MEMORANDUM TO: FROM: Mayor and Boise City Council Hal Simmons - Planning Director Boise City Planning and Development Services DATE: April 29, 2009 RE: CAR09-00006 / 4280 N. Eagle Road The following application has been scheduled for May 19, 2009. C. Laraway Design, Inc requests approval to rezone ±0.51 acres located at 4280 N. Eagle Road from R-1C (Single Family Residential) to L-OD (Limited Office with Design Review). The Boise City Planning and Zoning Commission at their meeting on April 13, 2009 recommended approval of CAR09-00006 with N-OD zoning. The applicant did not oppose the N-OD zone. Notifications Newspaper notification published on: May 1, 2009 Radius notices mailed to properties within 300 feet on: May 4, 2009 Staff posted notice on site on: May 1, 2009 TABLE OF CONTENTS Page 2 Summary Page 5 Boise City Planning & Zoning Commission Action Letter dated, April 14, 2009 Page 7 Vicinity Map Page 8 Aerial Page 9 Site Plan Page 10 Site Photos Page 13 Minutes from April 13, 2009 Page 14 Staff Report dated January 12, 2009 Page 23 Letter of Justification Page 24 Rezone Application Page 29 ACHD Comments Page 32 Public Works Page 33 Idaho Transportation Department Page 34 Boise City Fire Department
CAR09-00006 Mayor and City Council / May 19, 2009 2 of 4 Summary The applicant is requesting approval to rezone ±0.51 acres from R-1C (Single Family Residential) to L-OD (Limited Office with Design Review). Staff is recommending as an alternative, the N-OD (Neighborhood Office with Design Review) zone which is more consistent with the findings required for approval. The allowed uses in the L-O and N-O zone are similar; however, the N-O setbacks and height requirements are more restrictive providing greater compatibility with the adjacent residential homes to the north. The N-O zone requires a ten foot side yard setback and a 35 foot height limit where the L-O zone requires a five foot setback and a 45 foot height limit. The following analysis is based on the N-O zone. Staff finds the rezone is consistent with the Boise City Comprehensive Plan. The Comprehensive Plan Land Use Map designates the subject property as Low Density Residential (4 DU/acre). The Land Use/Zoning Consistency Matrix lists N-O as a permissible zone for this land use designation. The Matrix also lists A-1, A-2, R-1A, R-1B, R-1C and L-O as acceptable zones. Policy 8.1.2 of the Boise City Comprehensive Plan states, Zone change requests that are consistent with the Land Use/Zoning Consistency Matrix and the policies of the Comprehensive Plan, should be approved by the City pursuant to appropriate findings related to service levels and other requirements of the comprehensive plan. Policy 8.4.5 states that office uses are appropriately located along arterials and collectors and may be used as buffers between intense retail uses and residential uses. This parcel is in an appropriate location to accomplish this purpose, as it sits between a heavily traveled state highway and a residential subdivision north and further east of the site. It may also be inferred from this policy that office use could be used as a buffer between intense traffic and residential uses. Eagle Road is an extremely heavily traveled principal arterial road. The establishment of office uses on the subject site would serve to buffer the adjacent single-family residences from noise and traffic, as well as provide compatible uses if properly developed with landscaping and other screening devices. Such buffering would be assured by the application of a Design Review overlay district to the N-O zoning. Other more intense uses allowed in the N-O zone would require conditional use approval. During the review process, conditions could be placed on the property to provide safeguards against adverse traffic, noise or compatibility impacts. The applicant indicated a desire to convert the existing home to a funeral parlor which would require a conditional use permit. Goal 8.1 strives for a city that minimizes suburban sprawl, that provides for a mixture of lifestyles and atmospheres and a sense of place throughout different areas of the City, and that efficiently provides basic services and facilities in close proximity to where people live. The N- O zone allows a variety of services that may be desirable to the adjacent uses and residential development in the vicinity. The rezone will be compatible with the existing uses and zoning in the neighborhood. The site is currently developed with a single-family home set back approximately 185 feet from Eagle Road. The parcel abuts a single-family subdivision with R-1C zoning to the north (Arabian Meadows). There is no direct access to this subdivision from the subject site. Minimum
CAR09-00006 Mayor and City Council / May 19, 2009 3 of 4 required setbacks for office development in the N-O zone increase when there is adjacent residential development or zoning. This is to help minimize visual or noise impacts from the use. The property on the west side of Eagle Road is zoned N-OD and is undeveloped. Grace Bible Church owns a 7.35 acre parcel south and east of the site, which was rezoned from R-1C to L-OD in 2006. N-O zoning on the subject property is a logical and appropriate transition. Based on previous development in the vicinity, staff believes R-1C zoning is no longer feasible for the site. The intent of the R-1C zone is to provide for predominantly single-family residential uses within the urban community. This location might be appropriate for single-family residential uses were there opportunity for such development to be incorporated by street connection, pathway or by some other means into the adjacent Arabian Meadows Subdivisions. Unfortunately, such features were not required when the subdivisions were developed in 1996 and 1997. There are no stub streets, no pathways and no other means for residential development on the subject site to be integrated into the existing residential developments. For this reason, none of the residential zones identified in the land use matrix would be appropriate. The intent of the N-O zone is to provide professional offices and similar uses adjacent to or in proximity to residential uses. The zone is intended to allow office uses serving nearby neighborhoods in buildings and on sites that are small relative to office developments in other zoning districts. The subject parcel is approximately one half acre. Development is intended to be of a scale and character similar to nearby residential development to promote compatibility with the surrounding area. The L-O zone is also considered appropriate adjacent to residential uses; however, the increased setbacks and lower height requirement in the N-O zone would assure greater buffering when this site redevelops. Staff finds the range of uses allowed in the N-O zone are appropriate on this site. Any new development on the site will require Design Review approval. Based on ±0.51 acres, up to four residential dwelling units could be developed under the existing R-1C zoning; however, vehicles would have to access directly onto Eagle Road. Additionally, residential units would have little opportunity for buffering, either through distance or landscape screening, from the busiest state highway in Idaho. The proposed rezone provides and maintains sufficient transportation and other public facilities, and does not adversely impact the delivery of services by any political subdivision providing services. No public agencies have expressed any concern about the ability to provide the subject site with services. Eagle Road is a five-lane principal arterial with an acceptable level of service (LOS) of E or 37,000 vehicle trips per day (VTD). According to the Ada County Highway District, the LOS on Eagle Road Exceeds E. Traffic counts indicated ±46,259 trips south of McMillan Road and 46,908 north of Ustick Road on August 27, 2009. The traffic increase, whether the site is developed in an R-1C or N-O zone will be negligible, due to the limited size of the parcel. Additionally, access onto Eagle Road will be constrained by policies of the Idaho Transportation Department and the zoning requirements placed on future development through the entitlement processes. The Idaho Transportation Department will close this access upon redevelopment of the property. A preliminary plat for
CAR09-00006 Mayor and City Council / May 19, 2009 4 of 4 Grace Bible Church, comprised of a nine lot subdivision, was approved in September of 2006 (SUB06-00117). A condition placed on the plat by ITD required the development to provide access to the parcel to the north (subject parcel) as part of the internal circulation plan. MAJOR ISSUES & COMMENTS DISCUSSED BY THE NEIGHBORS This application was approved without public testimony. Commissioner Wilson stated the N-OD zone was more appropriate than the requested L-OD zone. She stated the N-OD zone will be more compatible with the surrounding residential uses, particularly the residential development to the north. The motion passed 6 in favor and 0 opposed.
April 14, 2009 C. Laraway Designs, Inc. Chris Laraway 6901 W. Emerald #203 Boise, ID 83704 Re: CAR09-00006 / 4280 N. Eagle Road Dear Mr. Laraway: This letter is to inform you of the action taken by the Boise City Planning and Zoning Commission on your request of approval to rezone ± 0.51 acres located at 4280 N. Eagle Road from R-1C (Single Family Residential) to L-OD (Limited Office with Design Review). The Boise City Planning and Zoning Commission, at their meeting on April 13, 2009, recommended to the Mayor and the Boise City Council, approval of the request based on the attached Reasons for the Decision. This application will be considered by the Boise City Council to establish a public hearing date. You will be notified of the established hearing date. If you have any questions, please contact this department at (208) 384-3830. Sincerely, Susan Riggs Planning Analyst II Boise City Planning and Development Services Department SR/bjc Attachment
CAR09-00006 4280 N. Eagle Road Page 2 of 2 Reasons for the Decision The rezone to N-OD is consistent with the Boise City Comprehensive Plan. The Comprehensive Plan Land Use Map designates the subject property as Low Density (4 DU/acre). The Land Use/Zoning Consistency Matrix lists N-O as a permissible zone for this land use designation. The proposed rezone complies with Comprehensive Plan Policy 8.4.5, which states that office uses are appropriately located along arterials and collectors and may be used as buffers between intense retail uses and residential uses. Goal 8.1 strives for a city that minimizes suburban sprawl, that provides for a mixture of lifestyles and atmospheres and a sense of place throughout different areas of the City, and that efficiently provides basic services and facilities in close proximity to where people live. The N-O zone allows a variety of services that may be desirable to the residential subdivisions in the vicinity. The proposed rezone will not place a strain on public services or facilities. All utilities are either in place or readily available to the site. No agencies have responded stating that the proposed rezone will adversely affect the delivery of services. Direct access onto Eagle Road will be constrained by the policies of ITD and the zoning requirements placed on future development through the entitlement processes. The rezone will maintain and preserve compatibility of surrounding zoning and development. The establishment of office or other conditionally allowed uses on the subject site would serve to buffer the adjacent single-family residences from noise and traffic, as well as provide compatible uses if properly developed with landscaping and other screening devices. Further, minimum required setbacks for office development in the N-O zone increase when there is adjacent residential development. This is to help assure that there are no visual or noise impacts from the office development.
R-1B W ROCHESTER DR W HARTFORD DR N BAMBOO AVE W ROCHESTER ST W FIG ST N LUSITANO AVE R-8 CAR09-00006 1" : 300' + R-1C N CHAPALA WAY N-OD N EAGLE RD W MEADOWDALE DR R-1C N LUSITANO AVE W PAINT ST N WELLSPRING AVE R-4 L-OD W WAINWRIGHT DR N DAUPHIN WAY W WALDEMAR ST W WITTENBURG ST RUT W EAGLE VIEW LN N-OD A-1
R-1B R-1C CAR09-00006 1" : 100' N-OD + L-OD N LUSITANO AVE N EAGLE RD W MEADOWDALE DR
Boise City Planning & Zoning Commission Minutes April 13, 2009 Page 1 CAR09-00006 / C. LARAWAY DESIGN, INC Location: 4280 N. Eagle Road REQUESTS APPROVAL TO REZONE ± 0.51 ACRES FROM R-1C TO L-OD. Commissioner Russell Does staff have anything they would like to share with us this evening regarding Item #5? Susan Riggs (Staff) I have not received any correspondence from any of the neighbors on this item. Unless you have any specific questions, I have nothing to add. Commissioner Russell Is there anybody here to testify on Item #5? COMMISSIONER WILSON MOVED TO APPROVE CAR09-00006 WITH ALL OF STAFF S FINDINGS OF FACT AND CONDITIONS OF APPROVAL. COMMISSIONER BARKER SECONDED THE MOTION. Commissioner Wilson I think the alternative zone on N-OD is more appropriate for this site as staff had proposed instead of the original L-OD requested by the applicant. I think this zone is more compatible with the surrounding neighborhoods, particularly the neighborhood to the north. ROLL CALL VOTE COMMISSIONER WILSON COMMISSIONER BARKER COMMISSIONER COOPER COMMISSIONER STEVENS COMMISSIONER FADNESS COMMISSIONER RUSSELL AYE AYE AYE AYE AYE AYE ALL IN FAVOR, NONE OPPOSED, MOTION CARRIES.
5 Planning Division Staff Report File Number Applicant Property Address CAR09-00006 C. Laraway Design, Inc 4280 N. Eagle Road Public Hearing Date April 13, 2009 Heard by Planning Analyst Boise City Planning and Zoning Commission Susan A. Riggs Planning Supervisor Cody Riddle Table of Contents 1. Executive Summary 2 2. Facts and Standards of Review 3 3. Background and Analysis 4 4. Reason for the Decision 6 5. General Information 6 6. Boise City Comprehensive Plan 7 7. Boise City Zoning Ordinance 9 Attachments Vicinity Map Aerial Site Plan Site Photos Applicant s Letter of Justification Application Agency Comments
CAR09-00006 Boise City Planning and Zoning Commission April 13, 2009 2 of 9 5 1. Executive Summary Description of Applicant's Request C. Laraway Design, Inc requests approval to rezone ±0.51 acres located at 4280 N. Eagle Road from R-1C (Single Family Residentail) to L-OD (Limited Office with Design Review). Staff's Recommendation Staff recommends approval of CAR09-00006 with N-OD (Neighborhood Office with Design Review) zoning. Summary Staff is recommending as an alternative, the N-OD (Neighborhood Office with Design Review) zone which is more consistent with the findings required for approval. The allowed uses in the L-O and N-O zone are similar; however, the N-O setbacks and height requirements are more restrictive providing greater compatibility with the adjacent residential homes to the north. The Comprehensive Plan Land Use Map designates the subject property as Low Density (4 DU/acre). The Land Use/Zoning Consistency Matrix lists N-O as a permissible zone for this land use designation. The proposed rezone complies with Comprehensive Plan Policy 8.4.5, which states that office uses are appropriately located along arterials and collectors and may be used as buffers between intense retail uses and residential uses. Goal 8.1 strives for a city that minimizes suburban sprawl, that provides for a mixture of lifestyles and atmospheres and a sense of place throughout different areas of the City, and that efficiently provides basic services and facilities in close proximity to where people live. The N-O zone allows a variety of services that may be desirable to the residential subdivisions in the vicinity. Based on previous development in the vicinity, staff believes R-1C zoning is no longer feasible for the site. There are no stub streets, no pathways and no other means for residential development on the subject site to be integrated into the existing subdivisions. The intent of the N-O zone is to provide professional offices and similar uses adjacent to or in proximity to residential uses. The zone is intended to allow office uses serving nearby neighborhoods in buildings and on sites that are small relative to office developments in other zoning districts. The rezone will maintain and preserve compatibility of surrounding zoning and development. The establishment of office or other conditionally allowed uses on the subject site would serve to buffer the adjacent single-family residences from noise and traffic, as well as provide compatible uses if properly developed with landscaping and other screening devices. The proposed rezone will not place a strain on public services or facilities. All utilities are either in place or readily available to the site. No agencies have indicated the proposed rezone will adversely affect the delivery of services. Direct access onto Eagle Road will be constrained by the policies of ITD and the zoning requirements placed on future development through the entitlement processes.
CAR09-00006 Boise City Planning and Zoning Commission April 13, 2009 3 of 9 5 2. Facts and Standards of Review Type Application Rezone Applicant/Status C. Laraway Designs, Inc / Representative Location and Site Description The 0.51 acre site is located at 4280 N. Eagle Road approximately 150 feet south of Meadowdale Drive. The site is developed with a single-family home, which is set back approximately 185 feet from Eagle Road. The site abuts single-family homes on the north, and to the south is undeveloped land along with a church. The property east and west of the site is undeveloped. Zoning, Zoning Allowances, and Comprehensive Plan Designation The site is currently zoned R-1C (Single Family Residential). The proposed zoning is L-OD (Limited Office with Design Review). The site is designated as Low Density Residential (4 DU/ acre) on the Comprehensive Plan Land Use Map. The Land Use/Zoning Consistency Matrix lists L-O as a permissible zone for this land use designation. The matrix also lists A-1, A-2, R- 1A, R-1B, R-1C and N-O as acceptable zones. Staff is recommending the N-O zone as an alternative, finding it a more compatible with adjacent residential uses. The property is located within the boundaries of the West Bench Planning Area as designated on the Land Use Map of the Boise City Comprehensive Plan. The site is not located within a designated neighborhood association. History of Previous Actions A-16-09 Annexation 1-19-96 Standards of Review 11-06-01 AMENDMENT, RECLASSIFICATION *** 11-06-01.03 Public Hearing The Planning and Zoning Commission shall advertise, provide notice and conduct a public hearing in accordance with Section 11-03-06 of this Ordinance for each application to amend this Ordinance or to reclassify a zoning district. Any recommendation of the Commission relating to change, modification and reclassification of zoning districts and land use classifications and the regulations and standards thereof shall be in writing. Their recommendation shall include findings of fact supporting the purposes and objectives of zoning and otherwise securing public health, safety and general welfare. The recommendation shall specifically find that such changes, modifications and reclassifications of zoning districts and land use classifications and the regulations and the standards thereof: 1. Comply with and conform to the Comprehensive General Plan; and
CAR09-00006 Boise City Planning and Zoning Commission April 13, 2009 4 of 9 5 2. Provide and maintain sufficient transportation and other public facilities, and does not adversely impact the delivery of services by any political subdivision providing services; and 3. Maintain and preserve compatibility of surrounding zoning and development. *** 3. Background and Analysis The applicant is requesting approval to rezone ±0.51 acres from R-1C (Single Family Residential) to L-OD (Limited Office with Design Review). Staff is recommending as an alternative, the N-OD (Neighborhood Office with Design Review) zone which is more consistent with the findings required for approval. The allowed uses in the L-O and N-O zone are similar; however, the N-O setbacks and height requirements are more restrictive providing greater compatibility with the adjacent residential homes to the north. The N-O zone requires a ten foot side yard setback and a 35 foot height limit where the L-O zone requires a five foot setback and a 45 foot height limit. The following analysis is based on the N-O zone. Staff finds the rezone is consistent with the Boise City Comprehensive Plan. The Comprehensive Plan Land Use Map designates the subject property as Low Density Residential (4 DU/acre). The Land Use/Zoning Consistency Matrix lists N-O as a permissible zone for this land use designation. The Matrix also lists A-1, A-2, R-1A, R-1B, R-1C and L-O as acceptable zones. Policy 8.1.2 of the Boise City Comprehensive Plan states, Zone change requests that are consistent with the Land Use/Zoning Consistency Matrix and the policies of the Comprehensive Plan, should be approved by the City pursuant to appropriate findings related to service levels and other requirements of the comprehensive plan. Policy 8.4.5 states that office uses are appropriately located along arterials and collectors and may be used as buffers between intense retail uses and residential uses. This parcel is in an appropriate location to accomplish this purpose, as it sits between a heavily traveled state highway and a residential subdivision north and further east of the site. It may also be inferred from this policy that office use could be used as a buffer between intense traffic and residential uses. Eagle Road is an extremely heavily traveled principal arterial road. The establishment of office uses on the subject site would serve to buffer the adjacent single-family residences from noise and traffic, as well as provide compatible uses if properly developed with landscaping and other screening devices. Such buffering would be assured by the application of a Design Review overlay district to the N-O zoning. Other more intense uses allowed in the N-O zone would require conditional use approval. During the review process, conditions could be placed on the property to provide safeguards against adverse traffic, noise or compatibility impacts. The applicant indicated a desire to convert the existing home to a funeral parlor which would require a conditional use permit. Goal 8.1 strives for a city that minimizes suburban sprawl, that provides for a mixture of lifestyles and atmospheres and a sense of place throughout different areas of the City, and that efficiently provides basic services and facilities in close proximity to where people live.
CAR09-00006 Boise City Planning and Zoning Commission April 13, 2009 5 of 9 5 The N-O zone allows a variety of services that may be desirable to the adjacent uses and residential development in the vicinity. The rezone will be compatible with the existing uses and zoning in the neighborhood. The site is currently developed with a single-family home set back approximately 185 feet from Eagle Road. The parcel abuts a single-family subdivision with R-1C zoning to the north (Arabian Meadows). There is no direct access to this subdivision from the subject site. Minimum required setbacks for office development in the N-O zone increase when there is adjacent residential development or zoning. This is to help minimize visual or noise impacts from the use. The property on the west side of Eagle Road is zoned N-OD and is undeveloped. Grace Bible Church owns a 7.35 acre parcel south and east of the site, which was rezoned from R-1C to L-OD in 2006. N-O zoning on the subject property is a logical and appropriate transition. Based on previous development in the vicinity, staff believes R-1C zoning is no longer feasible for the site. The intent of the R-1C zone is to provide for predominantly single-family residential uses within the urban community. This location might be appropriate for single-family residential uses were there opportunity for such development to be incorporated by street connection, pathway or by some other means into the adjacent Arabian Meadows Subdivisions. Unfortunately, such features were not required when the subdivisions were developed in 1996 and 1997. There are no stub streets, no pathways and no other means for residential development on the subject site to be integrated into the existing residential developments. For this reason, none of the residential zones identified in the land use matrix would be appropriate. The intent of the N-O zone is to provide professional offices and similar uses adjacent to or in proximity to residential uses. The zone is intended to allow office uses serving nearby neighborhoods in buildings and on sites that are small relative to office developments in other zoning districts. The subject parcel is approximately one half acre. Development is intended to be of a scale and character similar to nearby residential development to promote compatibility with the surrounding area. The L-O zone is also considered appropriate adjacent to residential uses; however, the increased setbacks and lower height requirement in the N-O zone would assure greater buffering when this site redevelops. Staff finds the range of uses allowed in the N-O zone are appropriate on this site. Any new development on the site will require Design Review approval. Based on ±0.51 acres, up to four residential dwelling units could be developed under the existing R-1C zoning; however, vehicles would have to access directly onto Eagle Road. Additionally, residential units would have little opportunity for buffering, either through distance or landscape screening, from the busiest state highway in Idaho. The proposed rezone provides and maintains sufficient transportation and other public facilities, and does not adversely impact the delivery of services by any political subdivision providing services. No public agencies have expressed any concern about the ability to provide the subject site with services. Eagle Road is a five-lane principal arterial with an acceptable level of service (LOS) of E or 37,000 vehicle trips per day (VTD).
CAR09-00006 Boise City Planning and Zoning Commission April 13, 2009 6 of 9 5 According to the Ada County Highway District, the LOS on Eagle Road Exceeds E. Traffic counts indicated ±46,259 trips south of McMillan Road and 46,908 north of Ustick Road on August 27, 2009. The traffic increase, whether the site is developed in an R-1C or N-O zone will be negligible, due to the limited size of the parcel. Additionally, access onto Eagle Road will be constrained by policies of the Idaho Transportation Department and the zoning requirements placed on future development through the entitlement processes. The Idaho Transportation Department will close this access upon redevelopment of the property. A preliminary plat for Grace Bible Church, comprised of a nine lot subdivision, was approved in September of 2006 (SUB06-00117). A condition placed on the plat by ITD required the development to provide access to the parcel to the north (subject parcel) as part of the internal circulation plan. 4. Reasons for the Decision The rezone to N-OD is consistent with the Boise City Comprehensive Plan. The Comprehensive Plan Land Use Map designates the subject property as Low Density (4 DU/acre). The Land Use/Zoning Consistency Matrix lists N-O as a permissible zone for this land use designation. The proposed rezone complies with Comprehensive Plan Policy 8.4.5, which states that office uses are appropriately located along arterials and collectors and may be used as buffers between intense retail uses and residential uses. Goal 8.1 strives for a city that minimizes suburban sprawl, that provides for a mixture of lifestyles and atmospheres and a sense of place throughout different areas of the City, and that efficiently provides basic services and facilities in close proximity to where people live. The N-O zone allows a variety of services that may be desirable to the residential subdivisions in the vicinity. The proposed rezone will not place a strain on public services or facilities. All utilities are either in place or readily available to the site. No agencies have responded stating that the proposed rezone will adversely affect the delivery of services. Direct access onto Eagle Road will be constrained by the policies of ITD and the zoning requirements placed on future development through the entitlement processes. The rezone will maintain and preserve compatibility of surrounding zoning and development. The establishment of office or other conditionally allowed uses on the subject site would serve to buffer the adjacent single-family residences from noise and traffic, as well as provide compatible uses if properly developed with landscaping and other screening devices. Further, minimum required setbacks for office development in the N-O zone increase when there is adjacent residential development. This is to help assure that there are no visual or noise impacts from the office development. 5. General Information Notifications Neighborhood Meeting held on: February 19, 2009 Newspaper notification published on: March 28, 2009 Radius notices mailed to properties within 300 feet on: March 27, 2009 Staff posted notice on site on: March 12, 2009
CAR09-00006 Boise City Planning and Zoning Commission April 13, 2009 7 of 9 5 Size of Property ±0.51 acres Land Use Existing Land Use Single-family homes Existing Zoning R-1C (Single Family Residential) Proposed Zoning L-OD (Limited Office with Design Review Overlay) Hazards None known Functional Street Classification: Eagle Road - Principal Arterial, State Highway 55 (Class IV access restrictions) Adjacent Land Uses and Zoning North: Arabian Meadows Subdivision / R-1C South: Church / L-OD East: Church and then Arabian Meadows Subdivision / L-OD then R-1C West: Eagle Road then undeveloped land / N-OD 6. Boise City Comprehensive Plan This project is located in the West Bench Planning Area. There are no goals, objectives, or policies from this plan that apply to this site. Boise City Comprehensive Plan Goals, Objectives and Policies CHAPTER 6 TRANSPORTATION *** Objective 6.2 Maintain a land use decision-making process that is supportive of the service level standards identified in the Destination 2020 Regional Transportation Plan for Ada County, and which is protective of living environments along streets. Policy 6.2.1 When reviewing land use amendments, zone changes, master plans, conditional uses and other significant entitlement requests, the City shall take into consideration the impact of the project on street levels of service. The City s preferred standards shall be those identified for new streets in ACHD s Development Policy manual, or its successor.
CAR09-00006 Boise City Planning and Zoning Commission April 13, 2009 8 of 9 5 Service level impacts shall be minimized through project modifications, traffic management plans, street improvement plans or other means. *** INDUSTRIAL, OFFICE AND INSTITUTIONAL DEVELOPMENT *** Objective 7.2.6 Achieve an environment through urban design that creates, maintains and enhances the City s industrial, office and institutional areas. *** CHAPTER 8 LAND USE Goal 8.0 Achieve a city that minimizes suburban sprawl, that provides for a diverse mixture of life-styles and atmospheres and a sense of place that varies throughout the different areas of the City, and that efficiently provides basic services and facilities in close proximity to where people live. Objective 8.1 The land-use map and attendant policies shall be the official guide for development of the planning area and shall be implemented through zoning and development review. Policy 8.1.1 The Land Use/Zoning Consistency Matrix shall identify the zoning districts that are permissible within each land-use designation. Conformance with the Land Use/Zoning Consistency Matrix shall be a necessary finding of approval for all zone changes and conditional uses, unless one or more of the forms of flexibility identified in the policies under Objective 2 are implemented. Policy 8.1.2 Zone change requests that are consistent with the Land Use/Zoning Consistency Matrix and the policies of the Comprehensive Plan, should be approved by the City pursuant to appropriate findings related to service levels and other requirements of the comprehensive plan. *** Land Use / Zoning Consistency Matrix Land Use A R-1A R-1B R-1C R-1M R-2 R-3 R-O L-O C-1 C-2 C-4 PC Residential Low Density 4 X X X X X DU/ac *** Objective 8.4 New commercial and office developments shall be located to be convenient to shoppers and employees and to minimize adverse impacts on the street system and adjacent uses. ***
CAR09-00006 Boise City Planning and Zoning Commission April 13, 2009 9 of 9 5 Policy 8.4.5 Office uses are appropriately located along arterials and collectors and may be used as buffers between intense retail uses and residential uses. Policy 8.4.6 The creation of single-use commercial and office districts shall be discouraged, while uses that serve a variety of shopping, entertainment, work and dwelling needs, and have differing hours of operation, shall be encouraged. *** Objective 8.6 Residential land-uses shall be designated to provide a variety of housing densities, product types and affordable costs, and shall be located and distributed in a manner that is compatible with adjacent uses and promotes transit and pedestrian activity. *** 5. Boise City Zoning Ordinance 11-04-03.02 Purpose of the R-1A, R-1B, R-1C and R-1M District Classifications It is the purpose of the R-1A, R-1B, R-1C and R-1M District Classifications to provide various regulations and districts for predominantly single family residential uses within the urban community. Land may be classified to these respective classifications in conformity with the goals and objectives of the Comprehensive General Plan, for location, topographic or other reasonable purposes to guide the physical growth and stability of the City. 11-04-05.1 Regulations for Neighborhood Office (N-O) Districts Purpose: It is the purpose of the Neighborhood Office district to provide for professional offices and similar uses adjacent to or in proximity to residential uses. The zone is intended to allow office uses serving nearby neighborhoods in buildings and on sites that are small relative to office developments in other zoning districts. Development is intended to be of a scale and character similar to nearby residential development to promote compatibility with the surrounding area. 11-04-05.2 Regulations for Limited Office (L-O) Districts Purpose: The Limited Office district is intended to accommodate the development of office space together with necessary off-street parking facilities in locations served by primary access, but inappropriate for commercial development because of close proximity to residential uses. It is intended that administrative, professional and limited business office uses permitted in this district be located and designed so as to be compatible with adjacent residential uses. The regulations in Tables 2.1 and 2.2 shall apply, in addition to general regulations of this Ordinance, to property in any L-O district.
(3/30/2009) Suezann Yorita - CAR09-00006 Chris Laraway Page 1 From: To: CC: Date: Subject: Attachments: "Larry Strough" <Larry.Strough@itd.idaho.gov> <PDSTransmittals@cityofboise.org> "Pam Golden" <Pam.Golden@itd.idaho.gov> 3/30/2009 8:29 AM CAR09-00006 Chris Laraway SKMBT_C25009033008210.pdf ITD has no comment on the enclose rezone notice. Thank You Larry Strough 334-8924 <<SKMBT_C25009033008210.pdf>>
TO: PDS FROM: Mark Senteno SUBJECT: CAR09-00006 DATE: February 26, 2009 BOISE FIRE DEPARTMENT M E M O R A N D U M The Boise Fire Department has reviewed and can approve the application subject to compliance with all following code requirements and conditions of approval. Any deviation from this plan is subject to Fire Department approval. Please note that unless stated otherwise this memo represents requirements of the International Fire Code as adopted and amended by Ordinance 6308. Code Requirement: Fire Department vehicular access shall be provided to within 150' of all portions of the nonsprinklered buildings. Dead end roads are prohibited from exceeding 750 feet. These distances can be increased somewhat for sprinklered buildings but exact distances are on a case-by-case basis. All Fire Department access roads, fire lanes, bridges, and gates are to be a minimum of 20' wide with 13' 6" overhead clearance, shall be capable of supporting 75,000 lbs GVW (25,000 lbs per axle), and shall be paved. Fire Department access roads and fire lanes shall have a minimum outside turning radius of 48' with an inside radius of 28'. Aerial fire apparatus roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height, and at least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. Any dead-end road in excess of 150' needs a Fire Department approved turnaround. No grade may exceed 10% (please note that fire apparatus are designed for a maximum 6% grade). Width and turning radius measurements specified by this paragraph can include those surfaces vehicles generally drive upon. Specifically, gutter and rolled curb are generally considered useable, while vertical curb or sidewalks are not. Comments: Condition of Approval: Code Requirement: For streets having a width less than 36 feet back of curb to back of curb parking shall be restricted on (1) one side; for streets having a width less than 29 feet back of curb to back of curb parking shall be restricted on both sides; and for standard ACHD cul-de-sacs parking shall be restricted on both sides. A note on the face of the final plat is required noting the parking
restriction prior to signing of the final plat by the Boise City Engineer. In addition, No Parking signs shall be installed in accordance with the requirements of the IFC. Comments: Condition of Approval: Code Requirement: Fire hydrant location and distribution shall meet requirements of International Fire Code Appendix C. Comments: No fire hydrants have been noted on site plan. In the absence of information on existing hydrants it appears that no new hydrants may/will be needed. However, we reserve the right to modify requirements as more information comes to light. Variables affecting hydrant numbers and location include, but are not limited to, area, construction type, existing hydrants, accuracy of information provided in the application, strategic location for fire fighting forces, and required fire flow. New hydrants must be "non-private" installations. Condition of Approval: General Requirement: Fire Department required fire hydrants, access, and street identification shall be installed prior to construction or storage of combustible materials on site. Provisions may be made for temporary access and identification measures. Specific building construction requirements of the International Building Code, International Fire Code, and Boise City Code will apply. However, these provisions are best addressed by a licensed Architect at building permit application. Please feel free to have the applicant contact Mark Senteno, 384-3967 cc: File