PZ -Updated Staff Report for 10-15 STAFF REPORT C�
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COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 10/15/2020 Legend
DATE: Continued from: 911 712 02 0
PRagec#Lflca ions
TO: Planning&Zoning Commission
FROM: Sonya Allen,Associate Planner
208-489-0578
SUBJECT: H-2020-0085
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Ada County Coroner
LOCATION: 173 N. Touchmark Way(Lots 2 &3, ® '
Block 2, Seyam Subdivision), in the SW f ~
%4 of Section 9,Township 3 N.,Range -.�
1 E.
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I. PROJECT DESCRIPTION
Rezone of 1.77 acres of land from the Light Industrial(I-L)to the General Retail and Service
Commercial(C-G)zoning district for the development of a coroner's office for Ada County.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 1.77
Future Land Use Designation Industrial
Existing Land Use(s) Vacant/undeveloped land
Proposed Land Use(s) Public/quasi-public(coroner's office)
Current Zoning I-L
Proposed Zoning C-G
Neighborhood meeting date;#of June 25,2020—Six(6)people in attendance.
attendees:
History(previous approvals) RZ-09-005 (Development Agreement Instrument#2014-
068084)
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) I No
• Requires ACHD Commission No
Action(yes/no)
Page 1
Description Details Page
Access(Arterial/Collectors/State Access is proposed via existing curb cuts
Hwy/Local)(Existing and Proposed) as follows: (1)entry/exit and(1)exit only
driveway from N.Touchmark Way and
(1)entry only driveway via E.Lanark
Street,both industrial collectors;no
access is proposed via E.Franklin Rd.
Stub Street/Interconnectivity/Cross Access NA
Existing Road Network Arterial(Franklin Rd.)and collector
streets(Touchmark&Lanark); local
street access is not available to this
property.
Existing Arterial Sidewalks/Buffers Attached sidewalk exists on this lot along
E.Lanark St.&N.Touchmark Way;
there are no existing street buffers.
Proposed Road Improvements None
Fire Service No comments submitted
Police Service No comments submitted
Wastewater
• Distance to Sewer Services NA
• Sewer Shed Five Mile Trunkshed
• Estimated Project Sewer ERU's See Application
• WRRF Declining Balance 13.97
• Project Consistent with WW Yes
Master Plan/Facility Plan
• Impacts/Concerns • Flow is committed
• No proposed changes to Public Sewer
Infrastructure has been shown within
record.Any changes or modifications
to the public sewer infrastructure shall
be reviewed and approved by Public
Works.
Water
• Distance to Water Services NA
• Pressure Zone 4
• Estimated Project Water ERU's See application
• Water Quality No concerns
• Project Consistent with Water Yes I
Master Plan
• Impacts/Concerns No changes to public water infrastructure proposed. Any unused
water main stubs must be abandoned at the main in the road.
Page 2
C. Project Area Maps
Future Land Use Map Aerial Map
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III. APPLICANT INFORMATION
A. Applicant/Representative:
Brenda Brosa,Lombard Conrad Architects— 1221 Shoreline Lane,Boise, ID 83702
B. Owner:
Ada County—200 W. Front Street,Boise, ID 83702
Page 3
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 8/28/2020
Radius notification mailed to
properties within 300 feet 8/26/2020
Public hearing notice sign posted 9/2/2020,updated on
on site 9/25/2020
Nextdoor posting 8/28/2020
V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan)
The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this property as
Industrial. This designation allows a range of uses that support industrial and commercial activities.
Industrial uses may include warehouses, storage units, light manufacturing, flex,and incidental retail
and offices uses. In some cases uses may include processing,manufacturing,warehouses, storage
units,and industrial support activities.
The abutting property to the south is designated Commercial. Commercial designations provide a full
range of commercial uses to serve area residents and visitors. Desired uses may include retail,
restaurants,personal and professional services, and office uses, as well as appropriate public and
quasi-public uses.Multi-family residential may be allowed in some cases,but should be careful to
promote a high quality of life through thoughtful site design, connectivity and amenities.
The Applicant proposes to rezone the subject property from I-L to C-G and develop a coroner's office
(classified as a public/quasi-public use) for Ada County on this lot and the larger abutting lot to the
south,which is already zoned C-G and is designated on the FLUM as Commercial. Because
designations on the FLUM aren't parcel specific, an adjacent abutting designation,when appropriate
and approved as part of a public hearing with a land development application,may be used.
Accordingly,the Applicant requests approval for the abutting Commercial designation to be used for
the property proposed to be rezoned as both properties will be consolidated into one property and
developed as one. The proposed public/quasi-public use is a desired use in the Commercial
designation.
The following Comprehensive Plan Policies are applicable to this development:
• Encourage infill development. (3.03.01E)
The Comprehensive Plan defines infill as "development on vacant parcels, or redevelopment
of existing parcels to a higher and better use that is surrounded by developed property within
the City of Meridian." The subject property is surrounded by some existing development, is
directly adjacent to the Franklin Road transportation corridor, and is readily available to
connect to city water and sewer.
• Focus development and redevelopment intensity on key transportation corridors. (3.07.02C)
The proposed public/quasi public use is proposed adjacent to E. Franklin Rd., a key
transportation corridor.
• Encourage compatible uses and site design to minimize conflicts and maximize use of land.
(3.07.00)
Page 4
The County is proposing to develop the 4 acre site with a public/quasi-public use. The
proposed use has aspects that pertain to both commercial and industrial uses which makes
this a good location. The site has been designed to separate the medical functions of the site
from the public entrance. Staff believes the proposed use is compatible with surrounding land
uses of retail and warehousing directly to the west and north.
• "Permit new development only where it can be adequately served by critical public facilities
and urban services at the time of final approval,and in accord with any adopted levels of
service for public facilities and services."(3.03.03F)
City water and sewer service are available to serve the proposed development in accord with
UDC 11-3A-21.
VI. STAFF ANALYSIS
REZONE:
A rezone of 1.77 acres of land from the I-L to the C-G zoning district is proposed consistent with
the Commercial FLUM designation applied to this property from the abutting property to the
south as discussed above. A legal description for the rezone area is included in Section VIII.A.
Rezoning this property to C-G consistent with that of the adjacent property to the south will
create uniform zoning for the overall property. Although the UDC does not prohibit multiple
zones on a single parcel, split zoning does make it problematic to decipher which of the two
standards(industrial vs. commercial)to enforce. The rezone to C-G will ensure that the
development meets the dimensional standards of one district versus two.
Proposed Use:
The Applicant proposes to develop the subject property and the abutting property to the south as
one property with a coroner's office for Ada County, classified as a public/quasi-public use.
Public/quasi-public uses are listed in UDC Table 11-2B-2 as a principal permitted use in the C-G
zoning district, subject to the specific use standards listed in UDC 11-4-3-30: Public or Quasi-
Public Use as follows:
A. Public recreation and community centers: The use shall meet the standards in accord
with section 11-4-3-2, "Arts, Entertainment or Recreation Facility, Indoors and
Outdoors", of this chapter.
B. Public or quasi public office: The use shall meet the standards for office use in accord
with the district in which the use is located.
Dimensional Standards (UDC Table 11-213-3):
Development of the property is subject to the dimensional standards set forth in UDC Table 11-
213-3 for the C-G district.
Development Plan:
A conceptual development plan was submitted, included in Section VIII.B that depicts a 35,000
square foot 2-story building oriented north/south on the site with the entry fronting on S.
Touchmark Way.
Access(UDC 11-3A-3):
One(1)entry/exit and one (1)exit only is proposed via N. Touchmark Way and one(1)entry
only is proposed via E. Lanark St.,both classified as industrial collector streets; no access is
proposed or approved via E.Franklin Rd., an entryway corridor. Per the recorded Development
Agreement(DA), direct lot access to Franklin Rd. is prohibited. Staff is supportive of the access
points depicted on the submitted concept plan.
Page 5
Parking(UDC 11-3C):
Off-street parking is required to be provided with development in accord with the standards listed
in UDC Table 11-3C-6 for commercial districts based on one space per 500 feet of gross floor
area. With a proposed building size of 35,000 square feet, 70 parking spaces are required. The
conceptual site plan indicates 117 public parking spaces and 51 secured employee parking spaces
for a total 168 spaces,which exceed UDC standards.
Sidewalks(UDC 11-3A-1 :
Seven-foot attached sidewalks already exist along all of the street frontages. UDC 11-3A-17
requires 5-foot detached along arterial and collector streets. However,because these facilities are
fairly new, Staff is not requiring the applicant to replace the existing attached sidewalks with
detached sidewalks.
Landscaping(UDC 11-3B):
A 35' wide street buffer will be required along E. Franklin Rd., an entryway corridor, and 20'
landscape buffers will be required along N. Touchmark Way and E. Lanark St., designated as
collector streets,with development and landscaped per the standards listed in UDC 11-3B-7C.
Parking lot landscaping, including 5' wide buffers adjacent to parking, loading and other
vehicular use areas, including the planter islands, are required with development per UDC 11-3B-
8C.
Fencing(UDC 11-3A-6,11-3A-�•
The concept plan depicts secure parking on the west side of the building.Any fencing proposed
for this development is required to comply with the standards listed in UDC 11-3A-7.
Utilities(UDC 11-3A-21):
Public services are available to accommodate the proposed development in accord with UDC 1I-
3A-21. Any unused water main stubs must be abandoned at the main in the road.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant has submitted conceptual elevations and perspectives of the proposed building,
included in Section VIII.C). Future development of this site is required to comply with the design
standards in UDC 11-3A-19 and the ASM.
Development Agreement(DA):
The City may require a DA in conjunction with a rezone pursuant to Idaho Code section 67-
6511A. In this case,the subject property is already governed by an existing DA recorded as
Instrument No. 2014-068084. The provisions contained in this agreement are consistent with the
provisions staff would require in a new DA. Therefore, staff is not recommending a new DA with
the subject rezone request and the property will remain subject to provisions of the existing DA.
VII. DECISION
A. Staff:
Staff recommends approval of the requested rezone with the comment noted in Section IX per the
Findings in Section IX.
Page 6
VIII. EXHIBITS
A. Rezone Legal Description and Exhibit Map
Exhibit "A"
REZONE DESCRIPTION-LOT 2, BLOC -SEYAM SUBMI ION
A parcel or land being Lot 2,Black�and the adjacent Right of WaY,5warn Subdivision as recorded in
Book 108of Plats,Pages 15674-15676 records efAda County. Located in the SW 1f4 of5ectio+1 9,T,3
N-r R-1 E.,B.M-,Meridian,Ada County,Idaho,more particularly des€rlbed as Failows;
Cornmenciog at the Section Corner cpmmpn to Svdians$,5,16,and 17 of said T,3 K.RA E.from which
the 1/4 Corner common to Sections 9 and 16 of said T.3 N.r R_1 E. bears N 59°11'45"E a dlstan a of
7706.25 fee -'Thence N 89`11'W E a distance of 1464.22 feet along the south Jive of said Sectlan 9 tG d
point;Thence N 00'4Sr14"W a distance of465-00 feet to the southwest Corner of Lot 2,4314ck 7 of
Sewm 5ubdivisian also being the Point of Beginning.
Thence fallowing the westerly boundary Mine of Said Lot�and the northerly extension there¢F N
00'4J3'14'W a distance of 224.74 feet to a pole t at the centerline of E,Lanark Street;
Thancrs following said teriterline.5 83 5B'19"E a distance of 342.41 ferat to a poirEt at interseet3on of _
Lanark Street and IV_Tauchmark Way;
Following the centerline of N.Tau chunark Way the following 3 callr.;
Thgnga S OT0342"W a distance of 157.97 feet to a polnt of curvature;
Thence 47.83 along t h a arc of a curve to the right said curve having a radius of 300,40 feetr a€entra1
angle of 9'0905"an d a Lang chord o f 5 04"37'"W,47.78 feet to a paint on a tangent;
Thence 5 09'11'46"W a distance of 29.71 feet to a poirit;
Thence leaving tih a centerline of N.To uch mark Way and Fal lowing a lean%the south bound ary li ne of said
Lot 2 and the Pasterly extension thereof N 99'11'4V W a distance of a3t_48 feet to the Point of
Beginning.
Said parcel contains 1.77 Acres 177,113 SgFt}more or less_
This description is based on data of Record,no field Survey was conducted.
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Page 7
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Page 13
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Future development of this site shall comply with the provisions of the existing Development
Agreement Instrument#2014-068084.
X. FINDINGS
A.Annexation and/or Rezone(UDC 11-5B-3E)
Required 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:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds the rezone of the subject site to the C-G zoning district is consistent with the
Commercial FL UM designation in the Comprehensive Plan applied to this property from the
abutting Commercial designated property to the south on which the majority of the subject
property is proposed to develop, also zoned C-G.
2. The map amendment complies with the regulations outlined for the proposed district, specifically
the purpose statement;
Staff finds the proposed public/quasi public use will be consistent with the purpose statement of
the commercial districts in that it will support the purpose ofproviding for the service needs of
the community, in accordance with the Meridian Comprehensive Plan
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Staff finds that the proposed rezone should not be detrimental to the public health, safety, or
welfare. Staff recommends the Commission and Council consider any oral or written testimony
that may be provided when determining this finding.
4. 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 rezone will not result in any adverse impact upon the delivery of
services by any political subdivision providing services to this site.
5. The annexation(as applicable)is in the best interest of city
NA
Page 14