library Parking Lot Expansion RZ PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NNE 5, 2008
4. West: Library parking lot, zoned L-O
d. History of Previous Actions: The adjacent properties owned by the Meridian Library at 1326 W.
Cherry Lane (Ordinance #726), 1729 N. Leisure Lane (Ordinance #751), and 1250 W. Cherry
Lane were all previously zoned L-O. (Note: The zoning map shown in Exhibit A.1 shows an
incorrect zoning district for the property at the west boundary of the site; it shows R-8 zoning but
it is actually L-O.)
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: Sewer service is located in N. Leisure Lane.
Location of water: Water service is located in N. Leisure Lane.
Issues or concerns: A portion of the property in this application is located in the Leisure Lane
subdivision. Currently the residents of the leisure lane subdivision are working with DEQ to
resolve inadequate well and septic issues. Public Works department has been working with
the residents on a design to make city services available and the mechanics of forming an
LID. Also all unities should be installed before the completion of any new road service.
2. Vegetation: There are no existing trees on the property proposed to be rezoned at this time;
several existing mature trees shown on the 2007 aerial view of the property have been
removed from the site. Several existing trees are shown on the concept plan. Mitigation is
required for all existing healthy trees 4-inch caliper or greater that are/were removed
from the site, in compliance with the standards listed in UDC 11-3B-lOC.
3. F'loodplain: NA
4. Canals/Ditches Irrigation: NA
5. Hazards: Staff is unaware of any hazards associated with this property.
6. Proposed Zoning: L-O (Limited Office)
7. Size of Property: 0.58 of an acre
f. Landscaping: Landscaping is not required with the subject RZ application; however, landscaping
in accordance with LTDC standards will be required with approval of the Certificate of Zoning
Compliance application for the parking lot expansion.
g. Summary of Proposed Streets and/or Access: One two-way access driveway to the proposed
parking lot is depicted on the site plan from Cherry Lane via Leisure Lane. Two one-way
driveways enter and exit the parking lot on the west boundary from/into the library property west
of the site. A possible driveway connection to the existing parking lot to the south is also depicted
on the plan. No new access points to Cherry Lane are proposed. See Analysis below for more
information on streets and access in this area.
7. COMMENTS MEETING
On May 16, 2008 a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, and the Sanitary Services Company. These
agencies submitted comments on this application, which are included in Exhibit B of this report.
8. COMPREIiENSIVE PLAN POLICIES AND GOALS
Meridian Library Parking Lot Expansion RZ PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JiJNE 5, 2008
This property is designated "Office" on the Comprehensive Plan Future Land Use Map. This
designation provides opportunities for low-impact business areas. These would include offices,
technology and resource centers; ancillary commercial uses may be considered (particularly within
research and development centers or~technological parks). The proposed L-O zoning district complies
with the Office designation for this property. Further, the proposed parking lot for the library is
considered apublic/quasi-public use, which is a permitted use in the proposed L-O zoning district.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed development (staff analysis in italics below policy):
Protect existing residential properties from incompatible land use development on
adjacent parcels. (Chapter VII, Goal IV, Objective C, Action 1)
Staff believes that the proposed use of the property for additional parking for the library will
be compatible with the existing residences north of the site and office uses/zoning to the east
and south.
Require all new parking lots to provide landscaping in internal islands. (Chapter V,
Goal III, Objective D, Action 3)
The conceptual site plan submitted by the applicant depicts landscaping within the proposed
parking lot in internal islands. Parking lot landscaping must comply with the standards listed
in UDC 11-3B-8C.
Stafffinds that the proposed L-O zoning designation is generally harmonious with and in
accordance with the Comprehensive Plan and surrounding uses.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: The anticipated parking lot expansion for the Meridian Library
is considered apublic/quasi-public use. Per UDC Table 11-2B-2, public/quasi-public uses are a
permitted use in the proposed L-O zoning district.
b. Purpose Statement of Zone: Per UDC 11-2B-1, 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 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.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
RZ Application: As mentioned above, the applicant is requesting a rezone of 0.58 of an acre
from R-4 to L-O. The Comprehensive Plan future land use map designation for this property is
Limited Office; which is consistent with the proposed L-O district. The applicant is proposing to
use this property to expand the existing parking lot for the Meridian Library to the west of the
site. The existing parking lot and the property proposed to be rezoned will be combined into one
parking lot with new striping and landscaping. The proposed use of the property for a parking lot
is considered apublic/quasi-public use, which is a permitted use in the proposed L-O district.
The applicant has submitted a conceptual site plan, attached in Exhibit A.2, showing how the
property proposed to be rezoned and the adjacent property to the west may redevelop with a new
parking lot and associated landscaping. One two-way driveway is proposed to the site from
Cherry Lane via Leisure Lane. Two one-way driveways enter and exit the parking lot on the west
Meridian Library Parking Lot Expansion RZ PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008
boundary from/into the library property west of the site. A possible connection to the existing
parking lot to the south is also depicted on the plan.
This property is unique in that it encompasses all of Leisure Lane, a private street that is 42 feet in
width, at the east boundary, south to Cherry Lane. Leisure Lane is an existing private street that is
used for access to the subject property, the property to the east, and the residences north of the
site. The residential property owners to the north own the land to the center of Leisure Lane;
Leisure Lane is located within an easement north of the site. Leisure Lane is currently improved
on this site with approximately 22 feet of asphalt, no curb, no gutter and no sidewalk (a raised
curb exists along the east boundary adjacent to the office property that separates a 5-foot wide
area that serves as a sidewalk but is the same level as the street). Leisure Lane is considered a
substandard street and all of the residential properties to the north are therefore considered non-
conforming properties (they are single-family homes without public street frontage). ACRD owns
an 8' +/- wide strip of land consisting of 0.04 acres along the west boundary of Leisure Lane,
which will be used for future expansion of Leisure Lane as a public street. Staff believes that
Leisure Lane should be improved as a public street as a provision of rezoning this property. If
Leisure Lane is improved as a public street, then all of the properties that have access to Leisure
Lane can someday re-develop in conformance with City Code. If the improvement and dedication
of Leisure Lane on this property does not occur, staff believes there will be a negative impact on
the adjacent neighbors. Staff is recommending as a Development Agreement provision that
the applicant improve and dedicate right-of--way for Leisure Lane as a public street,
consistent with ACRD standards, from Cherry Lane to the north boundary of the site. This
improvement and dedication shall occur prior to approval of the Certificate of Zoning
Compliance for the parking lot expansion. (Note: A plat is not required for dedication of ROW
in this instance because it's located at the edge of the property.)
Based on the policies and goals contained in the Comprehensive Plan, the future land use
designation of Limited Office for this property and residential and office uses of adjacent
properties, Staff believes that the requested rezone to L-O is appropriate for this property. Please
see Exhibit D for detailed analysis of the required facts and findings.
The rezone legal description submitted with the application (stamped on April 2, 2008 by Kevin
Borah, PLS) shows the property within the existing corporate boundary of the City of Meridian.
Development Agreement: UDC 11-SB-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. Staff believes 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. If the Commission or
Council feel that additional development agreement provisions are necessary, staff recommends a
clear outline of the commitments of the developer being required.
Prior to rezone ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner (at the time of rezone ordinance adoption), and
the developer. The applicant shall contact the City Attorney, Bill Nary, at 898-5506 to initiate
this process. The DA shall incorporate at least the following:
Improve and dedicate Leisure Lane from Cherry Lane to the north property line consistent
with ACRD public street standards, prior to approval of the Certificate of Zoning Compliance
for the parking lot expansion. (Note: Street section may be reduced due to limited right-of-
way width, as determined by ACHD.)
Parking lot lighting shall be shielded so that no direct light shines into adjacent residential
properties. The applicant shall submit a lighting plan that has been approved by the Police
Department, with the Certificate of Zoning Compliance application for the new parking lot.
Meridian Library Parking Lot Expansion RZ PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008
A Certificate of Zoning Compliance (CZC) application shall be submitted to the Planning
Department for approval of the proposed parking lot expansion after the Rezone ordinance
and Development Agreement have been approved by City Council. The site plan submitted
with the CZC shall substantially comply with the conceptual development plan attached in
Exhibit A.2. If a use other than a parking lot is proposed on this property in the future, a
modification to the subject Development Agreement shall be required.
b. Staff Recommendation: Staff recommends that the subject property be rezoned to L-O per the
comments listed in Section 10 and the findings in Exhibit D of this staff report.
11. EXHIBITS
A. Drawings/Map
1. Vicinity/Zoning Map
2. Conceptual Site Plan
3. Existing Library Site Plan
B. Agency Comments
C. Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Meridian Library Parking Lot Expansion RZ PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JIJNE•5, 2008
A. Drawings/Map
1. Vicinity/Zoning Map
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008
2. Conceptual Site Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008
3. Existing Library Site Plan
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CITY OF MEIUDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 20U8
B. Agency Comments
1. PLANNING DEPARTMENT
1.1 The rezone legal description submitted with the application (stamped on April 2, 2008 by
Kevin Borah, PLS) shows the property within the existing corporate boundary of the City of
Meridian.
1.2 A Development Agreement (DA) will be required as part of the rezone of this property.
Prior to the rezone ordinance approval, a DA shall be entered into between the City of
Meridian and the property owner(s) (at the time of annexation ordinance adoption). The
applicant shall contact the City Attorney, Bill Nary, at 888-4433 within 6 months of
Council approval to initiate this process. The DA shall include, at minimum, the
following:
a. Improve and dedicate Leisure Lane from Cherry Lane to the north property line
consistent with ACRD public street standards, prior to approval of the Certificate of
Zoning Compliance for the parking lot expansion. (Note: Street section may be reduced
due to limited right-of--way width as determined by ACHD.)
b. Parking lot lighting shall be shielded so that no direct light shines into adjacent residential
properties. The applicant shall submit a lighting plan that has been approved by the
Police Department, with the Certificate of Zoning Compliance application for the new
parking lot.
c. A Certificate of Zoning Compliance (CZC) application shall be submitted to the Planning
Department for approval of the proposed parking lot expansion after the Rezone
ordinance and Development Agreement have been approved by City Council. The site
plan submitted with the CZC shall substantially comply with the conceptual development
plan attached in Exhibit A.2. If a use other than a parking lot is proposed on this property
in the future, a modification to the subject Development Agreement shall be required.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in N
Leisure LN. The applicant shall install mains to and through this subdivision ending at the
north property line; applicant shall coordinate main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service. 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 being proposed via extension of mains in N Leisure LN. The
applicant shall be responsible to install water mains to and through this development ending
at the north property line. Coordinate main size and routing with Public Works.
2.3 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized imgation, sanitary sewer and water.
2.4 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.5 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved.
3. FIRE DEPARTMENT
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JiJNE 5, 2008
3.1 One and two family dwellings not exceeding 3600 square feet will require afire-flow of 1,000
gallons per minute for a duration of 2 hours to service the entire project. One and two family
dwellings greater than 3600 square feet and greater will require a minimum fire flow as
specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided
as required by Appendix C of the International Fire Code.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 YZ" 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 placed 18" above finished grade to the center of the 4 ''/z" outlets.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.4 All entrances/exits on the east and west ends of the proposed parking lot shall have a turning
radius of 28' inside and 48' outside radius when turning both north and south directions.
4. POLICE DEPARTMENT
4.1 Parking lot lighting needs to be shielded so that no direct light shines into adjacent residential
properties to the north and south. The applicant shall submit a lighting plan that has been
approved by the Police Department with the Certificate of Zoning Compliance application for
the new parking lot.
5. SANITARY SERVICES
5.1 SSC has no comments related to this application.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008
C. Legal Description & Exhibit Map
~EXHiBIT A.
Legaf pescript"sdn fn~::Re-Zone
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Bald Section 1;'tieirig rnaniunerrtedtiy afqund 51~c,retiar
~T;t~ence S'outfr 89°34'28`' East; cantident inrith tl:-e•:southerlyr Ilse of said SE 114 SW 11'4 of Section
1',,e.dlst~~Ce of 2'b3A0 feet; .
Tfneno~ Nottfi RQ 0:2'18" East, parallel wifhithe westerly~l'ine• ofi said. SE.114~ S1N 114' of Sectioh 1~~,a
distance of:4U t10~ feet tp~the'POINT'O>:' 6E~NNINC;
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Thence N"orttt 89'34'28'° Vlfest,.:paralle{ wrttj .the soutiierty itne of saEd~ SE 114: SVII 1 C4 of Section 1,
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008
D. 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 rezone all of the subject property to L-O. If the applicant
complies with the DA provisions, 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 the proposed use of the property for a parking lot expansion for the Meridian
Library is consistent with the requested L-0 zoning district and future land use map
designation of Office for this property.
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 Conunission and Council rely on any oral or
written testimony that maybe 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,
If the applicant complies with the DA provisions, Staff fmds 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.
b. The annexation is in the best of interest of the City (LTDC 11-SB-3.E).
Staff finds that the rezone of this property to L-O would be in the best interest of the City.