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STAFF REPORT
Hearing Date: February 19, 2009WE
TO: Planning & Zoning Commission IDIAN"
I I- FROM: Sonya Watters, Associate City Planner' �;� i . t.� `'' ,
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(208) 884-5533 -
SUBJECT: CPA-09-003/AZ-09-001 — Goff SEB 3 2
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicants, Garland Goff and Shannon Hamrick, have applied to amend the Comprehensive Plan
Future Land Use Map (CPA) by changing the future land use designation on 2.05 acres of land,
consisting of 3 tax parcels, from medium density residential to commercial. The application also
includes a request for annexation and zoning of one 0.76 acre parcel (0.86 of an acre including right-
of-way to centerline of W. Pine Avenue) with a C -N zoning district.
The applicant has submitted a conceptual development plan for the property proposed to be annexed.
The applicant proposes to retain the existing structure and construct an approximate 70' x 81'
addition that will house Flow Aquatics, a corporation specializing in learn -to -swim lessons for
beginners and stroke instruction for valley tri -athletes and other more advanced swimmers.
H. SUMMARY RECOMMENDATION
Staff recommends that the Commission and Council carefully consider the request to determine if
approval of the proposed CPA and AZ is in the best interest of the City. Staff recommends
approval of CPA -09-003 and AZ -09-001 per the Analysis in Section 7 and the Findings listed in
Exhibit D of this staff report with changes to the Comprehensive Plan Future Land Use Map as
depicted in Exhibit A.2.
NOTE: The Commission is only allowed to recommend amendments to the Comprehensive Plan
Future Land Use Map every six (6) months. The last amendment to the map recommended by the
Commission was on 8114108, which exceeds the minimum six month requirement between that and
the current request. After making a recommendation on the subject application, the Commission will
have to wait at least six months before recommending any additional changes to the Map.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers CPA -09-003 and AZ -09-001, as presented in the staff report for the hearing
date of February 19, 2009, with the following comments: (Add any proposed comments.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers CPA -09-
003 and AZ -09-001 to the hearing date of (insert continued hearing date here) for the following
reason(s): (State specific reason(s) for a continuance.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers CPA -09-003 and AZ -09-001, as presented during the hearing on February
19, 2009, for the following reasons: (State specific reasons for denial of the subject CPA application.)
Goff CPA -09-003 & AZ -09-001
IV. APPLICATION AND PROPERTY FACTS
A.
Site Address/Location:
The subject property for the CPA request is located at 1665, 1705, and 1725 W. Pine Avenue in
% Section 11, Township 3 North, Range 1 West (Tax Parcels: #S1211417479;
the southeast of
S1211417415;S1211417473)
The subject property for the AZ request is located at 1725 W. Pine Avenue in the southeast 1/4 of
Section 11, Township 3 North, Range 1 West (Tax Parcel: #S1211417479)
B.
Owners of the Property for the CPA:
Virtual Keystrokes, LLC, 2010 Mumbarto Avenue, Boise, ID 83713 (Parcel: #S1211417479)
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Rock Brown, 2188 W. Sonoma Drive, Meridian, ID 83642 (Parcel: S 1211417473)
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Raymond & Danielle Newhouse, 1665 W. Pine Avenue, Meridian, ID 83642 (Parcel: #
S1211417415)
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Owner of the Property for the AZ:
Virtual Keystrokes, LLC, 2010 Mumbarto Avenue, Boise, ID 83713 (Parcel: #S1211417479)
C.
Applicant/Representative:
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Garland Goff (208)323-7667
D.
Applicant's Statement/Justification: See applicant's narrative for this information.
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V. PROCESS FACTS
.
A.
The subject application is for a Comprehensive Plan Map Amendment. A public hearing is
required before the Commission and City Council on this matter, consistent with Idaho State
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Code and Unified Development Code, Title 11, Chapter 5.
B.
The subject application is for Annexation and Zoning. A public hearing is required before the
Commission and City Council on this matter, consistent with Idaho State Code and Unified
Development Code, Title 11, Chapter 5.
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C.
Newspaper notifications published on: February 2, and 16, 2009
D.
Radius notices mailed to properties within 300 feet on: January 30, 2009
E.
A public service announcement was broadcast faxed on January 30, 2009 regarding this
application.
F.
Applicant posted notice on site by: February 8, 2009
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VI. LAND USE
_
A.
Existing Land Use(s): There are three existing structures on the subject properties along with
associated outbuildings. Two are residential properties and one is a church ministry use; one of
the residential properties is the subject of the AZ application and is proposed to redevelop as a
swim facility.
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B.
Description of Character of Surrounding Area and Adjacent Land Use and Zoning: The area
.
surrounding the properties subject to the CPA request consists of residential, school, church
ministry, and industrial uses.
1. North: Meridian High School, zoned R-4
Goff CPA-09-003 & AZ-09-001 PAGE 2
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2. East: Property owned by ACRD, zoned L -O
3. South: Storage facility, zoned I -L
4. West: Single-family residential property, zoned Rl (Ada County)
C. History of Previous Actions: None
D. Utilities:
1. Public Works
Location of sewer: 1665, 1705 and 1725 are currently receiving sewer service from W. Pine
Ave.
Location of water: 1665, 1705 and 1725 are currently receiving water service from W. Pine
Ave.
E. Physical Features:
1. Canals/Ditches Irrigation: There are no major facilities that traverse this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Floodplain: The subject property does not lie within the floodway or floodplain.
F. Access: The conceptual development plan submitted with this application shows one driveway
access to W. Pine Avenue in the current location.
VII. COMPREHENSIVE PLAN/ANALYSIS
CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS:
The subject properties are currently designated "Medium Density Residential" on the Comprehensive
Plan Future Land Use Map. The applicant is requesting a map amendment to "Commercial" for the
subject properties.
Per the Comprehensive Plan, the Commercial designation "provides a full range of commercial and
retail to serve area residents and visitors. Uses may include retail, wholesale, .service and office uses,
multi -family residential, as well as appropriate public uses such as government offices. Within this
land use category, specific zones may be created to focus commercial activities unique to their
locations. These zones may include neighborhood commercial uses focusing on specialized service
for residential areas adjacent to that zone." The proposed C -N zoning district the property at 1725 W.
Pine Avenue is consistent with the proposed Commercial designation of this property.
Additionally, because these properties all have direct access to W. Pine Avenue, a minor arterial
street, staff believes that commercial uses are more appropriate than residential.
Idaho Code 67-6508 states that "the plan shall consider previous and existing conditions, trends,
desirable goals and objectives, or desirable future situations for each planning component." Staff has
reviewed the subject CPA application and offers the analysis and recommendations contained herein
for the Commission and the City Council's consideration. Please see below and Exhibit D for detailed
analysis of the required findings for a Comprehensive Plan Map Amendment.
Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive
Plan to be applicable to this application (staff analysis is in italics below policy):
Goff CPA -09-003 & AZ -09-001
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• Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
➢ Sanitary sewer and water service will be extended to the property at the applicant's
expense.
➢ The subject land currently lies within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
➢ The subject land currently lies within the jurisdiction of the Ada County Sheriffs Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
➢ The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (A CBD). This service will not change.
➢ The subject land is currently serviced by the Meridian School District No. 2. This service
will not change.
➢ The subject land is currently serviced by the Meridian Library District. This service will
not change and the Meridian Library District should suffer no revenue loss as a result of
the subject annexation.
Municipal, fee -supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
• Chapter VII, Goal IV, Objective C, Action 1 (page 113) — Protect existing residential properties
from incompatible land use development on adjacent parcels.
The map amendment proposes to designate the subject properties for commercial use. Staff
believes that the proposed future land use designation is compatible with existing and planned
uses in this area and will be compatible with industrial uses to the south. A buffer will be
required adjacent to the residential use to the west of the subject parcels.
• Chapter IV, Goal I, Objective A, Action 6 (page 26) — Permit new residential, commercial, or
industrial developments only where urban services can be reasonably provided at the time of final
approval and development is contiguous to the City.
Only one of the subject parcels is proposed to be annexed at this time. This property is
contiguous to the City and sanitary sewer and water are readily available to the site.
• Chapter VI, goal III, Objective A, Action 13 (page 87) — Develop indoor/outdoor multiple use
facilities (i.e. recreation center, fairgrounds, etc.) for a variety of recreational, educational,
cultural, and sports purposes and uses.
Staff believes that the addition of an indoor swim facility, which will provide swimming lessons to
beginners as well as stroke instruction for valley tri -athletes and more advances swimmers, will
offer a much needed service in the community.
Goff CPA -09-003 & AZ -09-001 PAGE 4
• Chapter VII, Goal I, Objective B, Action 5 (page 109) — Locate new community commercial
areas on arterials or collectors near residential areas in such a way as to complement with
adjoining residential areas.
Staff believes that commercial uses on these properties, adjacent to a minor arterial street (W.
Pine Avenue), will complement nearby residential areas and provide needed services in this area
of the city..
• Chapter VI, Goal II, Objective A, Action 12 (page 85) — Develop methods, such as cross -access
agreements, frontage roads, to reduce the number of existing access points onto arterial streets.
With the redevelopment of this site, staff is requesting the applicant provide cross -access to the
properties to the east and west to reduce the number of access points onto Pine Avenue, an
arterial street.
• Chapter VII, Goal IV (page 112) — Encourage compatible uses to minimize conflicts and
maximize use of land.
Staff believes that the proposed future land use designation of commercial is appropriate for
these properties as they lie adjacent to Pine Avenue, a minor arterial street. The properties to the
east are already zoned for commercial office and industrial uses and the property to the south is
industrial. For these reasons, Staff believes the proposed commercial designation for these
properties is appropriate and is compatible with existing & future uses in the area.
STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS
Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review,
and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements
which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell
out how these policies are to be achieved.
The order in which the following policies are presented implies no order or priority.
a. Community Design
The purpose of this element is to ensure a pattern of planned growth resulting in orderly and
attractive developments within the City of Meridian. As is applicable to the subject application,
the City should encourage the clustering of commercial development at or near existing arterials
and collector roads and require landscaping of new development to provide beautification. All
future construction on the subject sites will require approval of a Certificates of Zoning
Compliance prior to construction or a change in use. Staff will ensure that fixture development on
this sites comply with any and all applicable design and landscaping standards, as provided for
through the Unified Development Code.
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Residential and commercial developments must be easily served by City infrastructure and public
services. Staff believes that all necessary services are currently available to the subject site and
will still be available upon development of the site.
c. Housing
The City of Meridian is charged with ensuring adequate and attractive living environment which
meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. As
the site is currently proposed for fixture commercial use, Staff finds that this element is not
applicable to the subject application.
Goff CPA -09-003 & AZ -09-001 PAGE 5
d. Economic Development
Meridian's economic base has been gradually shifting over the last 20 years from a farming -based
economy to a retail, service, and manufacturing -based economy. During this time, local policy
with regard to the types of lands needed to support the economic and employment needs of the
community has also changed. The 2002 Comprehensive Plan forecasts the need to continually
adjust the provision of commercial lands in order to gradually broaden economic opportunity
throughout the City.
e. Public Services, Facilities, and Utilities
City water and sewer service is currently provided to the subject properties. Public services are
provided to the properties already within the city; public services such as police protection will be
provided to the property proposed to be annexed upon annexation.
f. School Facilities and Student Transportation
The purpose of this element is to direct new residential development to areas with adequate
school facilities and student transportation. The applicant is proposing a commercial development
on the site. Therefore, the subject application does not apply here.
g. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. Staff does not believe that the proposed plan amendment would negatively impact
transportation within the City of Meridian in this area if approved.
h. Natural Resources
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. Staff does not believe that future commercial development of this property will
significantly pollute or degrade the natural environment.
i. Special Areas
The subject amendment does not directly impact any lands zoned for open spaces, natural
resources, or scenic areas, nor does the parcel contain any known significant natural resources.
j. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplain, unstable slopes, etc. Staff is unaware of any hazardous areas on this site.
k. Recreation
Recreation resources within Meridian include 15 City parks totaling approximately 180 acres.
The City is in process of developing new park facilities. The City also maintains several
pathways. This site is not formally designated for recreational purposes.
1. Land Use
The policies of this element are presented in the Comprehensive Plan Land Use Map. The Map is
a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map
has been prepared to identify suitable areas for future residential, commercial, and industrial
development. The Map is designed to be a projection of growth pattern for the City. Therefore,
the Map is to be used as a guide for decision regarding request for land use changes. Staff
believes the commercial development and zoning within the immediate area and access to an
arterial street has deemed this property more appropriate for light commercial uses, thus
justifying the request the land use change to "Commercial."
Goff CPA -09-003 & AZ -09-001 PAGE 6
m. Implementation
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the
Comprehensive Plan and its policies, under the direction and supervision of the Meridian City
Council. The Planning & Zoning Commission is also authorized by the Council to review,
approve and make recommendations on proposals affecting the public's interest in land use.
n. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the City to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff believes that the
requested Comprehensive Plan Land Use Map change would not unconstitutionally violate
private property rights. A neighborhood meeting was held on January 30t' of which none of the
neighbors attended.
VIII. UNIFIED DEVELOPMENT CODE
No amendments to the Unified Development Code are being proposed. If the CPA to Commercial is
approved, the requested annexation and zoning to C -N for the property at 1725 W. Pine Avenue
would comply with the map designated use of the property.
a. Zoning Schedule of Use Control: UDC 11-2B-2 lists uses that are principal permitted (P),
accessory (A), and conditional (C) or prohibited (-) uses within the proposed C -N district. The
proposed indoor recreation facility is a principal permitted use in the proposed C -N district.
b. Purpose Statement of Zone (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 (4) districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location of
the district in proximity to streets and highways. Allowed uses in the C -N district are of the small
scale convenience uses. Further, properties in the C -N district should take access via arterials or
collectors.
c. Dimensional Standards: Development of the site proposed to be zoned C -N shall comply with the
dimensional standards of the C -N district listed in UDC Table 11-2B-3.
d. Landscaping:
1. Width of street buffer(s): A 25 -foot wide landscape buffer will be required adjacent to W.
Pine Avenue, a minor arterial street, in compliance with the standards listed in UDC 11 -3B -
7C.
2. Width of buffer(s) between land uses: A 20 -foot wide landscape buffer will be required
adjacent to residential uses upon development of this site, in compliance with the standards
listed in UDC 11 -3B -9C. Currently, residential uses exist to the west and east (along the
southern portion of this site). If a reduced buffer width is proposed as shown on the concept
plan, the applicant must submit a request for Alternative Compliance to the Planning
Department.
3. Percentage of site as open space: NA
4. Parking lot landscaping: Internal parking lot landscaping is shown on the concept plan. All
parking lot landscaping shall comply with the standards listed in UDC 11 -3B -8C.
5. Tree Preservation: Mitigation is required for all existing healthy trees 4 -inch caliper or greater
Goff CPA -09-003 & AZ -09-001 PAGE 7
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m. Implementation
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the
Comprehensive Plan and its policies, under the direction and supervision of the Meridian City
Council. The Planning & Zoning Commission is also authorized by the Council to review,
approve and make recommendations on proposals affecting the public's interest in land use.
n. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the City to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff believes that the
requested Comprehensive Plan Land Use Map change would not unconstitutionally violate
private property rights. A neighborhood meeting was held on January 30t' of which none of the
neighbors attended.
VIII. UNIFIED DEVELOPMENT CODE
No amendments to the Unified Development Code are being proposed. If the CPA to Commercial is
approved, the requested annexation and zoning to C -N for the property at 1725 W. Pine Avenue
would comply with the map designated use of the property.
a. Zoning Schedule of Use Control: UDC 11-2B-2 lists uses that are principal permitted (P),
accessory (A), and conditional (C) or prohibited (-) uses within the proposed C -N district. The
proposed indoor recreation facility is a principal permitted use in the proposed C -N district.
b. Purpose Statement of Zone (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 (4) districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location of
the district in proximity to streets and highways. Allowed uses in the C -N district are of the small
scale convenience uses. Further, properties in the C -N district should take access via arterials or
collectors.
c. Dimensional Standards: Development of the site proposed to be zoned C -N shall comply with the
dimensional standards of the C -N district listed in UDC Table 11-2B-3.
d. Landscaping:
1. Width of street buffer(s): A 25 -foot wide landscape buffer will be required adjacent to W.
Pine Avenue, a minor arterial street, in compliance with the standards listed in UDC 11 -3B -
7C.
2. Width of buffer(s) between land uses: A 20 -foot wide landscape buffer will be required
adjacent to residential uses upon development of this site, in compliance with the standards
listed in UDC 11 -3B -9C. Currently, residential uses exist to the west and east (along the
southern portion of this site). If a reduced buffer width is proposed as shown on the concept
plan, the applicant must submit a request for Alternative Compliance to the Planning
Department.
3. Percentage of site as open space: NA
4. Parking lot landscaping: Internal parking lot landscaping is shown on the concept plan. All
parking lot landscaping shall comply with the standards listed in UDC 11 -3B -8C.
5. Tree Preservation: Mitigation is required for all existing healthy trees 4 -inch caliper or greater
Goff CPA -09-003 & AZ -09-001 PAGE 7
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that are removed from the site with equal replacement of the total calipers lost on site up to an
amount of 100% replacement.
IX. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
AZ Application:
The applicant has submitted a conceptual development plan, attached in Exhibit A.3, showing
how the property proposed to be annexed and zoned is anticipated to redevelop with a swim
facility. The applicant is proposing to construct a 70' x 81' addition to the existing residential
structure. The facility is proposed to contain approximately 1,300 square feet of administrative
area, 6,200 square feet of instruction area, mechanical, and storage areas. The facility will have 3
small in -ground warm water teaching pools; changing stalls, bathroom facilities, and a
waiting/viewing area.
The facility will continue to provide the community with the Learn -to -Swim program for
beginners and efficiencies in swim stroke instruction for valley tri -athletes and other more
advanced swimmers in this new location.
The annexation legal description prepared by Glenn Bennett, PLS, dated 11/7/08 and submitted
with the application, is accurate and meets the requirements of the City of Meridian and State Tax
Commission.
Access: Access to the site is proposed via one access driveway to/from W. Pine Avenue.
Cross -Access: Cross -access is not proposed to adjacent properties on the concept plan. However,
staff believes cross -access should be provided to the properties to the east and west for future
interconnectivity and to reduce access points on Pine Avenue, an arterial street, in compliance
with the Comprehensive Plan (see analysis above in Section VII).
Parlang: Off-street parking is included on the concept plan for this site that meets and exceeds
the standards for commercial uses listed in UDC 11 -3C -6B.
Landscaping: A 25 -foot wide street buffer is required adjacent to Pine Avenue. A 20 -foot wide
buffer to residential uses is required. If a lesser buffer width is proposed as shown on the concept
plan, a request for Alternative Compliance to UDC Table 11-213-3 shall be submitted to the
Planning Department.
Building Elevations: The applicant has submitted conceptual building elevations, attached in
Exhibit A.4, that show what the proposed addition will look like and how it will integrate with the
existing structure. No building materials are depicted on the plans.
Development Agreement: UDC 11 -5B -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. Please see
Exhibit B for a list of DA provisions applicable to this site.
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
Goff CPA -09-003 & AZ -09-001 PAGE 8
2. Future Land Use Maps (Existing and Future)
3. Conceptual Development Plan
4. Conceptual Building Elevations
B. Agency and Department Comments
C. Legal Description & Exhibit Map
D. Required Findings from the Unified Development Code
Goff CPA -09-003 & AZ -09-001
PAGE 9
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2. Future Land Use Map (Existing & Future)
Exhibit A - 3 -
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3. Conceptual Development Plan
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B. Agency and Department Comments
On January 29, 2009, Planning Staff held an agency comments meeting. The agencies and
departments present include: Meridian Fire Department, Meridian Public Works Department,
Meridian Police Department, and Sanitary Service Company. Staff has included all comments and
recommended actions in the attached Exhibit B.
1. PLANNING DEPARTMENT
1.1 The annexation legal description prepared by Glenn Bennett, PLS, dated 11M08 and submitted
with the application, is accurate and meets the requirements of the City of Meridian and State Tax
Commission.
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, the
property owner(s) at the time of rezone ordinance adoption, and the developer. The Applicant
shall contact the City Attorney, Bill Nary, at 888-4433 within one year of Council approval to
initiate this process; a fee of $303.00 shall be paid by the applicant to the City Attorney's office
prior to commencement of the DA. The DA shall, at minimum, incorporate the following
provisions:
a. Future development of this site shall substantially comply with the conceptual development plan
and building elevations included in Exhibits A.3 and A.4 and design standards currently in effect
at the time of Certificate of Zoning Compliance application.
b. A Certificate of Zoning Compliance application is required to be submitted to the Planning
Department for the change in use and new construction proposed on this site.
c. Direct access to W. Pine Avenue is prohibited except for the existing access shown on the
conceptual development plan approved with this application. Cross -access shall be provided
to the property to the west (parcel #51211417515) and the property to the east (parcel
#51211417415) at the southeast boundary of the site for future interconnectivity. A
recorded copy of the cross -access agreement(s) shall be provided with the Certificate of
Zoning Compliance application for the change in use of this site.
d. 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, within 6 months after the date of
annexation ordinance approval. 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.
e. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8, within 6 months after the date of annexation ordinance
approval. Contact Central District Health for abandonment procedures and inspections
(208)375-5211.
2. FIRE DEPARTMENT
2.1 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
2.2 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide and support an imposed weight of 75,000
GVW.
Exhibit C - 5 -
Exhibit C -6-
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2.3
For all Fire Lanes provide signage "No Parking Fire Lane".
2.4
Commercial and office occupancies will require a fire -flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
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2.5
Provide a Knox box entry system for the complex prior to occupancy.
2.6
All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
2.7
Pool chemicals shall be stored in compliance with the International Fire Code.
3.
PUBLIC WORKS DEPARTMENT
"
3.1
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
i
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, a single -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
obtaining a certificate of occupancy.
r
3.2
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.
_
3.3
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to obtaining a certificate of
_
occupancy.
4.
POLICE DEPARTMENT
4.1
The Police Department has no concerns related to this application.
5.
PARKS DEPARTMENT
'k
5.1
Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-313-10) will be followed.
5.2
Standard Plan for Protection of Existing Trees during Construction: The standard established in
,,.
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the City of Meridian Landscape Ordinance (UDC 11-3B-10) will be followed.
6.
SANITARY SERVICE COMPANY
6.1
SSC did not submit comments on this application.
7.
ADA COUNTY HIGHWAY DISTRICT (DRAFT COMMENTS)
This application is for comprehensive plan amendment, annexation and rezone only. Listed
below are some of the site specific conditions that the District may identify when it reviews a
future development application. The District may add additional site specific requirements
�
when it reviews a specific redevelopment application.
7.1
Site Specific Conditions of Approval
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7.1.1
Either construct minimum 5 -foot wide detached concrete sidewalk a minimum of 28 -feet from
the centerline of Pine Avenue abutting the site, or pay a road trust deposit in the amount of $9,460
r
($25.00/LF x 344LF x 110%) to pay for sidewalk to be installed along the site frontage when the
°.
intersection is constructed.
Exhibit C -6-
'A 6-
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2
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Exhibit C -6-
'A 6-
7.1.2 Construct one curb -return driveway, 24 -feet wide and intersecting Pine Avenue approximately
450 -feet west of Linder Road. Pave the driveway its full width at least 30 -feet into the site.
7.1.3 Other than access specifically approved during the development process, direct lot access to Pine
Avenue is prohibited.
7.1.4 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 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.
7.2.5 Comply with the District's Tree Planter Width Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 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.
7.2.8 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.
7.2.9 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.
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) 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.
7.2.12 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.
7.2.13 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
Exhibit C - 7 -
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.
Exhibit C
-8-
y
a
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.
Exhibit C
-8-
C. Legal Description & Exhibit Map
ANNEXATION DESCRIMON
FOR THE
Crff OF MERIDIAN, IDAHO
JEREMEY HAMRICK
A parcel located in the SE % of Section 11, Township 3 North, Range I West, Boise Meridian,
Idaho, Ada County, Idaho, more particularly described as follows:
Commencing at an aluminum cap monument marking the northeasterly comer of said SE V4 from
which a brass cap monument marking the northwesterly comer of said SE V4 bears N 89" 11' 18" W
a distance of 2655.26 feet;
Thence N 89'1 PI 8" W along the northerly boundary of said SE % a distance of 380.00 feet to the
POINT OF BEGINNING;
Thence continuing N 89" 1 I'l 8" W a distance of 131.70 feet to a point;
Thence leaving said northerly boundary S 0048'42'W a distance of 283.00 feet to a point;
Thence S 89'11' l 8" E a distance of 133.10 fed to a point;
Thence N 0°31'38'" E a distance of 283.00 fed to the POINT OF BEGINNING.
This parcel contains 0.96 acres, more or less.
This description was prepared from record information and no field survey was performed. Civil
Survey Consultants, incorporated is not liable or responsible for any discrepancies that a field
survey might disclose.
Prepared by: Glenn K. Bennett, PU
Civil Survey Consultants, Incorporated
November 7, 2008
M1
I Wti Cc
MERIDIAN PURUC
WORKS DVT.
Exhibit C - 9 -
SKETCH 70 ACCOMPANY ANNEXATION OESCRIPTION FOR THE CITY OF UrRIDIAIV
LOCATED IN THE SE 114 OF .SECTION 11, TOWNSHIP 3 NORN, RANGE I WEST,
BOISE MERIDIAN, ADA COUNTY, IDAHO
pozvr OP
lk ft to. reg.
Exhibit C - 10 -
ev'6± f17 111174U
D. Required Findings from the Unified Development Code
1. Comprehensive Plan Amendment 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 amendment to the
Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
Staff finds that the proposed change to the Future Land Use Map does not directly conflict
with other elements of the Comprehensive Plan.
b. The proposed amendment provides an improved guide to future growth and
development of the city.
Staff finds the proposed land use change will provide an improved guide to future growth
and development in this area of the city.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
Staff finds that the proposed amendment is internally consistent with the Goals, Objectives,
and Policies of the Comprehensive Plan (see Section VII for detailed analysis). Staff
believes sufficient provisions have been made to accommodate future commercial
development in this area.
L The proposed amendment is consistent with the Unified Development Code.
Staff finds that the proposed amendment is generally consistent with the Unified
Development Code. Staff will ensure full compliance with the UDC and other city design
and development criteria, as development is proposed.
e. The amendment will be compatible with existing and planned surrounding land uses.
Staff finds that the future commercial uses on these properties will be compatible with
surrounding (existing and future) uses.
E The proposed amendment will not burden existing and planned service capabilities.
Staff finds that the proposed amendment would not burden existing and planned service
capabilities in this area of the city.
g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
Staff finds that the proposed map amendment to commercial will allow for a mix of uses on
the site that should be compatible with the existing and future education, industrial, and
residential uses in the area.
It. The proposed amendment is in the best interest of the City of Meridian.
Staff finds that the proposed amendment is in the best interest of the City.
Exhibit D - 0 -
2. Annexation 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 annex and zone the subject property with a C -N zoning
district. 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 for the proposed commercial designation. Please see Comprehensive Plan Policies
and Goals, Section VII, 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 anticipated use of the property for a swim facility (indoor recreation
facility) is consistent with the requested C -N zoning district and proposed future land use
map designation of commercial 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 if approved. Staff recommends that the Commission and
Council rely on any oral or written testimony that may be provided when determining this
finding.
D. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
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.
E. The annexation is in the best of interest of the City (UDC 11 -5B -3.E).
Staff finds that Annexation and Zoning of this property to a C -N zoning district is in the
best interest of the City.
Exhibit D - I -