CC - Commission Recommendation Staff Report 4-27 STAFF REPORT E IDIANn-=-
COMMUNITY DEVELOPMENT DEPARTMENT A H O
HEARING 4/27/2021 Legend
DATE: 0
��PFajecT Lacs Tian �
TO: Mayor&City Council
FROM: Alan Tiefenbach,Associate Planner UUILUX
208-884-5533 - -
Bruce Freckleton,Development
Services Manager
208-887-2211
SUBJECT: AZ H-2021-0008 ,
Meridian South Fire Station&Police
Substation
41
LOCATION: 2385 E. Lake Hazel Rd
South side of E. Lake Hazel Rd,between
S. Locust Grove Rd. and S. Eagle Rd.
I. PROJECT DESCRIPTION
Annexation&zoning of 4 acres of land with the R-8 zoning district to develop a 11,650 sq. ft. fire
station and 11,060 sq. ft.police substation building(public or quasi-public use). The applicant is the
City of Meridian. The property is directly east of Discovery Park, and surrounded by land that was
annexed in 2015 as the South Meridian Annexation,although the subject property was not included
as part of the annexation. Plans are to develop the fire station and the police substation separately,
with the fire station construction planned for 2022. Following annexation, a conditional use permit is
required for a public or quasi-public use in the R-8 zone district per UDC 11-2A-2.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 4 acres
Future Land Use Designation Medium Density Residential
Existing Land Use(s) Residential/Rural
Proposed Land Use(s) Public or quasi-public use(Fire Station and Police
Substation)
Lots(#and type;bldg./common) 1
Phasing Plan(#of phases) 2,with the fire station proposed for development first.
Density(gross&net) N/A
Open Space(acres,total N/A
[%]/buffer/qualified)
Amenities N/A
Pagel
Description Details Page
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date;#of February 3,2021,no neighbors attended.
attendees:
History(previous approvals) None
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD Commission No
Action es/no
Access(Arterial/Collectors/State E.Lake Hazel Rd/New N/S collector that is planned for
Hwy/Local)(Existing and Proposed) construction at the east of the property.
Traffic Level of Service
Stub Street/Interconnectivity/Cross Applicant will be required to construct collector street
Access along the eastern property line which will stub at the south
adjacent to the southern property line.
Existing Road Network E.Lake Hazel Rd.
Existing Arterial Sidewalks/ None along property.There is an existing 10'pathway
Buffers along the Discovery Park frontage to the west.
Proposed Road Improvements Applicant will be required to construct 10'pathway along
E.Lake Hazel Rd and will construct the new north/south
collector roadway at the site's east property line to stub to
the site's south property line as well as 10'pathway along
this frontage as well.
Distance to nearest City Park(+ Discovery Park(South Meridian Regional Park)directly
size) adjacent to the west and south.
Fire Service
• Distance to Fire Station The proposal includes a fire station.
Police Service
• Distance to Police Station The proposal includes a police substation.
Wastewater
• Distance to Sewer Services N/A
• Sewer Shed South Black Cat Trunkshed
• Estimated Project Sewer See Application
ERU's
• WRRF Declining Balance 14.08
• Other Sewer will come from Discovery Park
Flow is committed
Water
• Distance to Water Services 0
• Pressure Zone 5
• Estimated Project Water See Application
ERU's
• Water Quality No concerns
• Project Consistent with Water Yes
Master Plan
• Other Water will come from E.Lake Hazel Rd.
Page 2
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III. APPLICANT INFORMATION
A. Applicant/Representative: Stacy Redman, City of Meridian
33 E. Broadway Ave, Meridian, ID 83642
B. Owner: City of Meridian
33 E. Broadway Ave,Meridian, ID 83642
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 3/12/2021 4/9/2021
Radius notification mailed to
properties within 500 feet 3/9/2021 4/7/2021
Radius notification published on 2/22/2021 4/9/2021
Nextdoor posting 3/9/2021 4/7/2021
Sign Posting 3/15/2021 4/8/2021
V. STAFF ANALYSIS
A. Future Land Use Map Designation(https:llwww.meridianciu.or /g compplan)
The property is designated for medium density residential(MDR). This designation allows for
dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be
considered with the provision of additional public amenities such as a park, school,or land
dedicated for public services.
The FLUM shows a fire and police station symbol in the general vicinity(north side of E. Lake
Hazel Rd). The purpose of this designation is to preserve and protect existing and planned fire
and police station locations throughout the Area of City Impact which provide efficient
emergency response. The proposed fire and police station in this location would be consistent
with the recommendations of the FLUM.
B. Comprehensive Plan Policies (https://www.meridiancity.or /g compplan):
• Develop and implement master plans for all public facilities, services, and safety to guide the
growth of the City. (3.02.01).
The subject property is shown to be within an area designated as afire/police station on the
Future Land Use Map.
• Support the appropriate expansion of City facilities, services, staff, and other resources to
keep up with demand and established levels of service. (3.02.01 D)
• Ensure that quality fire protection,rescue and emergency medical services are provided
within Meridian. (4.11.03)
• Establish and maintain levels of service for public facilities and services, including water,
sewer,police,transportation, schools, fire, and parks. (3.02.01 G)
A significant amount of land has been annexed in the surrounding area. This includes the
Impressive East Ridge, Bicentennial Farms, Apex and Apex Southeast, Lavender Heights, Sky
Page 4
Mesa, Pura Vida and The Keep subdivisions. Much of this area is not within the City's
preferred 5-minute response time, and this future fire station and police sub-station were
anticipated during the analysis of these projects'analysis. This annexation and zoning would
support appropriate expansion and maintenance of services and would ensure quality fire
and emergency services and would significantly improve the emergency response times.
• Ensure that new development and subdivisions connect to the pathway system. (4.04.01A)
The Pathways Master Plan shows a future 10'wide pathway along E. Lake Rd. as well as a
10'pathway along the eastern portion of the property(in the area of the future collector
road). The 10'pathway already exists along the northern perimeter of Discovery Park; the
applicant will be required to complete this pathway along the north and eastern property
lines.
• Reduce the number of existing access points onto arterial streets by using methods such as
cross access agreements, access management, and frontage/backage roads, and promoting
local and collector street connectivity. (6.01.02B)
The property presently takes access from two driveways off E. Lake Hazel Rd. However, a
future collector is shown at the east side of the property. This collector is intended to serve
the subject property as well as provide access to Discovery Park. The applicant will build
this collector road from E. Lake Hazel Rd to the southern property line.As is required by
UDC 11-3A-3, the applicant will be required to close both driveways accessing E. Lake
Hazel Rd.
• Require all new development to create a site design compatible with surrounding uses
through buffering, screening,transitional densities, and other best site design practices.
(3.07.01A)
The applicant's concept plan shows landscape buffers along E. Lake Rd and the future
collector street. Landscape screening is reflected on the plan to screen the site from
Discovery Park at the west and any future development to the south.
C. Existing Structures/Site Improvements:
There is an existing residence and agricultural buildings on the site which were constructed in
1940. All buildings will be removed with development of the site.
D. Proposed Use Analysis:
UDC defines fire station and police stations as a"public or quasi-public use."This use is allowed
in the R-8 zone district as a conditional use.
E. Specific Use Standards (UDC 11-4-3):
UDC 11-4-3-30 states public or quasi-public uses shall meet the standards for office use in accord
with the district in which the use is located.
F. Dimensional Standards(UDC 11-2):
The applicant proposes to zone the property to R-8. Dimensional standards in the R-8 zone
district include a minimum lot size of 4,000 sq. ft., front setbacks of 25' from a collector street,
rear setback of 12' and 10' side setback. Building height is limited to 35'. A 25' buffer is required
along arterial roads and 20' along collector roads. The concept plan as submitted appears to meet
the minimum dimensional standards.
Page 5
G. Access(UDC 11-3A-3, 11-3H-4):
Lake Hazel Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site.
There is 50-feet of right-of-way for Lake Hazel Road. Lake Hazel Road is planned to be widened
to 5-lanes from Locust Grove Road to Eagle Road between 2036 and 2040.
ACHD is requiring the applicant to dedicate right-of-way along Lake Hazel Road abutting the
site.ACHD has mentioned the applicant will be required to construct a minimum 5-foot wide
detached concrete sidewalk,but as already mentioned,the Parks Dept is requiring the applicant to
construct a 10' detached pathway along E. Lake Hazel to connect to the pathway to the west.
The applicant will be required to construct a new north/south collector roadway along the site's
east property line from the south property line to Lake Hazel Road. The applicant will also be
required to install a temporary turnaround at the terminus of the stub street since it will be longer
than 150-feet. Although ACHD is requesting the applicant construct 5' wide sidewalk along this
collector,per the Parks Department,the applicant will be required to construct a 10' detached
pathway along this section. This E. Lake Hazel Rd/Collector Road intersection is planned for
signalization.
The applicant has proposed to construct 2 driveways from the site to the new collector roadway;
one for the police station and a wider driveway for the fire station. The applicant will be required
to close the 2 existing driveways from the site onto Lake Hazel Road.
H. Parking(UDC 11-3C):
UDC 11-3C requires one(1) space for every five hundred(500) square feet of gross floor area.
With 22,710 sq. ft. between the first station and the police sub-station,45 parking spaces are
required,whereas 55 are provided. 17 parking spaces are provided to the public at the east, and 38
secure parking spaces are provided at the west side of the property. 12 of the parking spaces
would be covered. The concept plan shows at least 3 additional spaces for fire apparatus at the
east side of the fire station.
The parking plan does not appear to meet all the landscaping requirements of UDC 11-3B-8.
Internal parking lot landscaping is required with any parking lot with more than 12 spaces,
including internal islands at intervals no greater than 12 spaces. Landscape planters are also
required at the end of rows of parking. This will need to be addressed at the time of CZC
submittal.
I. Pathways( UDC 11-3A-8):
The Pathways Master Plan shows a future 10' wide pathway along E. Lake Rd. as well as a 10'
pathway along the eastern portion of the property(in the area of the future collector road). The
10' pathway already exists along the northern perimeter of Discovery Park; construction of a
pathway along the north and a new detached pathway along the eastern property line will be
required with development of the site.
J. Sidewalks(UDC 11-3A-17):
The applicant will be required to construct pathways along the north and east property lines as
part of this development.
K. Parkways(UDC 11-3A-17):
Parkways are not included with this development.
Page 6
L. Landscaping(UDC 11-3B):
UDC 11-2A-5 requires a 25' wide buffer along arterial roads and 20' along collector roads. These
buffers must be landscaped at one(1)tree per thirty-five(35)linear feet. Parking lot landscaping
is required around the perimeter of the parking lot,and no linear grouping of parking spaces shall
exceed twelve (12)in a row,without an internal planter island. Parking islands are also required
at the ends of all parking rows.
The submitted concept plan does suggest the road buffers are incorporated but along the E. Lake
Hazel Rd frontage there is no landscaping shown. As mentioned in the parking analysis above,
the parking lot and road buffers will need to meet the requirements of UDC 11-2A-5 at the time
of CZC.
There are existing trees on the site that will be removed with development of the site. The
applicant should work with the City Arborist and submit a landscape plan that meets the tree
mitigation requirements of UDC I I-3B-10 at the time of CZC submittal.
M. Waterways(UDC 11-3A-6):
No waterways are associated with this development.
N. Fencing(UDC 11-3A-6, I1-3A-7):
The applicant proposes security fencing of up to 8' in height(fencing shown in red on the
attached concept plan). The materials and type of fencing is not specified. Staff notes fencing
height is limited to 6' in height in the R-8 zone district. The applicant should apply for alternative
compliance concurrently with the CZC.
There was discussion during the pre-application meeting regarding whether there would be
security issues with the screen fencing on the west side of the site obstructing views into
Discovery Park. It was determined this would require storage of vehicles at the east, along the
new collector and in the same location as public parking,which was determined to be less than
ideal.
O. Utilities(UDC 11-3A-21):
Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. The
submitted Water Main& Service Sizing Plan indicates 8"water and sewer lines serving the
property. Water would be provided from a main in E. Lake Hazel Rd. Sewer would be provided
from a main at Discovery Park.
P. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant has submitted colored elevations for both buildings.Architecture consists of
sloped roof buildings with CMU and wood grain metal panel as the primary field materials, and
exposed timber frame and metal soffit accents. The proposed architecture will be reviewed in
detail with Administrative Design Review and must meet the requirements of the City of
Meridian Architectural Standards Manual and the site and structure design standards in UDC 1I-
3A-19.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed annexation per the provisions and comments
included in Section VII in accord with the Findings in Section VIII.
Page 7
B. The Meridian Planning&Zoning Commission heard this item on April 1, 2021.At the public
hearing.the Commission moved to approve the subject annexation request.
1. Summary of the Commission public hearing:
a. In favor: Gunnar Gladics, Rice Fergus Miller
b. In opposition:None
C. Commenting: Gunnar Gladics
d. Written testimony: None
e. Staff presenting application: Alan Tiefenbach
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by Commission:
a. None
4. Commission change(s)to Staff recommendation:
a. None
Page 8
VII. EXHIBITS
A. Concept Plan(date: 1/5/2021)
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Page 10
C. Building Elevations: 2/9/2021)
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Page 11
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Page 12
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
a. Future development of this site shall be generally consistent with the conceptual site plan,
conceptual building elevations, and the provisions contained herein.
b. All structures shall comply with the design standards listed in the Architectural Standards Manual
and the design standards listed in UDC 11-3A-19. An application for Design Review shall be
submitted concurrently with the Certificate of Zoning Compliance application and approved prior
to submittal of building permit applications.
c. Per UDC 11-2A-2, a conditional use permit is required for a public or quasi-public use in the R-8
zone district prior to CZC and design review submittal.
d. A segment of the City's 10-foot multi-use pathway along E. Lake Hazel Rd and the new collector
street planned along the east boundary of the property shall be constructed prior to certificate of
occupancy.
e. The applicant shall design and construct the multi-use pathways along E. Lake Hazel Rd and the
new collector street planned along the east boundary of the property consistent with Meridian
Pathways Master Plan.
f. Applicant shall construct the required landscape buffers along streets consistent with the
standards as set forth in UDC 11-3B-7C in accord with the installation schedule in UDC 11-3B-
14.
g. Parking lot landscaping shall meet the requirements of UDC 11-313-8C.
h. At time of CZC, a landscape plan shall be submitted that preserves any existing trees on the
subject property that are four-inch caliper or greater; or mitigate for the loss of such trees as set
forth in UDC 11-3B-1OC.
i. Applicant shall comply with any ACHD conditions of approval.
j. All proposed fencing and/or any fencing shall be constructed as required by the UDC, consistent
with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable, or submit an
application for alternative compliance concurrent with the future CUP or CZC/DES application.
k. Collector Road to east shall be constructed with the first phase of development.
1. There shall be no access to or from E. Lake Hazel Rd.
m. The applicant shall comply with the ordinances in effect at the time of application submittal.
n. The applicant shall be required to comply with tree preservation mitigation standards per UDC
11-3B-10.
A. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Sanitary sewer and water infrastructure plans will need to be submitted and approved through
the Land Development Division of Community Development.
1.2 A street light plan will need to be included in the final plat and or building permit application.
Street light plan requirements are listed in section 6 of the City's Design Standards.
Page 13
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department. 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 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 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.
2.3 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections(208)375-5211.
2.4 It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
2.5 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.6 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.7 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.8 Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill,where footing would sit atop fill material.
2.9 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have been
installed in accordance with the approved design plans. This certification will be required
before a certificate of occupancy is issued for any structures within the project.
2.10 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 prior to the issuance of a certification of occupancy for any structures within the
project.
2.11 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A
copy of the standards can be found at
http://www.meridianciU.oMIgublic works.aspx?id=272.
B. MERIDIAN PARKS AND PATHWAYS
https://weblink.meridianciU.org/WebLink/Doc View.aspx?id=224659&dbid=0&repo=MeridianC
Lty-
C. ACHD
https://weblink.meridianciU.oLvlWebLinkIDocView.aspx?id=224325&dbid=0&repo=MeridianC
Lty
Page 14
IV. 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;
Commission finds annexation of the subject site with an R-8 zoning designation is consistent with
the Comprehensive Plan MDR FLUM designation for this property. This area is specifically
recommended for afire and/or police station (see Section V for more information).
2. The map amendment complies with the regulations outlined for the proposed district, specifically
the purpose statement;
Commission finds that a map amendment to the R-8 zoning district is consistent with
Comprehensive Plan as the Plan puts high priority on quality fire protection, rescue and
emergency medical services.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Commission finds that the proposed zoning map amendment should not be detrimental to the
public health, safety, or welfare as the proposed facilities are intended to protect the public
health, safety and welfare. Commission recommends the 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
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.
5. The annexation(as applicable)is in the best interest of city
As the need for adequate public services and facilities is mentioned repeatedly in the
Comprehensive Plan, Commission finds that the proposed annexation is in the best interest of the
City.
Page 15