PZ Recommendations Staff Report to CCThree Corners Subdivision RZ-15-006 PAGE 1
STAFF REPORT
Hearing Date: June 16, 2015
TO: Mayor and City Council
FROM: Bill Parsons, Planning Supervisor
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Three Corners Subdivision - RZ-15-006
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant has applied for a rezone (RZ) of 12.65 acres of land from the C-C (Community
Business District), R-8 (Medium-density Residential) and R-4 (Medium Low-density Residential)
zoning districts to the C-C (Community Business District) (9.38 acres), R-8 (Medium-density
Residential) (2.76 acres) and R-4 (Medium Low-density Residential) (0.51 acres) zoning districts. See
Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed RZ application in accord with the conditions of approval
in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. The Meridian Planning
and Zoning Commission heard this item on May 7, 2015. At the public hearing, the Commission
voted to recommend approval of the subject RZ request.
a. Summary of Commission Public Hearing:
i. In favor: Kent Brown
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Kent Brown; response to the staff report.
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. None
c. Key Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number RZ-15-
006 as presented in the staff report for the hearing date of June 16, 2015, with the following
modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number RZ-15-006,
as presented in the staff report for the hearing date of June 16, 2015, for the following reasons: (You
should state specific reasons for denial)
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Continuance
I move to continue File Numbers RZ-15-006, to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located on the southeast corner of E. Chinden Boulevard and N. Locust Grove Road in
Section 29, Township 4 North, Range 1 East. (Parcel No.: S0529223000)
B. Owner/Applicant(s):
Sweet Land Development Inc.
1890 E. Dunwoody Court
Meridian, Idaho 83642
C. Representative:
Kent Brown, KB Planning
P.O. Box 36
Meridian, Idaho 83680
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a rezone. A public hearing is required before the Planning and
Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: April 20, and May 5, 2015 (Commission); May 11, and
25, 2015 (City Council)
C. Radius notices mailed to properties within 300 feet on: April 15, 2015 (Commission); May 8,
2015 (City Council)
D. Applicant posted notice on site(s) on: April 27, 2015 (Commission); June 3, 2015 (City Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site is currently being developed as a residential
subdivision and the commercial portion is vacant, zoned C-C, R-8 and R-4.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Chinden Boulevard and Banbury Subdivision, zoned R-1-P in the City of Eagle
2. East: Private school and church, zoned C-C and R-8
3. South: Three Corners Subdivision No. 2, zoned R-4
4. West: Fuller Ranchettes Subdivision, zoned R1 in Ada County
C. History of Previous Actions: In 2013, the property received rezone (RZ-13-010); preliminary plat
(PP-13-025) and development agreement modification (MDA-13-017) approval for a mixed use
development. The preliminary plat consisted of 54 residential lots, 8 commercial lots and 6
common lots. The property is subject to two (2) development agreements recorded as instrument
#108022887 and #114004225.
The City Council has approved two (2) phases of the final plats (FP-14-002 and FP-15-008).
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D. Utilities:
1. Public Works:
a. Location of sewer: Sewer extension is being reviewed and approved with the final plat
(FP-15-008).
b. Location of water: Water extension is being reviewed and approved with the final plat
(FP-15-008).
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: NA
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: NA
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated “Mixed Use – Community (MU-C)” on the Comprehensive Plan Future
Land Use Map. The purpose of this designation is to allocate areas where community-serving uses
and dwellings are seamlessly integrated. Featured elements of the mixed use development should
include the following:
Residential densities at a minimum of 6 dwelling units to the acre;
Where feasible higher density along SH 20/26 to serve employment destination centers;
A conceptual site plan;
Provide community serving facilities;
Provide some form of common, usable area, such as a plaza or green space;
Landscape buffering between commercial and existing low or medium density residential;
Three different types of land uses and;
Be accessible to neighborhoods by both vehicles and pedestrians.
With the previous approvals, the current zoning districts and the subdivision were deemed consistent
with the MU-C designation of the Comprehensive Plan. During the review of the second phase of the
final plat, an error was discovered between the boundaries of the current zoning districts and the
proposed second phase of the final plat. The rezone request is merely to correct this discrepancy.
Therefore, the requested rezone is still found to be consistent with the previous approvals and the
Comprehensive Plan.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of the Zone(s):
COMMERCIAL DISTRICTS (C-C): 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.
Six 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.
RESIDENTIAL DISTRICTS (R-4 and R-8): The purpose of the residential districts is to provide
for a range of housing opportunities consistent with the Meridian Comprehensive Plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
B. Schedule of Use: Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional (C),
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and prohibited (-) uses in the C-C zoning district. Table 11-2A-2 lists the principal permitted (P),
accessory (A), conditional (C), and prohibited (-) uses in the R-4 and R-8 zoning districts. Any
use not explicitly listed, or listed as a prohibited use is prohibited.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2B-3, UDC 11-2A-5 and UDC 11-2A-6 for the C-C, R-4 and R-8 zoning
districts.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Rezone (RZ):
As mentioned above, this property was approved for a mixed use development and zoned
accordingly. Since those approvals the first phase of the final pat has recorded and single family
homes are currently occupied or under construction.
With the current market demand the applicant has received approval of the second phase of the
residential portion of the development. During review of the final plat, it was discovered that the
current zoning boundaries did not coincide with the boundaries of the final plat. In order to
expedite the approval of the final plat, the City Council approved the final plat with a condi tion
that the applicant obtains approval of a rezone application to correct the zoning discrepancy prior
to City Engineer signature on the final plat. The legal descriptions and exhibit maps in Exhibit
A.2 represent the requested zoning boundary modifications and should correct the error.
Because the subject rezone is only required to correct a zoning boundary error, Staff is not
requiring additional conditions of approval or a development agreement with the subject
application. The applicant is still responsible to comply with all of the conditions of approval and
the recorded development agreements associated with the Three Corners Subdivision. Staff
recommends approval of the proposed rezone.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Rezone Legal Descriptions and Exhibit Maps
B. Conditions of Approval
C. Required Findings from Unified Development Code
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A. Drawings
1. Vicinity Map
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2. Rezone Legal Descriptions and Exhibit Maps
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B. Agency Comments
1. PLANNING DIVISION
1.1 Rezone
1.1.1 The Applicant shall meet all terms of the approved rezone, preliminary plat (RZ-13-010, PP-13-
025, FP-14-002 and FP-15-008) and recorded development agreements (Instrument No.(s)
108022887 and 114004225) for this subdivision.
2. PUBLIC WORKS DEPARTMENT
2.1 The Applicant shall comply with all previous conditions of approval associated with the file
numbers noted above in comment 1.1.1.
3. POLICE DEPARTMENT
3.1 The Police Department has no concerns related to this application.
4. FIRE DEPARTMENT
4.1 The Fire Department has no comments related to this application.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments related to this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT Comments have not yet been received from ACHD on this
application.
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C. Required Findings from Unified Development Code
1. Rezone Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation, 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 approximately 12.65 acres from the C-C, R-4 and R-8
zoning districts to the C-C, R-4 and R-8 zoning districts to ensure the zoning boundary is
consistent with the approved final plat. The Commission finds that the proposed map
amendment is generally consistent with the MU-C FLUM designation for this property. (see
section VII above).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed map amendment to the C-C, R-8 and R-4 zoning
districts is consistent with the purpose statements for commercial and residential districts as
detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public h ealth, safety,
and welfare;
The Commission finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. City utilities will be extended at the expense of the applicant.
The Commission recommends that the Council consider 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,
The Commission 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).
The Commission finds rezoning this property to correct the zoning discrepancy is in the best
interest of the City.