Staff ReportSTAFF REPORT
HEARING DATE: August 16, 2012
TO: Planning & Zoning Commission
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: CPAM-12-003; AZ-12-003 -Olson & Bush
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
E IDIAN~
IDAHO
The applicant, Ronald W. Van Auker, has applied for an amendment to the comprehensive plan
future land use map (CPAM) to change the land use designation on 5.66+/- acres of land from
Commercial to Industrial.
Annexation and zoning (AZ) of a total of 7.2 acres of land to the C-G (General Retail and Service
Commercial) zoning district (1.41 acres) and the I-L (Light Industrial) zoning district (5.78 acres) is
also proposed, consistent with the existing and proposed future land use map (FLUM) designations of
Commercial and Industrial.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CPAM and AZ applications based on the Findings of
Fact and Conclusions of Law in Exhibit D of the Staff Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers CPAM-
12-003 and AZ-12-003 as presented in the staff report for the hearing date of August 16, 2012, with
the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers CPAM-12-
003 and AZ-12-003, as presented during the hearing on August 16, 2012, for the following reasons:
(You should state specific reasons for denial.)
Continuance
I move to continue File Numbers CPAM-12-003 and AZ-12-003 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 subject property is located at 2950 E. Franklin Road, in the southeast'/4 of Section 8,
Township 3 North, Range 1 East.
B. Applicant:
Ronald W. Van Auker
3084 Lanark Street
Meridian, Idaho 83642
Olson & Bush CPAM-12-003; AZ-12-003 PAGE 1
C. Owner:
Same as applicant
D. Representative:
Matt Munger, Munger Engineering, Inc.
4090 W. State Street, Ste. 29
Boise, Idaho 83703
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a comprehensive plan map amendment and annexation & zoning
request. A public hearing is required before the Planning & Zoning Commission and City Council
on this matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: July 30, and August 13, 2012
C. Radius notices mailed to properties within 300 feet on: July 25, 2012
D. Applicant posted notice on site by: August 6, 2012
VI. LAND USE
A. Existing Land Use(s): There is an existing home on the portion of the site that fronts on Franklin
Road; the remainder of site to the north consists of vacant land and outdoor storage from the two
industrial lots that front on Lanark Street.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Industrial property in Olson & Bush Subdivision No. 2, zoned I-L,
South: Franklin Road and rural residential & commercial properties, zoned RUT, Rl, M1, & C2
in Ada County
East: Industrial & commercial property owned by the applicant, zoned I-L & C-G
West: Vacant land, zoned R1 in Ada County
C. History of Previous Actions: NA
D. Utilities:
a. Location of sewer: Located in N Olson Ave.
b. Location of water: Located in N Olson Ave.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are no waterways that exist on this site.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This property does not lie within the floodplain or flood way.
Olson & Bush CPAM-12-003; AZ-12-003 PAGE 2
VII. COMPREHENSIVE PLAN/ANALYSIS
CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS:
EXISTING:
The Future Land Use Map (FLUM) contained in the Comprehensive Plan currently designates the
entire site (7.19 acres) as Commercial. See Exhibit A.3.
The Commercial designation provides for 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.
PROPOSED:
The applicant proposes to change the FLUM designation on the northern 5.78 acres of the site from
Commercial to Industrial. The designation on the remaining 1.41 acre portion of the site that fronts on
Franklin Road is proposed to remain Commercial. See Exhibit A.3.
The Industrial designation allows a range of industrial uses to support industrial and commercial
activities and to develop areas with sufficient urban services. Light industrial uses may include
warehouses, storage units, light manufacturing, and incidental retail and office uses. Heavy industrial
uses may include processing, manufacturing, warehouses, storage units, and industrial support
activities.
The applicant's narrative states that once the site is annexed and zoned, they intend to re-plat the
portion of Olson & Bush Subdivision No. 2 that is directly to the north of the site to create longer
industrial lots that front on Lanark and extend all the way to the south line of the land proposed to be
zoned I-L. The property proposed to be zoned C-G on the corner of Franklin Road & N. Olson
Avenue will be included in the plat as a separate lot. (See the concept plan in Exhibit A.2)
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
• "Require that development projects have planned for the provision of all public services."
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 subject property
in the following manner:
- Sanitary sewer and water service is available to the property.
- The lands are capable of being serviced by the Meridian Fire Department (MFD).
- The lands are capable of being 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 (ACHD). This service will not change.
- The subject lands are currently serviced by the Meridian School District #2. This service will
not change.
- The subject lands are currently serviced by the Meridian Library District. This service will
not change.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Olson & Bush CPAM-12-003; AZ-12-003 PAGE 3
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• "Require landscape street buffers for new development along all entryway corridors."
Upon development of the property, a 35 foot wide landscape buffer will be required along E.
Franklin Road, an entryway corridor; and a 10 foot wide landscape buffer will be required along
N. Olson Avenue, a local street, landscaped in accord with the standards listed in UDC 11-3B-7C
Landscape Buffers along Streets.
• "Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City."
The subject property is contiguous to the City and urban services can be provided at the time of
development.
• "Locate industrial and commercial uses where adequate water supply and water pressure are
available for fire protection."
There is adequate water supply and water pressure available to the subject property for fire
protection.
• "Require all commercial and industrial businesses to install and maintain landscaping."
With development of the property, all businesses will be required to install landscaping within
parking lots in accord with the standards listed in UDC 11-3B-8C Parking Lot Landscaping.
Street buffer landscaping is also required per UDC Table 11-2B-3 and 11-2C-3 in accord with
the standards listed in UDC 11-3B-7C. If development is adjacent to a residential use, a
landscape buffer will be required per UDC Table 11-2B-3 and 11-2C-3 in accord with the
standards listed in UDC 11-3B-9C Landscape Buffers to Adjoining Uses.
• "Encourage industrial development to locate adjacent to existing industrial uses."
The site is adjacent to existing partially developed industrial property to the north. Approval of
the subject applications will allow the applicant to incorporate the property into the existing
industrial lots to the north in Olson & Bush Subdivision No. 2.
• "Require screening and landscape buffers on all development requests that are more intense than
adjacent residential properties."
There are four existing rural residential properties to the south of the property proposed to be
zoned I-L, one of which is also on the west side of the property proposed to be zoned C-G. These
properties are currently within Ada County and are designated on the FLUM as Commercial.
The UDC (Tables 11-2B-3 & 11-2C-3) requires C-G and I-L zoned properties to provide a 25-
foot wide landscape buffer to residential uses landscaped in accord with the standards listed in
UDC I1-3B-9C.
In summary, Staff is of the opinion the proposed industrial FLUM designation is appropriate for the
northern portion of the property and provides a logical juxtaposition of uses in this 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.
Olson & Bush CPAM-12-003; AZ-12-003 PAGE 4
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. The intended use of this property is
commercial and industrial although no specific development is proposed with this application. To
promote quality design, future development will be required to comply with the City's design
standards contained in the UDC and the guidelines contained in the Meridian Design Manual.
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. Necessary services are currently available to the subject site and should still be available
upon development of the site.
c. Housing
The City of Meridian is charged with ensuring an adequate and attractive living environment
which meets the needs of City residents of different ages, family sizes, lifestyles, and income
levels. To accomplish this, the plan identifies areas appropriate for residential development and
areas not appropriate. No residential uses are proposed with this application.
d. Economic Development
Meridian's economic base has been gradually shifting over the last 20 years from afarming-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 Comprehensive Plan forecasts the need to continually adjust
the provision of commercial lands in order to gradually broaden economic opportunity throughout
the City.
The subject property is currently identified as appropriate for commercial uses. However, Staff is
of the opinion the applicant's proposal for industrial uses on the northern portion of the site
adjoining existing industrial property and commercial use of the portion of the site fronting on
Franklin Road is more appropriate because of the layout of the property and adjacent industrial
uses.
e. Public Services, Facilities, and Utilities
City water and sewer service has been provided to the subject property. Because this property is
already within the City limits, public services such as police and fire protection are currently
provided to this property.
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. Because no residential uses are proposed, this element
is not applicable to this application.
g. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. Because the existing plan for the site is Commercial, Staff is of the opinion the proposed
FLUM amendment to Industrial would not negatively impact transportation within the City of
Meridian in this area if approved since access to the site is served by Franklin Road, a principal
arterial street.
Olson & Bush CPAM-12-003; AZ-12-003 PAGE 5
h. Natural Resources
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. Staff is not aware of any natural resources that exist on this site that would be
impacted by the proposed development.
i. Special Areas
The subject amendment does not directly impact any lands designated for open space, natural
resources, or scenic areas, nor does the parcel contain any known significant or sensitive natural
resources.
j. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas on this site.
k. Recreation
Recreation resources within Meridian include 18 City parks totaling approximately 242 acres.
The City is in the 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 Comprehensive Plan Future Land Use Map is a graphic representation of applicable 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 patterns for the City. Therefore, the Map is to be used as a guide for
decisions regarding request for land use changes.
Staff is of the opinion the proposed industrial and commercial use of the site is consistent with the
proposed future land use designation of Industrial and the existing designation of Commercial.
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 through the Unified Development Code. 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. The City Council is the
ultimate decision making authority on most land use applications.
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 June 1 1, 2012 of which one person
attended.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone:
The purpose of the commercial districts is to provide for the retail and service needs of the
community in accordance with the Meridian comprehensive plan. Six (6) districts are designated
Olson & Bush CPAM-12-003; AZ-12-003 PAGE 6
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.
The purpose of the I-L (Light Industrial) district is to provide for convenient employment centers
of light manufacturing, research and development, warehousing, and distributing. In accord with
the Meridian comprehensive plan, the I-L district is intended to encourage the development of
industrial uses that are clean, quiet and free of haza4rdous or objectionable elements and that are
operated, entirely, or almost entirely, within enclosed structures. Accessibility to transportation
systems is a requirement of this district.
B. Schedule of Use: Unified Development Code (UDC) 11-2B-2 and 11-2C-21ists the
permitted, accessory, conditional, and prohibited uses in the C-G and I-L zoning districts
respectively. No specific uses are proposed at this time.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G
zoning district and UDC Table 11-2C-3 for the I-L zoning district applies to development of this
site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
COMPREHENSIVE PLAN MAP AMENDMENT (CPAM): The applicant proposes to amend the future
land use map (FLUM) contained in the Comprehensive Plan to change the land use designation
on 5.66 acres of land from Commercial to Industrial.
The applicant proposes to re-plat the portion of Olsen & Bush Subdivision No. 2 that lies to the
north of this site to include the subject property creating longer light industrial lots that front on
Lanark Street and extend all the way to the south boundary of the proposed Industrial designated
area. The portion of the site that fronts on Franklin Road is proposed to remain Commercial (see
Exhibit A.2). See Section VII above for more information.
ANNEXATION & ZONING (AZ): The applicant proposes to annex and zone a total of 7.2 acres of
land with a C-G (General Retail & Service Commercial) zoning district (1.41 acres) and I-L
(Light Industrial) zoning district (5.78 acres), consistent with the existing FLUM designation of
Commercial and the proposed FLUM designation of Industrial for this site.
The legal description submitted with the application (included in Exhibit C) shows the boundaries
of the property proposed to be annexed.
The applicant has submitted a conceptual plan included in Exhibit A.2 that depicts how the
property is intended to be subdivided in the future. The plan does not depict streets, access points,
parking, or location of building(s) as required by UDC 11-SB-3C.3. At this time, the applicant
has stated they do not have a development plan for the future lots that will front on Franklin &
Olson; the remainder of the property proposed to be zoned I-L is planned to be included in the
industrial lots to the north.
UDC 11-SB-3D2 and Idaho Code § 65-6711A authorizes the City 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. In this instance, staff is of the opinion a DA is necessary to ensure
the property develops in a manner consistent with the UDC, the Comprehensive Plan, and the
design guidelines contained in the City of Meridian Design Manual. The development agreement
shall be signed by the property owner and returned to the City within two years of the City
Council granting annexation. Staff recommends the following provisions be included in the DA:
Olson & Bush CPAM-12-003; AZ-12-003 PAGE 7
• Within 60 days of the date of the annexation ordinance approval by City Council, the
applicant is required to hook up the existing home to City water and sewer service, per
MCC 9-1-4A.
• Upon redevelopment or a change in use (from residential) of the C-G zoned property on
the northwest corner of E. Franklin Road & N. Olson Avenue, direct access to E.
Franklin Road is prohibited unless otherwise approved by the City and ACRD, in accord
with the standards listed in UDC 11-3A-3 Access to Streets.
• Prior to any new use, change in use, or development on the C-G zoned property, the
applicant shall modify the development agreement to include a conceptual development
plan that depicts streets, access points, parking, or location of building(s) as required by
UDC 11-SB-3C.3.
• Future development shall comply with the design standards listed in UDC 11-3A-19 and
the guidelines contained in the Meridian Design Manual.
• Prior to any new use, change in use, or development on the site, the applicant shall
subdivide the property. Future lot lines shall follow the zoning boundaries established
with the annexation.
• The existing residential use located on the corner of E. Franklin Road and N. Olson
Avenue is considered to be anon-conforming use in the C-G zoning district. As such, the
use may continue as long as the use remains lawful and is not expanded or extended,
subject to the provisions listed in UDC 11-1B-4 Nonconforming Use.
Staff recommends approval of the subject applications with the DA provisions listed above and in
Exhibit A.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Concept Plan
3. Adopted & Proposed Future Land Use Map
B. Agency Comments/Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Parks Department
C. Legal Description and Exhibit Map for Proposed Annexation & Zoning
D. Required Findings from Unified Development Code
Olson & Bush CPAM-12-003; AZ-12-003 PAGE 8
Exhibit A1: Vicinity Map
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3. Adopted & Proposed Future Land Use Map
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Olson & Bush CPAM-12-003; A7,-12-003 PAGE 1 1
B. Agency Comments
On June 11, 2011, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department and Meridian Public Works Department. Staff has
included all comments and recommended actions in the attached Exhibit B.
1. PLANNING DEPARTMENT
1.1 ANNEXATION & ZONING
1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property.
Prior to the annexation ordinance approval, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the
developer. The Applicant shall contact the City Attorney's Office to initiate this process. The
DA shall be signed by the property owner and returned to the city within two (2) years of the
City Council granting annexation. Currently, 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. Within 60 days of the date of the annexation ordinance approval by City Council, the
applicant is required to hook up the existing home to City water and sewer service, per
MCC 9-1-4A.
b. Upon redevelopment or a change in use (from residential) of the C-G zoned property on
the northwest corner of E. Franklin Road & N. Olson Avenue, direct access to E.
Franklin Road is prohibited unless otherwise approved by the City and AC1=ID, in accord
with the standards listed in UDC 11-3A-3 Access to Streets.
c. Prior to any new use, change in use, or development on the C-G zoned subject property,
the applicant shall modify the development agreement to include a conceptual
development plan that depicts streets, access points, parking, or location of building(s) as
required by UDC 11-SB-3C.3.
d. Future development shall comply with the design standards listed in UDC 11-3A-19 and
the guidelines contained in the Meridian Design Manual.
e. Prior to any new use, change in use, or development on the site, the applicant shall
subdivide the property. Future lot lines shall follow the zoning boundaries established
with the annexation.
f. The existing residential use located on the northwest corner of E. Franklin Road and N.
Olson Avenue is considered to be anon-conforming use in the C-G zoning district. As
such, the use may continue as long as the use remains lawful and is not expanded or
extended, subject to the provisions listed in UDC 11-1B-4 Nonconforming Use.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is located in N Olson Ave. The applicant shall install
mains to and through this subdivision; applicant shall coordinate main size and routing with the
Public Works Department, and execute standard forms of easements for any mains that are
required to provide service. Minimum cover over sewer mains is three feet, if cover from top of
pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of
City of Meridian Public Works Departments Standard Specifications.
Olson & Bush CPAM-12-003; AZ-12-003 PAGE 12
2.2 Water service to this site is located in N Olson Ave. The applicant shall be responsible to install
water mains to and through this development, coordinate main size and routing with Public
Works.
2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
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, asingle-point
connection to the culinary water system shall be required.
2.9 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.
3. FIRE DEPARTMENT
3.1 The Fire Department has no comments on this application.
4. POLICE DEPARTMENT
4.1 The Police Department has no comments on this application.
5. SANITARY SERVICES
5.1 SSC has no comments related to this application.
6. PARKS DEPARTMENT
6.1 The Parks Departments has no comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval:
This application is for a rezone only. Listed below are some of the site specific conditions of
approval that the District may require when it reviews a future development application. The
District may add additional site specific requirements when it reviews a specific
redevelopment application.
7.1.1 Construct a 5-foot wide concrete sidewalk abutting the site along Olson Avenue abutting the
site. If the sidewalk is detached and located outside of the existing right-of--way, then a
permanent right-of--way should be provided.
7.1.2 Close the existing 40-foot driveway onto Franklin Road and replace with vertical curb, gutter,
and 5-foot wide attached sidewalk to match existing conditions.
7.1.3 District staff will review any proposed driveways onto Olson Avenue with future
development applications. The applicant shall be required to meet all District policies in
effect at the time.
7.1.4 Direct lot access to Franklin Road is prohibited.
7.1.5 Payment of impacts are due prior to issuance of a building permit.
7.1.6 Comply with all Standard Conditions of Approval.
Olson & Bush CPAM-12-003; AZ-12-003 PAGE 13
7.2 Standard Conditions of Approval:
7.2.1 Any existing irrigation facilities shall be relocated outside of the ACHD right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within the ACRD
right-of--way.
7.2.3 In accordance with District policy, 7203.6, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current
Americans with Disabilities Act (ADA) requirements. The applicant's engineer
should provide documentation of ADA compliance to District Development
Review staff for review.
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 A license agreement and compliance with the District's Tree Planter policy is required
for all landscaping proposed within ACHD right-of--way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
7.2.7 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.
7.2.8 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.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual,
ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Standards unless specifically waived herein. An engineer registered
in the State of Idaho shall prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all
applicable requirements of ACHD prior to District approval for occupancy.
7.2.11 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 ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review
the site plan and may require additional improvements to the transportation system at
that time. Any change in the planned use of the property which is the subject of this
application, shall require the applicant to comply with ACHD Policy and Standard
Conditions of Approval in place at that time unless awaiver/variance of the
requirements or other legal relief is granted by the ACHD Commission.
Olson & Bush CPAM-12-003; AZ-12-003 PAGE 14
C. Legal Description and Exhibit Map for Proposed Annexation & Zoning
lar~# ~urvr~, ~~c
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A isancr~ eland d in die Sout}~ea~t f}4 ofSaxion 8, T',3~t,, R1~., B.M., Ade
County, lclel~u, snd being more perrticularl~r c~earxibrd follavua:
C~i:ng at tlpe a~xxril a of slid ~OCtiun ~' fcrxn v~lrids South I,4 Ga~ct>~slr
ofsoid Sego bars 2+i S+~'°54'4O" V~'" 25?1.Q~
1 N 89'°'S4'4Qr' W ahtit~, ~ Satlth wry of acid ~ctlnet B rmd tht c+e~erlere of
l~~1in Rd.. fbr a dim ~' 8'?`1.l lk fiaet to Qie Rl~tA4 r'+Ql~I'F 4M' ~1T~tNG;
i6~ae coatftn>~ir~g n1onS South b~uadary i~arlure N 89'°S4'4~' ~ ~
diet~toc ~f~9~,$9 !
the tearing maid baumdary 1~ N 0~'°13'30~" ~V f+or a +di~eree of 4O.Q~ fitxt
tai ~ l oa tie Noah tight-oaf-wre~y !i»e jai' }~anldim lt~a~ad;
th~~~„„a,,~~c~,~~~hy~r~~riiin__gtlY.~,a~Ltdy~g~~~i<r}-~~oyyf99 pvr~r~~fgg'rpi~~~~Na~tlDpO+~~'l3`30' V4i f+ar a a~~ ~f ~St}.S7 fett
€ilafig471~ iFC~EiVU ~ 11.~W'V dZ"W 1T~ I..PW'..~~y~
N 89'°58'45'° Y-t £ar ~ di;~ of 3~.0i6 fiwet ~y dvecrit
5'89°25' 12'"W" 3QU.14'~"
the ~ t'2~" ~' for a disc of i 2.02 fnet ~fo~erly de~crii~ed as StlO° l3'4'?"E,
12.15'p;
fi~Ce- N 7~29~" W fvr s dT~~cQ of ~~~,~~ fit {~rm~arty de.ecrib+ed as
tt~csc N 89~~';lpU'*i "9p'° ~Wf~f`°~ar a ~Ei,stan~e of 1 l t~,3~ fc+~t {fib ~d
1Yi43 1~1~ A~' L ~'M 7~5I4.11
tfi~oe N 7~°I6'4tt"W !°c-r ~ di~t~cx of 3~, r4 fey! 1fom~t'ly dc~t~'ib~d ~ l~t?~°S8'00'"VV,
33.54°~-
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Olson & Bush CPAM-12-003; AZ-12-003 PAGE 15
11~ N 2 i "SS'"1fit' f~ ~ d~tance ~+g ~ 5.~9 fe~+t Mfr d~ ~ 1~[30°'OZ'f3f~'"W"
35.2.9"~
ilx~ce N 05'°4T'32"W far ~ ds~asice of l SQ.~S f (four dewcr160d as
N06°1 '"~M,154.?b"~ io a ~+'$ inci~ iroe pde ~narlr~ ~hc ~ cnraer otC-kwn
and C~mh ~;
iiba~ S 88°Z8'~!C'd" E alonig tine South boundary cif ala>~ atul i5 Sul,diviaion . 2y
fog a ~ of r414.9~ "act ~fotn~xly dc~'bed a:~ S89°+1~1' 19~ ] 41.+4.83") to t~
S+authul. c~nuer of said s~rlirrjsic~;
dxnve having sand South baua~da~r S 0!0°44,~q~ W for a ~istanca +~f ill!.18 €eet to 11ta
i~AX. P'L)~1+t7' ~~' ~lNN7hK3,
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Olson & Bush CPAM-12-003; AZ-12-003 PAGE 16
"_ I~n~ su~n~, llc
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h ~~ 8f lOtAfl.ldCB~ tit ~ ~edl9~ 1~4 ofSoctiQi~ 8, T.3N., R11~.~ Li.JvC, Ada
~, lam, Orly di~crlhea a+ rte:
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$i ~ i1FiAll4 .F~ ~3 ~'~FV !f y ~7~..
theeux N 8'9"54'40"' ~ elslag the Scwtth berry of seed S«xton $ and tha cenLadtaa of
Frankl3nlt,d., ~ dis~x af'8?L.IB ~e,at;
fence croi~aruan8 along sa€d youth bourrdmy aasd ceicterlli~ IJ 89°54'+i(Y' W for a
~liatanae of 299.89 feet;
tle ~g eta ~ ~ x uawia'3~ w f~r~ of4Q.Ot}
ha a point uml fIMO Nrut~ rii8„ht-t~f rvny 1~~ of ~nu~kl~n Goad;
1h+soco ~ i right-off way live N 4tWi 3'3t1~" W ibr a distxKx of t65.~ fed:
(i`'l~' dril~i as N00+a32'06"W'j to t6c Rlli~lL POIN"f" ~~' llc~GlN1~tIN~;
tlieooe N 110"13'34"' W fi'~ a dim of8S.57 feet (may desal'hed as
N110~°S2't1Ea"'VIA;
theaace N' 89"58'QS" VIA f+~r a diatal~eo of 3U11.116 feet (foralerly de~rti as
S$9°2S'12"W, 300.14' i
the~tuuac ~ 04'°118'2?" W for a d~nac of !2.112 feet (formerl~+ descrt~d as 13'4fi">y,
12.1$`);
th~a~ce N 7"2W?4'2'~'" V-1 for a distance of 249.9 i feet {foim~iy deacaribed as
'1472°54'!5"~V, 249.G;~');
e[7ance N 89' 10' 1'3'FW feat a diatanCC of l 111.3~- fcct (foi~rterly dvsabed a~
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Olson & Bush CPAM-12-003; AZ-12-003 PAGE 17
thence N 74"1 b'44"W far a distance of 3354 Poet (fixmaiy aeffiarlbal ~s N7{°SQ'Ol}"W,
33,54');
thence N 24".21'S5"W tqr ~ distacece of 35.29 5eoi (tom>erty dtxceibed as N34~'Ofl"W,
3529°y
durxx N ftS°4?' 32"VP fa^ a daatrooc of I Sti.SS ~ {tbrmerly dorarlbod
1.106°15'23"9V,130,76'j m a S/S inch itgn pin marlting fhe Sauthrirest comer of Ol~oa
rnd 13~h'Subdivlsaa Na. 2;
thence S 88"2$'02" E along the South haundat;y dC+41s~ auxl Bush Sabdvisloe Aio. Z,
for a distiaasea aY 1 Ot 4.99 fleet (fomxxly deacn'6ed a~a S84°02`1 A"E,10I4.85') W tbo
Souttacaat corner of mid sul~divfaiua;
th~c+e kavirtg aria SaR1s lx~daty 8 Otl"'04'?A" W ,tor a dialrncx nt 315.1!
ihenae N84'S4'AO"W far a diatAnae of 300.9ti fleet to t1~ REAiv. POINT Oi=
E36tC11NNIl~1C1,
+~utrining 5.18 axa caFlrncl, more er less.
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Olson & Bush CPAM-12-003; AZ-12-003 PAGE 18
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warty, tdafro, turd t per~tica'~rly de~crikKd as falbw~a:
Cammencltrg wt c+~trer of` tsad Section S, t3nau a~ueh the ~outlr 114 coer-ez
c~taicl S4Cticra beara~ N S~°~*4t~" W, 2571.t,~ feet,.
throe t+189°~4`40" w' akuag the Souilr bautrdary of s~ctlata ~ turd ~ cline of
t'K~rklin Rd., fior a of 871. t $ tce>~ ~ka'CEl1L~r RL PQ1fi~'t' 8F BEt'sl~l]MT7Nt=;
iit~itrg t~drg said 5aittlr ba~dary t+~d cetuarlime IY >l9°54'44"' W far a
di~turtx of Z99.,8~1 feet;
tlue7rc5e leaving ~arid b~arnrdetyr ~d ceo~rtigc N OQ°l 3'3~t1'° li1- fiaar a dL~nce of44.t1(M Suet
to a point a~n ttre Nurtlr rig~rt-of-rv$y lire of Fiurr~lia R~ard;
trance tastvitag grid riof-rv~y titre IQ ~°13'31~" ~V fi~ar a dia#srr~vo of 16~.4D fact
(~` described as NtlQ°S~`4w6"'V!V'k
tlretrc~e ~ 89'°S4'4ta°fi for a trtrae t-f3Ui1.9G
thence ~ Qti°tf4'~A" ''Ai` far a distance od' 2~S.t~ feet ~a the 1~AI, POINT QF
+rl]QNFl'J4,
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Olson & Bush CPAM-12-003; AZ-12-003 PAGE 19
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315 E DANSlaN ORIYE- BOISE, ~AFIO -83716 P410f1E: 794-8622 FAX: 426-8310
Olson & Bush CPAM-12-003; AZ-12-003 PAGE 20
D. Required Findings from 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 is consistent with elements
of the Comprehensive Plan that promote as detailed in Sections VII and IX above.
b. The proposed amendment provides an improved guide to future growth and development of
the city.
Staff finds that the proposal to modify the Future Land Use Map to allow for industrial use
on the northern portion of this property is consistent with the abutting industrial uses to the
north of this site.
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).
d. The proposed amendment is consistent with the Unified Development Code.
Staff finds that the proposed amendment to Industrial for the northern portion of this site is
consistent with the Unified Development Code.
e. The amendment will be compatible with existing and planned surrounding land uses.
Staff finds the proposed amendment is compatible with existing industrial uses the north and
will be compatible with future commercial uses to the east and west.
f. 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. Sewer and water services have already been installed on
this site.
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 the proposed industrial development of a portion of this property resulting from
the proposed map amendment will not significantly impact development in this area and
provides a logical juxtaposition of uses.
h. The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Sections VII and IX and the subject findings above, Staff finds that
the proposed amendment is in the best interest of the City.
Olson & Bush CPAM-12-003; AZ-12-003 PAGE 21
2. ANNEXATION & ZONING 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;
Staff finds the proposed annexation and zoning to the C-G and I-L zoning district is
consistent with the existing FLUM designation of Commercial and proposed designation of
Industrial for this site. See Section VII above for more information.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment to the C-G and I-L zoning districts and uses
allowed in each of those districts is consistent with the purpose statement of the commercial
district in that it provides for the retail and service needs of the community; and the purpose
statement of the industrial district in that it provides for convenient employment centers of
light manufacturing, research and development, warehousing, and distributing.
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. However, Staff recommends that the Commission and 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,
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-SB-3.E).
For the reasons stated in this report, staff finds the proposed annexation and zoning is in the
best interest of the City.