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HomeMy WebLinkAboutComp Plan Amdmt STAFF REPORT TO: WRITTEN BY: PRESENTED BY: SUBJECT: NORTH MERIDIAN AREA COMPREHENSIVE PLAN AMENDMENT Hearing Date: January 17, 2006 City Council Brad Hawkins-Clark Former Principal City Planner Meridian Planning Department olfe~di~ '~ \ IO,\HO ~ ~~ J \;w~ '~ ¿~ """':"!'l.J: ' ../...~!o' )" " " !,!l~~:~'-' mI Anna Canning, Director Meridian Planning Department North Meridian Area Comprehensive Plan Amendment CP A-05-004 -- Comprehensive Plan Text and Map Amendment Application 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST This Comprehensive Plan Amendment (CPA) application proposes to amend the 2002 City of Meridian Comprehensive Plan (hereafter referred to as "Plan"), adopted on August 6, 2002 and amended by Resolutions 03-401 and 04-454. The proposed changes affect both the text and map components of the Plan (as further defined in the application). The application includes three general requests: a) b) c) Expand the AOCI boundary north of Chinden Boulevard (to the rim) and west of McDermott Road (to Can Ada Road); Designate new land uses and policies within the proposed expansion areas and amend existing land uses in the current AOCI; and Create a new circulation maD and associated transDortation Dolicies to address multi-modal forms of travel in North Meridian. 2. SUMMARY RECOMMENDATION Staff and the Planning & Zoning Commission are recommending approval of the subject Comprehensive Plan Amendment (CPA-05-004). The Meridian Planning and Zoning Commission heard the item on October 3, 2005. The public hearing was closed and the item tabled to October 17th. No new public testimony was taken on October 17th. Staff presented a summary of actions and discussions held between the two meetings and then the Commission moved to recommend approval (with changes) to the original application. a. Summary of Public Hearing: i. In favor: Approximately six of 18 were in favor with proposed changes to specific parcels 11. In opposition: The majority of those in attendance (estimated 70-80 people) were opposed to the proposed State Highway 16 Preservation Corridor. Several people spoke as representatives of neighborhoods or area property owners. Their testimony was almost entirely focused on this topic and it is assumed they were in general support of the other application content. Approximately seven of 18 were opposed to one or more aspects of the application. North Meridian Area Comprehensive Plan Amendment Page 1 of 4 111. Commenting: Approximately five of 18 were general comments about the process and/or specific parcels. iv. Staff presenting application: Brad Hawkins~Clark v. Other staff commenting on application: Anna Canning b. Key Issues of Discussion by Commission: i. SH16 Preservation Corridor ii. NW comer of Chinden and Linder lll. SW corner of McMillan and Meridian IV. N. Ten Mile, south of McMillan (Mixed Use-Wastewater Treatment Plant)- area south of Drawbridge Subdivision v. Compensation if state highway constructed on or near property vi. Frustration about public notification and involvement during application process vii. Inclusion of land north of rim in the Area of City Impact and access to said area Vl11. Use of Basco Lane as a Collector or not IX. Providing incentives to speed-up the right~of-way acquisition for SH16 and making the process more collaborative x. SW comer of Us tick and Linder c. Key Commission Changes to Staff Recommendation: Commission discussion focused on resolving seven issues/concerns presented by the public: 1. Change SW corner of McMillan and Meridian to Medium Density Residential 11. Change NW corner of Chinden and Linder to Mixed Use~Community iii. Change the property east and west of Black Cat Road. north of Chinden, to Mixed Use-Community (for approximately 600-800 feet north of Chinden) IV. In favor of a future expansion of the AOCI north of the rim to the Boise River; direct staff to draft a letter to the Board of Ada County Commissioners v. The SW corner of Us tick and Linder is not a part of the area addressed by this application and will therefore not be changed at this time vi. Not in favor of amending the MU- WWTP area along N. Ten Mile to allow new office and residential uses vii. Removed the SH-16 Preservation Corridor from the Future Land Use Map and most of the associated policies in the text. The Commission emphasized the importance of retaining McDermott Road as the preferred corridor and the creation of a private-public collaborative effort to address the future alignment. d. Outstanding Issue(s) for City Council: Staff expects that the City Council will need to address the following issues at the public hearing: 1. Southeast Corner ofN. McDermott Road and W. Chinden Blvd. (Waterfield/Jenkins parcels): The City Council received letters from Barbara Waterfield (Oct. 18) and DJJ, LLC (Oct. 19) regarding approximately 40 acres (combined) near this intersection. Both letters expressed concern about the P&Z Commission motion to designate the eastern portion oftheir property as Medium Density Residential. You also received copies of written replies to each party (Nov. 7) from Brad Hawkins-Clark As of November 18th, no North Meridian Area Comprehensive Plan Amendment Page 2 of 4 response to the November ih letters has been received from either party. Staff anticipates this area/issue may be raised at the City Council public hearing. 11. Future Planning for SH-16 Corridor: The P&Z Commission's motion to City Council included the following statement (in Section E of the application) : "The City of Meridian supports a collaborative, public-private partnership with property owners, the Idaho Transportation Department, Ada County, Canyon County and other affected parties to identify a preferred alignment for thefitture SH- J 6 extension. " At the public hearing, Staff requests the City Council provide additional policy guidance on this issue. In particular, assuming the City Council approves it, what type of role do you want the City of Meridian to play in this "partnership" (e.g. initiator, advocate for Area ofImpact citizen interests, participant only with ITD as lead)? What level of priority should this corridor planning have in relation to other long-range planning projects? Since this issue was the single most controversial aspect of the North Meridian CPA application and since there was broad support to identify a transportation corridor, it is important that some implementation steps be decided upon. This issue has generated a lot of public interest and the affected parties need to leave this process with some understanding as to the City's policy and implementation timeframe. 111. Land Uses Near Future SH-16/Ustick Interchange: At the November 15, 2005 City Council workshop, a suggestion was made to overlay a sample interchange at this area to see if the MU-Interchange land use designation was an adequate size. Sue Sullivan (ITD planner) recommended using a diamond interchange since that would require the largest footprint (approx. 1,000' east/west x 3,000' north/south). After doing so, it appears the MU-Interchange area is adequate along the Ustick Road frontage but is not adequate along the McDermott Road frontage (north and south of Us tick). This is, of course, entirely preliminary and assumes a diamond-type interchange with a large footprint. Staff recommends this category be expanded north and south approximately 500 feet (maintaining the existing width). IV. Ree:ional Cooperation Commitments: The P&Z Commission chose to retain new policies regarding the City of Meridian's commitment to regional planning and cooperation. (See Section G, page 3, of the application.) However, the City Council may want to revisit these policies in light of the Board of Ada County Commissioner's pending actions with the City of Eagle and their expanded Area ofImpact boundary. v. COMP ASS/Patricia Nilsson Letter (Sept. 15. 2005): Patricia Nilsson raised several points in this letter which were not discussed or referenced in the Commission's motion. The letter was noted at the October 1 ih meeting but the Commission did not want to spend time going into details at that time. They wanted to move the application forward to City Council. None of the seven points in her letter have been incorporated into the application at this point. However, Staff believes some of these points warrant discussion by the City Council. Specifically, Item #4 regarding the Mixed Use-Interchange North Meridian Area Comprehensive Plan Amendment Page 3 of 4 areas, Item #6 regarding travel speeds on u.S. 20-26 and Item #7 regarding signal spacing on local roads. 3. PROCESS FACTS a. The subject application will in fact constitute a comprehensive plan amendment as determined by Idaho State Code. By reason of the provisions of the Idaho State Code §67-6509, a public hearing is required before the City Council on this matter. Newspaper notifications published on: September 5, September 19, and September 26, 2005 (for Planning & Zoning Commission) and December 26, 2005 and January 9,2006 (for City Council). b. c. Public Service Announcements were sent to television, newspaper, and radio stations on September 19, 2005 (for Planning & Zoning Commission) and January 9, 2006 (for City Council). Interested parties were notified by mail on December 21,2005. d. 4. APPLICATION CONTENT Please refer to the attached North Meridian CPA application and Exhibits for details. The attached documents reflect all changes requested by the P&Z Commission in their motion for approval. They also include modifications proposed in the September 15th letter from ITD (Sue Sullivan). North Meridian Area Comprehensive Plan Amendment Page 4 of 4 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LA WAND DECISION & ORDER t otfe;;dl~" ~. \ IL).\HO " ~ ß !:t:, '~ /c '~"".J- V ~t.'"' ) "- --,-'!:;!&.!i!" -, !!-.-~ '1m In the Matter of A Comprehensive Plan Amendment Application to Amend the Text and Future Land Use Map ofthe 2002 Comprehensive Plan for the North Meridian Area and to Expand the Area of City Impact Boundary by the City of Meridian Planning & Zoning Department Case No(s). CP A-05-004 For the City Council Hearing Date of: January 17, 2006 A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of January 17, 2006 incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of January 17,2006 incorporated by reference) 3. Description of Applicant's Request (see attached Staff Report for the hearing date of January 17, 2006 incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.c. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan ofthe City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. 3. Due consideration has been given to the cornment(s) received from the governmental subdivisions providing services in the City of Meridian plamlingjurisdiction. 4. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CPA-O5-004 - PAGE 1 of3 5. That the City has granted an order of approval/denial in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 6. That this approval/denial is subject to the application for the hearing date of January 17, 2006 incorporated by reference. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § II-SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's Comprehensive approved/denied; and, Plan Amendment application IS hereby 2. The following modifications to the application approval were made at the City Council hearing: a. --~- D. Attached: StaffReport/P&Z Commission Recommendation for the hearing date of January 17,2006 CITY Of MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CP A-O5-004 - PAGE 2 of 3 By action of the City Council at its reh'Vlar meeting held on the ,2006. day of COUNCIL MEMBER SHAUN WARDLE VOTED COUNCIL MEMBER JOE BORTON VOTED COUNCIL MEMBER CHARLIE ROUNTREE VOTED COUNCIL MEMBER KEITH BIRD VOTED MA YOR TAMMY de WEERD (TIE BREAKER) VOTED Mayor Tammy de Weerd Attest: William G. Berg, Jr., City Clerk Copy served upon Applicant, The Planning Department, Public Works Department and City Attorney. By: City Clerk's Office Dated: CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). CP A-O5-004 - PAGE 3 of 3 NORTH MERIDIAN AREA COMPREHENSIVE PLAN AMENDMENT APPLICA TION CONTENT January 2006 (for January 1 th City Council public hearing) ApPLICATION ORGANIZATION & CONTENT This Comprehensive Plan Amendment (CPA) application proposes to amend the 2002 City of Meridian Comprehensive Plan (hereafter referred to as "Plan"), adopted on August 6, 2002 and amended by Resolutions 03-401 and 04-454. The proposed changes affect both the text and map components of the Plan (as further defined below). The application contains the following sections: A. Application Overview (provides background, purpose and assumption information) B. CPA Application Questions (answers the questions required in the City of Meridian application form) C. Idaho Code (briefly reviews Idaho Code requirements for changes to Area of City Impact boundaries) D. Proposed Area of City Impact Map (graphically depicts the existing and proposed boundaries for the Meridian Area of City Impact) E. Transportation/lnftastructure Text Changes (proposed amendments to Chapter VI of the Plan) F. Circulation Plan Map (a new figure proposed to be inserted into Chapter VI) G. Land Use Text Changes (proposed amendments to Chapter Vll of the Plan) H. Amended Future Land Use Map (a figure proposed to replace existing Figure VII-2 in Chapter VII) Each element listed above is inter-related with the subsequent element and the application is most effectively read and understood in that manner. North Meridian Area CPA Application Introduction and Sections A, B & C Page 1 A. Application Overview 1. Background The genesis of this CP A application was in 200 I, preceding even the approval of the current 2002 plan. Whi1e Meridian's overall growth rate in the 1990's was unprecedented (approx. 230% increase in population between the 1990 and 2000 u.S. Census), only a small fraction of that growth occurred north of Us tick Road. Over 90% of subdivisions created in the 1990's were located south of Us tick Road (mostly west of Meridian Road). However, when the White Trunk Sewer project began construction in 2001 (extending from Ten Mile Road to Locust Grove Road, between Ustick and McMillan), it would eventually open up over three square miles of largely undeveloped county land to urban scale development. This precipitated the acquisition of large land holdings by developers and subsequent annexation and subdivision applications to the city. With some concern about the provision and readiness of public infrastructure to serve this area, several residential land developers hired Wardle and Associates, a local land planning finn, to facilitate a broad-based planning effort that included mostly public agencies and technical staff. This effort came to be known as the North Meridian Area Plan (NMAP). After more than 18 months of workshops, interviews, and planning, the NMAP was submitted to the city as a CPA application. A public hearing was held before the Planning & Zoning Commission in May 2003. While there was strong, broad support for the plan's vision and principles, staff believed the administrative challenges associated with the plan as submitted would impede effective and efficient implementation. For example, the plan was written as a stand alone document with no cross-references to the adopted Plan. With the consent of Wardle and Associates, the application was withdrawn. No fonnal recommendation was made by the Planning & Zoning Commission to the City Council, but they did direct staff to incorporate many of the NMAP goals and policies in any future CP A application. During her 2004 mayoral campaign, Mayor de Weerd made the NMAP a high priority, calling for that plan to be revived and this time lead and initiated by the City of Meridian. The Planning Department staff began meeting with various stakeholders to fonnulate a timeline and method to more directly involve private property owners in the area. The mayor and City Council also directed staff to explore an expansion to the Area of City Impact (AOCI) boundary to the north and west. In May 2005, an open house was held at Sawtooth Middle School to present the general purpose of the plan and to receive feedback from the public on land use and transportation concerns and ideas. Below is a simple comparison of the private and public plans: North Meridian Area CPA Application Introduction and Sections A, B & C Page 2 Applicant Geographic Area Area of City Impact Proposed Zoning Ordinance Amendment? Transportation Funding a Part of A lication? No change Yes CPA ublic City of Meridian 16 square miles (a rox.) Proposed expansion No 10 square miles Yes No Relationship to Communities in Motion and Blueprint for Good Growth: Two regional land use and transportation planning efforts are underway at the time this CPA application is being submitted. Communities in Motion (ClM) is the Regional Long-Tenn Transportation Plan of the Community Planning Association of Southwest Idaho (COMPASS) and Blueprint for Good Growth (BGG) is a 2025 land use and public inffastructure plan being co-sponsored by the Ada County Highway District, Ada County and the six cities of Ada County. It is not the intent of the City of Meridian to supercede or compromise either the process or recommendations of these regional plans. In fact, the city has been an active participant in both the CIM and BGG steering teams and has contributed funding to both plans. So, given the long-tenn nature of those plans and that neither one is intended to provide area-specific detail, Meridian believes this application will compliment and honor the outcome of both the CIM and BGG efforts. Consultants for Plan: While the Planning Department staff is preparing most of the content for this application, we have contracted with two private finns to provide additional, supporting documentation. The first is Thornton Oliver Keller, a real estate brokerage, who is conducting a market analysis of the North Meridian Area to help detennine the absorption rate and demand for office, retail and industrial uses. Results of this study are expected to help guide the city in designating areas for new non-residential uses. The second contract is with Washington Group International, an engineering and construction finn located in Boise, Idaho. They are updating the 2001 Traffic Impact Study of the l2-square mile area in North Meridian, focusing particularly on 5-year estimates of intersection improvements needed to accommodate new traffic generated in the area. The Executive Summary of this report is shown in Section I of this application. 2. Application Purpose In summary, this CPA application includes three general requests: a) expand the AOCI boundary north of Chin den Boulevard (to the rim) and west ofMcDennott Road (to Can Ada Road); b) designate new land uses and policies within the proposed expansion areas and amend existing land uses in the current AOCI; and c) create a new circulation map and associated transportation policies to address multi-modal fonns of travel in North Meridian. North Meridian Area CPA Application Introduction and Sections A, B & C Page 3 In addition to the obvious intent to amend the Plan, this application is also being prepared as part of the City of Meridian's application to Ada County to expand the AGCl boundary. Ada County requires cities to provide a detailed map with land use designations for any new land being added to the AGCL If approved by City Council, the Future Land Use Map associated with this application would be sent to Ada County to fulfill that requirement of renegotiating the AGCI boundary. 3. Key Assumptions Below are Some of the key land use and transportation assumptions that staff referenced in developing the CPA application. These assumptions were presented and discussed in special workshops with the Planning & Zoning Commission and City Council. The majority of the assumptions are similar to and/or derived from assumptions found in the Foundation Report section of the private NMAP application (withdrawn in 2003). Land Use );> All existing zoning, preliminary plats and planned developments will remain unchanged. );> The plan will give detail to the work in process for the CIM and BGG plans );> The City of Meridian desires to manage growth and annex new land only when it is clearly demonstrated that all urban services will meet targeted levels. );> A mix of services and job types will be available in North Meridian and policies will encourage mixed-use neighborhoods. );> Overall density of housing will be at least 3 - 3.5 dwelling units/acre. );> Lower density housing (less than 2 dwelling units/acre) is expected north of Chinden Boulevard along the rim. );> Higher density housing is desired close to service centers and along transit corridors. );> The existing mid-mile Neighborhood Centers shown in sections where commercial annexations have been approved at the comers will be removed. );> A majority of residents in the two new areas of expansion (north of Chinden Boulevard and west of McDennott Road) support the AGCl change. Transportation );> SH20~26/Chinden will be a limited access highway that retains a speed of at least 45 mph. );> Future SH16/Emmett Highway extension will generally align with McDennott Rd. and will dramatically affect land uses. );> ITD won't know the final alignment ofSH16 for at least 2 Yz - 3 years. Until the alignment is known, it is in the best interest of the City of Meridian to protect this corridor from urban growth. );> A new limited access highway (SH16) will create an incredible opportunity and a physical barrier for the community. );> A grade separated interchange is anticipated at SH16/SH20-26 and at SH16/Ustick Road (wherever the SH16 alignment ends up being located). );> Multi-modal centers will be encouraged near these interchanges. North Meridian Area CPA Application Introduction and Sections A, B & C Page 4 );> Future bus routes will be focused on the arterial grid and will primarily serve neighborhood Centers );> Ultimately, all arterial intersections and many half-mile intersections will be signalized B. CPA Application Questions (from Meridian's CPA application form) 1. Specific defmition of the change requested. The changes proposed in this application fall into three broad areas: a) Expand the AGCl boundary north of Chin den Boulevard (to the rim) and west of McDermott Road (to Can Ada Road). The City of Meridian is proposing to expand its AGCI boundary in two different areas - one is north of Chin den Boulevard/SH20-26 (hereafter referred to as SH20-26) and the other is south of SH20-26. The area north of SH20-26 begins at the northwest corner ofN. Linder Road and SH20~26 and extends west to McDennott Road. The north boundary is currently proposed to be the centerline of the Phyllis Canal or the nearest logical property boundary to the canal. Initial discussions have taken place with the City of Eagle regarding Almaden Subdivision, approximately ~ mile north of SH20-26, and an II-acre parcel abutting the canal. This area is currently not a part of Meridian's AGCI application. This area is approximately 825 acres in size and includes 135 recorded properties. The land falls within Township 4N, Range IE and includes portions of Sections 21,22 and 23. Several large parcel owners have already approached the city requesting to be added to Meridian's AGCI. Noteworthy land uses in this area include the Spurwing Golf Course, Jaker's Wholesale Nursery and other estate-type housing. In 2004, the Public Works Department contracted with JUB Engineers to complete a sanitary seWer study of this area (including the Almaden Subdivision area). That study demonstrated the City of Meridian is capable of providing sewer service to this area, assuming a new lift station is built north of SH20-26. Meridian's domestic water service can also be extended to this area (although no formal study was done). This area is already within the boundaries of the Meridian Rural/City Fire Department and Joint School District No.2. One new elementary school is anticipated in this area north of SH20-26. Finally, at the May open house, a property owner located between the Phyllis Canal and the Boise River expressed interest in being added to Meridian's AOCI. Prior to this meeting, the city had not considered expanding north ofthe rim. The attached Future Land Use Map does not reflect this area. However, staff recommends the Commission and City Council review this request as part of the public hearing process. There is approximately 1,400 acres of land between the rim and the river and between McDermott Road and Linder Road. The subject property is approximately North Meridian Area CPA Application Introduction and Sections A, B & C Page 5 390 acres, or 28% of the total "below rim" area. Staff prepared a brief analysis ofthis area and it is available upon request. The area south ofSH20-26 begins at the southwest comer of McDermott Road and SH20-26 and extends south and west to the comer of CanAda Road and Ustick Road. It includes Sections 29 - 32 (four square miles) within Township 4N, Range 1 E. Existing agricultural/rural type uses dominate this area and include churches, a tree nursery, dairy operations and a small cemetery. The Public Works Department is currently under contract with JUB Engineers to complete a sanitary sewer study of this four mile area. The study is expected to be complete by December 2005. Initial findings show that Meridian should be able to serve the area, taking into account treatment plant and potential lift station improvements. Initial findings also show that Meridian should be able to provide domestic water service. New well sites are proposed in each square mile, although the need for these is yet to be detennined. This area is currently within the boundaries of the Star Fire District. However, the City of Star is not currently seeking any AGCI expansion south of SH20-26 and, if annexed, it is anticipated the Meridian Fire Department would service the area. One new elementary school and one fire substation are expected for this area. b) Designate new land uses and policies within the proposed expansion areas and amend existing land uses in the current AGCI The Amended Future Land Use Map (see attached) shows new land use designations for all properties in both of the areas described above. This map also reflects the new zoning districts and land uses in the North Meridian Area approved by City Council to date since adoption of the Comprehensive Plan. Many of the new land use policies are taken directly from the Wardle and Associates NMAP application. We've also added a new section pertaining to policies specific to the SH 16 preservation corridor. c) Create a new circulation map and associated transportation policies to address multi- modal/orms of travel in North Meridian. Figure VI-8 in Chapter VI ofthe current Plan is a "Future Collector Streets" map which generally shows where the city anticipates new collector roadways. This application proposes to expand the scope and detail of this map. The map in Section F depicts new collectors and backage roads in both the existing and proposed AGCI. Finally, in concert with the Idaho Transportation Department's anticipated interchange at SH16 and SH20-26, guidelines for a multi-modal center near this interchange are also proposed. (See Section E of this application for more detail.) 2. Specific information on any property involved. As noted in Section B.l.a. above, there are numerous existing uses in the proposed and existing AGCI. Given the number of properties affected by this application, detailed North Meridian Area CPA Application Introduction and Sections A, B & C Page 6 infonnation is not being provided on specific properties. Further research on targeted areas can be provided to the Commission or Council upon request. 3. The condition or situation which warrants a change being made in the Plan. Staff believes there are three primary conditions that warrant a change to the Plan: a) Rate and Type o/Growth : Since August 2002 (adoption of the CUlTent Plan), the City of Meridian has witnessed unprecedented growth, much of which has occulTed in North Meridian. More than 8,000 new building lots have received preliminary plat approval in the North Meridian Area alone. In 2004, 25% of all new residential building pennits within Ada County were issued within a six square mile area of North Meridian. That figure was 14.6% in 2003. The North Slough Sewer Trunk, extending from Ten Mile Road to Locust Grove Road between McMillan Road and SH20-26, began constructionin late 2002. This project came on-line ahead of schedule and triggered additional development. While a majority of the new development confonns with the adopted Future Land Use Map and urban services are being provided per master plans, the pace of growth has brought changes not anticipated in the 2002 Plan. Several large Planned Development applications (300+ acres each) were approved for land use exceptions which aHowed non-residential uses at the arterial intersections instead of neighborhood centers at the half mile as anticipated in the Plan (i.e. Bridgetower Crossing, Lochsa Falls, Paramount). Also, now that new school and park sites, housing densities, and street patterns have been approved, the Plan should be updated to reflect these growth patterns. b) SH16 River Crossing and Extension to 1-84: Governor Kempthorne's "Connecting Idaho" plan (the Garvee bond project), signed in Spring 2005, included a proposal for an extension of SH16 from SH44 to 1-84. This new roadway has broad implications for the NMA. This project was anticipated in 2002 and the existing Plan includes policies which encourage a Ten Mile Road alignment. Both the private NMAP and Washington Group International's 2001 NMA Traffic Study also anticipated the SH16 extension. However, with the Garvee bonding one step closer to reality and with ITD including SH16 study funds in their 2006 budget, it walTants the City of Meridian updating its Plan to be more proactive in planning for this significant project. The following reasons support a change from Ten Mile Road to McDennott Road as the prefelTed alignment (and help to justify a change to the Plan): . Instead of dividing our community at Ten Mile Road, the state highway would be located at the edge of our Area of Impact--which would separate Meridian from Nampa and Ada County from Canyon County (south of Us tick Road). The obstacles to preserving right-of-way and limiting development or existing curb cuts along McDennott are fewer than Ten Mile Road. . North Meridian Area CPA Application Introduction and Sections A, B & C Page 7 . Large existing parcels - there are fewer parcels to negotiate future right-of-way purchase and the roadway impacts fewer property owners in the McDennott corridor. A McDennott aligmnent fits the logical progression of interchanges at two- mile spacing along 1-84 (i.e. Meridian, Ten Mile, McDennott, Gan-ity) . c) Requests for Area of City Impact Expansion: Since adoption of the existing Plan, the Mayor and City Council have received requests from individual property owners outside the existing AGCI to receive urban services. Prior to September 2005. Meridian City Code required a property to be within the AOCI and Urban Services Planning Area before annexation and service extensions could occur. That regulation was changed in the Unified Development Code to allow the Citv to annex property outside the AGCl. Nevertheless, the AOCI boundary should be adjusted to reflect the City's intended areas of future growth and service expansion. Amending the Comprehensive Plan is the first step to expanding this boundary (prior to negotiating the boundary with Ada County). While properties outside an AGCI have some development rights, sound planning calls for urban and suburban development to utilize sanitary sewer and municipal water where feasible. Since Meridian is the nearest city to the interested properties and probably best suited to extend urban services, staff was directed to include the AGCI expansion in this CPA application. 4. The public need for and benefit from such a change in the Plan. The answer to this question begs another question - "which 'public' is being talked about?" The public consists of a broad array of interests - often competing interests. Agriculture, recreation, business, residential, and other interests have different perspectives on this question. There may also be competing objectives between the present and future needs of the community. Comments for and against the AOCI expansion and Plan amendment were received at the May open house. The most effective planning weighs all interests and the Commission and Council must decide which plans further the interest of Meridian and the region as a whole. Below is a discussion of both potential benefits and drawbacks to amending the Plan as proposed. Potential Benefits: One of the primary functions of an AGCI is to designate and accommodate urban scale development (e.g. higher populations, higher residential and commercial densities, alternative transportation, etc.). Existing and prospective city residents and developers benefit from a Plan that designates locations for principle land uses and reflects uses already approved but not built. Utilities and other service providers benefit from being able to predict and anticipate densities and future demands for their respective service. Property owners adjacent to the AGCI and city limits benefit by being able to participate in setting the direction and type of growth around their property. If development is expected north of SH20-26 and west ofMcDennott Road (which it is, unless pennanent, legal tools/easements are put in place to guarantee the open space), it is the responsibility of Ada County and cities to plan for these areas. This is especially true as land speculation and development pressure increases due to nearby services. The benefits to preceding growth with updated comprehensive and facility plans include more North Meridian Area CPA Application Introduction and Sections A, B & C Page 8 efficient use of tax dollars and coordination of sewer, water, fire, police and other servIces. Potential Drawbacks: There is, of course, an inherent conflict between some rural and urban uses. If Meridian expands its AGCI and urban development extends into the new areas, the existing agricultural operations (e.g. nurseries, dairies, fanns) that intend to conduct business into the future will experience conflicts. Many of these concems were noted on the summary sheet from the open house. These property owners would prefer to remain outside any AGCI and be buffered and protected from urban/suburban influences. Another potential drawback to expanding the AOCI that could be perceived by residents is the additional stress on the transportation system. Rural type uses and residential densities will have far less demand on the system than the higher intensity activities associated with cities. This same argument could be made for demand on electric, water and other utilities. 5. Documentation that no other solutions to the problem are presented by the current policy of the Plan are possible or reasonable. The existing Plan notes that the SH16 extension may happen and, if so, would likely be aligned with Ten Mile Road. Since that time, the amount of new development approved on both Ten Mile Road and Black Cat Road has lead the city to believe McDennott is the most appropriate corridor for this facility. 6. Development intentions for any land involved. It is anticipated the City of Meridian will acquire land for public parks, easements for sewer trunk lines and multi~use pathways and various domestic well sites within the subject area. However, specific locations have not been identified at this point. Otherwise, private development is expected to proceed in accordance with the adopted Plan and ordinances. 7. Any other data and information needed by the Planning and Zoning Commission in evaluating the proposal, such as who does it help, who does it hurt, how much is it going to cost and who's going to pay for it. To date, no other infonnation has been requested by the Commission. Regarding the question of who benefits and who is hurt, see Question #4 above. Several property owners voiced opposition to the AGCI boundary being expanded. If approved, the main costs of implementing the AOCI expansion and making the amendments to the plan will be administrative expenses that are largely built into the Planning & Zoning Department's budget. The Public Works Department has not currently budgeted for the extension ofthe Black Cat Trunk to the north side of SH20-26. Any costs associated with this project would be bome by private developers. C. Idaho Code Overview (AOCI) North Meridian Area CPA Application Introduction and Sections A, B & C Page 9 Requirements for Renegotiation: Idaho Code Section 67~6526 sets out the requirements for setting, negotiating and renegotiating ADI boundaries. In particular: I. Boundaries remain fixed until renegotiated. [Section 67 ~6526( d).] 2. Renegotiation must follow the same provisions for adopting an ADI originally. [Section 67- 6526(d).] 3. Where a county does not approved the city's desired AOI, the city has resort to either a committee of nine [Section 67-6526((b)] or the district court [Section 67-6526(b).] 4. If there is an overlapping AOI boundary with another city, the cities are required to negotiate a recommendation to the county. In the event either city disagrees with the AOI finally adopted by the county pertaining to the overlapping area, it may request an election be held, funded by the county, for persons owning property in the disputed area. [Section 67-6526( c)] 5. In setting an AD I, the county or district court is required to consider three (3) factors [Section 67-6526(b)]: a. trade area; b. geographic factors; and, c. areas that can reasonably be expected to be annexed to the city in the future. Trade Area: Trade area can be defined as the area needed to provide a city an economic base in which to support its self. This base is not only the area of the city and the AOCI but also involves the areas surrounding a city that brings people into the city for services. Historically, Meridian has been associated with a large trade area extending north to SH20-26, west into eastern Canyon County, south past Lake Hazel, and east to the Boise City limits. An informal survey of residents north of SH20-26 revealed that this area identifies with Meridian more than any other jurisdiction. There is no river crossing between Linder and Star, so residents in this area are forced to travel south for services. Also, the 2001 WGl Traffic Study projected a vast majority of new trips to SH20-26 being generated from south of SH20-26 and it could be expected that any commercial uses on the north side of the highway would benefit fTom Meridian customers for this reason. It is logical that both the north and south sides of SH20-26 are planned under one jurisdiction and use one set of development ordinances, especially for the four miles between the two river crossing streets. Public comments were received at the May open house that Star Road functions as a natural boundary between Meridian and Nampa, with properties west of Star Road associating with and "feeling" more like Nampa. This boundary is especially emphasized south of Us tick Road where McDermott becomes the county line and Star/Robinson Road is entirely within Canyon County. However, for this area north of Ustick, the trade area question becomes less clear. Staff expects that a survey of property owners in this area may be necessary prior to submitting an application to Ada County if the Commission and Council approve the expansion. Geof!ravhic Factors: Among the geographic factors supporting Meridian's proposed AOCI are: current capacity and capability to provide essential public services as well as planned North Meridian Area CPA Application Introduction and Sections A, B & C Page 10 improvements; transportation system corridor and services; and lliU1exation trends and requests. A detailed analysis of the following essential public services is being developed for any potential negotiation with Ada County for the AGCI expansion: . Sewer . Water . Police . Fire and Emergency Services . Library . Schools . Parks and Recreation Facilities . Irrigation Systems . Solid Waste . Electric Utility . Public Transportation Annexation in the Reasonable Future: Meridian's existing city limits extend to SH20-26 at four different points within Sections 25 - 27 (TAN, R.l W), between Black Cat and Meridian Road. Several parcels on the north side of the highway are currently contiguous at these points and are eligible for annexation today. Regarding the annexation potential for the area west of McDennott Road, the city limits extend as far as ~ mile west of Black Cat Road on Ustick Road and a 12 mile west ofTen Mile Road on SH20-26. A path of annexation west of McDennott Road is dependent upon several intervening property owners between the existing city limits and McDermott. The main obstacle in detennining this path is the unknown alignment of SH16. In either case, Meridian city limits are closer to these parcels than either Nampa or Star. The draft Future Land Use Map designates a preservation corridor for this highway and the draft policies propose no urban scale development for a 12 mile west of Black Cat Road until the alignment is identified and the federal government has approved the location. So, if this policy is adopted, it may present a delay in property owners being able to secure a path of annexation. (See Section E for further discussion of this issue.) North Meridian Area CPA Application Introduction and Sections A, B & C Page 11 SECTION D PROPOSED AREA OF CITY IMPACT MAP Ì\ N w E s SECTION E TRANSPORT A TION / INFRASTRUCTURE TEXT AMENDMENT (Chapter VI) (Unless otherwise noted, all of the following text is new and, if approved, will be incorporated into Chapter VI of the 2002 Comprehensive Plan in the sections as spec(fied in the boxes. Page numbers refer to the existing Plan.) I Page 52, Paragraph 2.a. . Add the following roadways to the arterial list: Amity Road, west of Eagle Road Black Cat Road Chinden Blvd. (US 20-26) McMillan Road, east of Ten Mile Road Main Street Meridian Road Pine Avenue, between Eagle Road and Locust Grove Road Star Road, between Ustick Road and US 20-26 Victory Road, east of Eagle Road . Arterial Planning in North Meridian There are two state highways in the North Meridian Area that have a significant influence on the arterial system and deserve special attention: 1. U.S. 20-26 (Chinden Blvd.). This highway serves as the north boundary of the City's Area of Impact east of Linder Road and bisects the Area of Impact west of Linder Road. It is expected to be five to seven lanes wide at build-out of the city. It separates Meridian's distinctly urban growth patterns from the City of Eagle, with its low-density, semi-rural character. The City of Meridian will establish ordinances and development standards that preserve the highway as a major regional transportation facility, connecting the cities of Caldwell, Nampa, Star, Meridian, Eagle and Boise. The City believes this roadway needs to be protected from multiple access points and preserved as a high capacity connector. The City supports beautification and appropriate sound mitigation measures along the US 20-26 corridor. 2. State Highwav 16 (future extension). The extension of State Highway 16 from State Highway 44 to 1-84 is a critical step to providing regional mobility for citizens from north Ada County and Gem County to 1-84 and south Ada County. Identifying the most useful and environmentally and fiscally responsible location for this new highway is crucial to the future character of west Meridian. To that end, transportation and land development policies and a special map overlay have been created to preserve and guide development in North Meridian Area CPA - Section E Transportation/Infrastructure Text Amendment (Chapter VI) Page 1 this area. (See "State Highway 16 Corridor Preservation Area" for more details. ) . Urban and Residential Collectors The transportation system's second tier is the collector system. Collectors are generally categorized as either urban or residential. Urban collectors are designed to carry higher volumes of traffic and (often seamlessly) connect one arterial to another through a given mile. They also may move at higher speeds than residential collectors. The latter are typically constructed by private developers at the time of construction of a subdivision and have a more residential character. They mayor may not connect through an entire mile section. Collector roads were the subject of an Ada County Highway District-funded study by JUB Engineers in August 2001. The City of Meridian supports and will apply the following conclusions of that study: a. Intersection Spacing. The intersections of collector roads and arterial roads should be located at the Y2 mile point within any given section. b. Alignment. Collectors should extend in an essentially straight line for 200 feet to 400 feet from the intersection. Beyond that point the aligmnent is flexible. c. Discontinuity Between Sections. Collectors should not be in a straight aligmnent for more than two miles to prevent their use as de facto arterials. . Add the following roadways to the collector list and add a clarification that the collectors listed include both urban and residential collectors that are at least a ~ mile in length: a. W. Cayuse Creek Drive b. W. Belltower Drive c. W. Monument Street . Replace Figure VI-II, Functional Classification Map (pg. 53), with the revised map approved by the COMPASS Board of Directors in 2005. I Page 54, Paragraph 2.b. . Add the following policy to the "Path System" paragraph: "The City of Meridian shall secure the right of public and recreational access for public use where City-designated public pathways are within irrigation district canal or drain easements or rights-of-way." North Meridian Area CPA - Section E Transportation/lntTastructure Text Amendment (Chapter VI) Page 2 I Page 72 . Amend Table VI-9, Roadway Projects Planned for Meridian and Impact Area, on Page 72 as follows: Project Location Number of Responsible lanes Party Eagle Road & Fairview Construct Urban N.A. ACHD/ITD Ave. Interchange Eagle Road Amity Road to Victory J ACHD Road Eagle Road Victory Road to Overland .2. ACHD Road Fairview Avenue Meridian Road to 1 ACHD Cloverdale Road Franklin Road Linder Road to Black Cat .2. ACHD Road 1-84 widening Meridian Road - Garrity 6 ITD Road Interchange Kuna Mera Read & Sta-te Extend Kuaa Mora Road & ~ ACHD Highway 139 (Kuna State Higfl'Nay ~9 (Kulla Meridian Read) Meridian Read) to eønnect Linder Road Overpass Extend over 1-84 4-5 ACHD/ITD Linder Road Franklin Road to Ustick J.2. ACHD Road Linder Road Victory Road to Overland 2-3 ACHD Road Locust Grove Road Extend over 1-84 .2. ACHD/ITD Overpass Locust Grove Road I -84 Overpass to F airview 4-5 ACHD Ave. Magie View Road nøw Lø6ust Greve Road Eagle J /\CHD ffiaà Road (all n/o I 81) McMillan Road Meridian Road to Locust J ACHD Grove Road North Meridian Area CPA - Section E Transportation/Infrastructure Text Amendment (Chapter VI) Page 3 McMillan Road Locust Grove Road to Eagle 2. ACHD Road Meridian Road widening Franklin Road - ChelTY 3 ACHD Lane Meridian Road Improvement: cloverleaf N.A. ITD Interchange ramp for WB 1-84 to SB Meridian Rd Franklin Rd. Eagle REI. MeridiaN Rd. .§. ACHD Pine Street-new Locust Grove to Cloverdale ~2. ACHD Pine Street Meridian Road to Locust J ACHD Grove O':erlaFld Read State Higl:rNay 69 (Kuna J ACHD Meridian Road) Eagle Rettè State Highway 16 @ Ten Milo McDennott 2-5 ACHD/ITD Freeway (Emmett Road to connect State Highway) river crossing Highway 44 to 1-84 Ten Mile Road Victory Road to Ustick 4~5 ACHD Road Ten Mile Road Ten Mile Rd. - 1-84 N:-A-. 2008 ACHD/ITD Interchange Ustick Road Meridian Road to Eagle 2. ACHD Road Source: CaMP fJ;S 2005 ACHD Five Year Work Program & Capital Improvements Program (2003) In addition to the above projects which are apProved and scheduled in the Ada County Highwav District's plan. the City of Meridian has recommended approval to Ada County Highway District of a complete reconstruction of the Main Street and Meridian Road conidor between 1-84 and ChelTY Lane within the next three to ten years (2008 to 2015), The new desÜm is called the "Split Corridor" and will create a one-way traffic system between the 1-84 interchange and approximately the railroad tracks with Main Street being northbound and Meridian Road being southbounq. North of the railroad. the SYstem will retain its two~way traffic movement. This project is described in more detail in the Downtown Meridian Transportation Management Plan. North Meridian Area CPA - Section E Transportation/Infrastructure Text Amendment (Chapter VI) Page 4 I Page 73, top ofpage . Add a new section as follows: TRANSPORTATION PLANNING IN THE NORTH MERIDIAN AREA Regional Transportation Planning & Cooperation 1. The City of Meridian will work together with the transportation authorities, specifically ACHD, CaMP ASS and ITD, to protect the US 20-26 and SH69 colTidors as regional transportation routes and gateways to not only Meridian but also to Boise, Eagle, Star, Kuna, Nampa and Caldwell. 2. The City of Meridian will coordinate closely with ITD to detennine the most appropriate alignment of the future SH16 extension and to preserve appropriate rights-of-way for all state highways. We are committed to effective land use policies that preserve future transportation conidors. The City will protect the public's investments in existing and planned highways and separated grade interchanges. 3. The City of Meridian will coordinate closely with ITD, Ada County, Boise City, businesses, neighborhood groups and other stakeholders in the Eagle Road/SH55 conidor to implement the 2004 Eagle Road Arterial Study (prepared by Cambridge Systematics for ITD). 4. The 2030 Long-Range Regional Transportation Plan (administered by CaMP ASS) is hereby adopted by reference as part of Meridian's Comprehensive Plan. Key Transportation Assumptions . US 20-26 will be a limited access highway that retains a speed of at least 45 miles per hour. A grade separated interchange is anticipated at the following intersections: SH16/US 20-26, SH16/Ustick Road and SH16/Franklin Road. Multi~modal centers will be encouraged near these interchanges Future bus routes will be on the arterial grid and will primarily serve neighborhood centers Ultimately, all arterial intersections and many half-mile intersections will have signal lights McMillan Road provides the best opportunity to create a North Meridian "community-oriented" transit boulevard, with emphasis on amenities and pedestrian- scale neighborhoods, services and character. . . . . . North Meridian Area CPA - Section E Transportation/Infrastructure Text Amendment (Chapter VI) Page 5 Arterials 1. The section-line arterial roadway network shall serve as the basis for an efficient and cost-effective transportation system. 2. Arterial roadways shall be classified as principal or minor, based on the applicable Transportation Authority determinations for full build-out estimates. 3. Access control standards shall be implemented to improve traffic flow, to minimize the number of travel lanes, to accommodate drainage and to provide for pedestrian safety. 0 Primary access to arterials shall generally be provided at quarter and half-mile intervals with right-inlright-out access provided at intervening points. 4. Pedestrian safety must be balanced with efficient traffic flow. 0 Designated pedestrian crossings shall be provided at all signalized intersections. 0 Center medians at intersections shall provide "safety zones" for pedestrians at all arterials which are five lanes or wider. 5. Arterial intersection design alternatives are encouraged at key intersections that will assure traffic flow is balanced with pedestrian access and the viability of adjacent land uses. 6. Non-structural surface drainage areas are encouraged at key intersection between primary access points where roadways narrow. 0 Sidewalks shall be located behind such drainage areas, away from traffic lanes. Collectors and Backage Roads Figure VI-8.A, North Meridian Auto Circulation Map, is a map of planned collectors and backage roads in the North Meridian Area. This map is intended to replace Figure VI-8, Auto Circulation: Future Collector Streets, for the area between Ustick Road and Chinden Boulevard and west of Locust Grove Road. It also includes the expanded Area of City Impact boundaries north of Chinden Boulevard and west of McDennott Road. The map legend on Figure VI-8.A shows four different types of new roadways: Collectors, Preferred Collectors, Backage Roads and Preferred Backage Roads. The solid lines depict either existing or planned roads and the dashed lines depict the City's preferred or recommended location of future roads. Special Note for hnplementing Figure VI-8.A. North Meridian Auto Circulation Map: Figure VI-8.A does not show any collector road extending north to the Phyllis Canal. North Meridian Area CPA - Section E Transportation/Infrastructure Text Amendment (Chapter VI) Page 6 The two collectors shown on the north side of US 20-26 at half-mile locations are called-out as key access points to collect future local road traffic. However, this figure does not imply that the City of Meridian will approve future developments which do not take into consideration access needs for development nolih of the Phyllis Canal. It is fully expected that the City of Meridian will require at least two stub streets to ensure parcels north of the canal have access to US 20-26. Additional descriptions and policies for each category are listed below: Collector Roads (solid blue lines) 1. Intersections of new collectors and Chinden Boulevard/US 20-26 shall be limited to one per mile and located as close to the half mile as feasible. 2. Intersections of new collectors and arterial roads shall be located as close to the half mile as feasible and, where needed, as close to the quarter mile as feasible. 3. Where a new collector (solid line) falls entirely within the boundaries of a proposed development, the developer shall be responsible to construct the roadway to an ACHD-approved collector road standard and as close to the depicted location as possible. 4. Conectors shall be designed to provide efficient traffic movement from neighborhoods to the arterial system while maintaining the integrity and internal accessibility of neighborhoods. 5. Collector roadway restrictions shall be required only from the point where internal street trip counts exceed local street standards to the arterial roadway. 6. Where alternate means of vehicular access to the collector are provided (e.g. alleys), front-on uses and housing on the collector are encouraged. This policy is intended to promote more attractive collectors with uses oriented to the road and to discourage any "tunnel effect" created by lining the street with fences. 7. Where the collector falls on a shared property line, the developer shan have the option to either construct the full roadway on his/her property or construct only the minimum street section necessary for that development. In the latter case, the adjoining property owner must agree in writing to dedicate the balance of the required collector right-of~way to ACHD at the same time. 8. The intent of constructing a collector "loop" near the intersection of two arterial roads (especially where commercial or mixed use designations are shown) is to reduce intersection congestion and to provide primary vehicular access off of the collector. The City will generally discourage direct access to arterials within 500 feet of an arterial intersection where a collector and/or local commercial road can be provided. PrefeITed Collector Roads (dashed blue lines) 1. These lines represent more generalized locations of future collectors where the planned land uses will likely warrant construction of a more limited access road (e.g. medium to high density housing, community park, etc.). The purpose is to create a more predictable and functional street circulation system and to encourage direct access to commercial services from within the same section without needing to use the arterial roads. North Meridian Area CPA - Section E Transportation/Infrastructure Text Amendment (Chapter VI) Page 7 2. Developments in areas where preferred collectors are shown should incorporate a collector road in the site design or accomplish similar circulation goals through an alternative method. 3. When collectors are constructed in these locations, the collector road standards listed above shall apply. Backage Roads (solid lITeen lines) 1. Backage roads are intended to serve primarily non-residential land uses that front onto a state highway. They differ from frontage roads in that buildings, landscaping or other uses are to be constructed between the highway and the road. 2. The purpose of these roads is: 1) to facilitate ITD's and the City's limited access policies to state highways and 2) to effectively move traffic from the highway to the businesses and other uses that front state highways. 3. Residential uses should not have direct vehicular access to backage roads so as to prevent cut through traffic or other potentially unsafe traffic conditions. 4. Backage roads are strongly encouraged to be public but may be private where it is clearly demonstrated that trip generations and travel patterns will not benefit from a public facility. 5. Where a backage road is private, cross-access agreements with adjacent properties will be required to accomplish the desired circulation goals. Preferred Backage Roads (dashed green lines) 1. These lines represent more generalized locations of future backage roads where the planned land uses will likely warrant their construction. 2. Developments where preferred backage roads are shown should incorporate them in the site design or accomplish similar circulation goals through some alternative method. 3. When backage roads are constructed in these locations, the standards listed above for backage roads shall apply. Public Transportation 1. Land use patterns and residential densities along McMillan Road, east of McDennott Road, shall encourage future public transportation as North Meridian's "community-oriented" corridor. 2. Public transportation facilities will be planned with Valley Regional Transit (VR T) and "stops" shall be provided in designated activity centers on McMillan Road. 3. North/south arterial linkages to east/west public transportation routes will be designated. North Meridian Area CPA - Section E Transportation/Infrastructure Text Amendment (Chapter VI) Page 8 Future State Highway 16 Corridor Area Purpose & Intent The City of Meridian supports the Idaho Transportation Department's (ITD) plan to extend SH16 from SH44 to 1-84. The City's preferred alignment, after crossing south of the Boise River, is to follow the existing McDennott Road right-of~way south to 1- 84. It is the City of Meridian's intention to limit annexations and new development within the McDennott Road area until a plan is approved that specifies the SI-Il6 right~of-way location and the associated right-of-way acquisition needs. The City is concerned about the fiscal, environmental and general quality of life effects that a new state highway can have upon existing and future citizens. We find it is in the best interest of the city to protect the McDennott Road area from development until more details are known about the size, location, function and land use impacts of this regional transportation facility. The City supports the following policies listed in COMPASS's 2030 long-range transportation plan (limited update) regarding transportation corridor preservation: a. CaMP ASS will coordinate with the cities, Ada County, the Ada County Highway District, and the Idaho Transportation Department to improve plans' and ordinances' abilities to preserve needed rights-of-way through adequate setbacks. b. CaMP ASS will work with local and state elected officials to increase funding for long-tenD preservation of rights-of-way, which could substantially reduce future costs and reduce conflicts with neighborhoods and businesses. One option to be considered should be a dedicated fund restricted to rights-of-way preservation. c. CaMP ASS will support, in coordination with the Idaho Transportation Department and/or the Ada County Highway District, a study to identify specific alignment ofthe west county river crossing to align with State Highway 16. Support for McDennott Road Alignment The City of Meridian supports the McDennott Road alignment for the following reasons: . Instead of dividing our community at Ten Mile Road or Black Cat Road, the state highway would be located at the edge of our Area of lmpact~-which would separate Meridian from Nampa and Ada County from Canyon County (south of Ustick Road). Although the highway would divide the four square miles west of McDennott Road from the rest of Meridian, the City believes this area is large enough to still be blended with the Meridian community. North Meridian Area CPA - Section E Transportation/Infrastructure Text Amendment (Chapter VI) Page 9 . The obstacles to preserve sufficient right-of-way and to limit development and curb cuts along McDennott Road are fewer than along Ten Mile Road or Black Cat Road. There are fewer existing parcels to negotiate future right-of-way purchase from and the highway impacts fewer property owners in the McDennott Road corridor. A McDennott Road alignment fits the logical progression of fi-eeway interchanges at two-mile spacing along 1-84 (i.e. Meridian, Ten Mile, McDennott, Ganity). . . Guiding Policies . The City of Meridian supports a collaborative, public-private partnership with property owners, ITD, Ada County, Canyon County, adjacent cities and other affected parties to identifY a preferred alignment for the future SH 16 extension. . The City of Meridian encourages Ada County to adopt the City's access management policy for the future SH16 (fi-om Title 11, Chapter 3, Article H of Meridian's Unified Development Code) pertaining to development within Meridian's Area of Impact that precedes annexation. This policy states that no access shall be allowed except at specific interchange locations as established by the Idaho Transportation Department. I Page 76, after Section C, "Water" I . Insert a new paragraph called "Drainage" and re-label numbering: "The handling of stonn water drainage presents an ever-present challenge for both the public and private sectors. The Ada County Highway District has completed drainage studies for portions of Meridian's Area ofImpact and is studying additional areas. Given the topography and water table, alternatives for handling of surface drainage are limited. The implications are significant. If subsurface solutions are not available, then large areas ofland will be consumed for drainage facilities. Those areas could serve jointly as open space and stonn water facilities, if designed to handle the low~volume stonos without restricting the area's use for other purposes, including recreation. The use of natural and existing constructed drains for stonn water must be explored, and standards established to make the use of such drains a feasible altemative to the consumption of large areas of land. This is an area where cooperation between the public agencies and development community is needed. The City will apply the following general policies when reviewing new developments and drainage: 1. Drainage solutions shall be fonnulated to address the requirements of the public (City of Meridian and ACHD), irogation/drainage districts, and the development community. North Meridian Area CPA - Section E Transportation/Infrastructure Text Amendment (Chapter VI) Page 10 2. Solutions may include subsurface or surface facilities, and discharge into drains. . "Non-structural" drainage bio-swales along the arterial roadways may minimize "regional" solutions and reduce costs. . Surface facilities may include public and private open space areas where design for low-volume events enables the use of the area for its primary purpose of recreation or other open space activity. 3. The public agencies (City, County and / or ACHD), in concert with the development community, will work with the irrigation/drainage entity to resolve issues of liability and discharge standards for drainage ITom public rights-of-way and facilities, including local streets." I Page 79, Goal II, Obj. A I . Add a new policy (#17) as follows: "At a minimum, collectors must extend in a general1y straight line for 200 to 400 feet beyond the intersection with an arterial. Beyond that point, the aligmnent of the col1ector is flexible. A public street system should be continuous through the full mile section. This does not preclude the use of traffic calming measures, nor does it imply the roadway has a straight aligmnent." North Meridian Area CPA - Section E Transportation/Infrastructure Text Amendment (Chapter VI) Page 11 SECTION F NORTH MERIDIAN AREA CIRCULA TION PLAN MAP NOVEMBER 2005 (see attached) SECTION G LAND USE TEXT AMENDMENT (Chapter VII) (Unless otherwise noted, all of the following text is new and, if approved, will be incorporated into Chapters VII of the 2002 Comprehensive Plan in the sections as specified in the boxes. Page numbers refer to the existing Plan.) Page 92, Urban Service Planning Area (USP A) . Insert changes from Resolution No. 03-401. Add a reference to the USP A being expanded to match the proposed Area of City Impact (AOCI) boundary, if approved by Ada County. I Page 93, Figure VII~21 . . Insert the amended Future Land Use Map . Amend Note #2 on the Future Land Use Map as follows: "2. In residential areas, other residential densities will be considered without requiring a Comprehensive Plan Amendment. However, the density can only be changed one "step" (i.e. low to medium, not low to high, etc.). This "one step" policy will not apply to the "Low Density Residential" land in Sections 30. 31 and 32 of TAN. R.l W. These areas must be developed as low density." . Insert a new "Residential" policy as follows: North Chinden Area: Residential uses north of Chin den Boulevard and within a ~ mile or less from the rim should have lot sizes ranging from Y2-l acres, ensuring compatibility with SpurWing Country Club to the east. Use of transitional lot sizes and clustering of smaller lots adjacent to the non-residential and rim property is encouraged. I Page 97, Mixed Use para. I . Amend first sentence to read, "There are tffi:ee five sub-categories of the Mixed Use designation." (This correction adds the "WWTP" and "Interchange" designations.) Page 98, top of page, before "MU-Neighborhood" . Insert new, mixed use policies that apply to all MU areas as follows: North Meridian Area CPA - Section G Land Use Text Amendment (Chapter VII) Page I A mixed use project shall include a principal use (retail, office, professional or residential) and at least one other type ofland use. Exceptions may be granted for smaller sites on a case-by-case basis. In addition to the principal use, other qualifying mixed uses may include community facilities such as a school, public park, civic building or public safety facility. All mixed use projects shall be directly accessible to neighborhoods within the section by both vehicles and pedestrians. Page 98, bottom of page, below "MU-WWTP" . Insert a new section as follows: Mixed Use-Interchange. The purpose of this category is to designate areas for construction of future SH16 interchanges and to designate land that will have a high degree of visibility and be served by highway interchange ramps and restricted local access. These three areas (located at US 20-26, Ustick Road and Franklin Road) differ from the other mixed use categories in that a much stronger emphasis will be placed upon gateway elements and traffic flow/trip generation factors when reviewing new land use applications. Uses in these areas will need to be compatible with the impacts of a freeway interchange. However, these areas are not intended for high volume retail or uses that are better suited in the neighborhood centers or commercial areas. The intention is to protect the immediate vicinity of the interchange from traffic conflicts and shift the high traffic-generating uses closer to local road access points. The following standards and policies will apply to this category: . The following types of land use themes are envisioned at the three interchange locations along SHI6: 0 US 20-26: Commuter Services, Technology/Research, Business Park 0 Ustick Road: Educational, Civic, Light Retail, Residential 0 Franklin Road: Trucking and Freight, Light Industrial, Hospitality . Land uses within the MU-Interchange areas and adjacent to the SH16 corridor should be carefully examined for their potential impacts on existing and designated neighborhood centers and commercial activity areas. Discourage creation or establishment of uses deemed more appropriate to activity centers. . Vehicular access points should be prohibited within a ~ mile or more of the interchange ramps. Future uses should be planned to integrate with the backage road circulation system shown on Figure VI-8.A. . The City supports the development of Specific Area Plans for each of the interchange areas. Such plans should be done in cooperation with landowners and other affected parties. . Any new development at or near interchange areas should promote a nodal development pattern where buildings are clustered, off-street parking is screened in the rear of the parcel and, where practical, inter-connected to adjoining parcels. North Meridian Area CPA - Section G Land Use Text Amendment (Chapter VII) Page 2 . The SH16/US 20-26 interchange wi11 be one of only two regional gateways to the City of Meridian for travelers coming from north of the Boise River (the other being Linder Road). As such, buildings, landscaping and other design features at this interchange need to reflect Meridian's heritage, quality and character. Design of the SH16/US 20~26 interchange and the adjoining land uses must give special consideration to the more scenic and envirorunentally sensitive area on the north side of US 20-26. The more intensive land uses should be sited on the south side of US 20-26. Regional ridesharing, park-and-ride and transit transfer facilities are encouraged within the SH16/US 20-26 interchange area. The MU-Interchange area at Ustick Road, west ofSH16, should minimize retail and auto-oriented services and transition rapidly from the interchange to the more rural, low density character intended along the county line. Examples of uses include middle or high schools, post office or library branches, office uses, rowhouse/patio home developments, athletic clubs, etc. . . . Page 100, top of page, before Table VII-4 . Add three new sections: Regional Planning & Cooperation 1. The City of Meridian is committed to fulfilling the tenus of its Area of City Impact agreement with Ada County as well as similar agreements of neighboring cities, including Eagle, Kuna, Star and Boise. 2. The City of Meridian intends to enter into an inter-local agreement or Memorandum of Understanding with neighboring cities agreeing not to annex into approved Areas of City Impact of those cities. 3. The City of Meridian will cooperate with the City of Eagle to notify them of any development applications being processed along our shared boundary, especially US 20-26/Chinden Blvd. Future State Highway 16 Corridor . Land within the future SH16 conidor (to be identified in cooperation with the Idaho Transportation Department, property owners and other agencies) will be protected from strip commercial zoning and development. The City does not intend to strip zone land adjacent to the future highway for non-residential uses. Such uses will be targeted to key intersections and where vacant or surplus commercial space is already available and zoned. North Meridian Area CPA - Section G Land Use Text Amendment (Chapter VII) Page 3 Transit Friendly Development . The City will consider the option of reducing development application and/or building pennit fees for projects that incorporate features which enhance alternative transportation and are transit friendly. Said developments are envisioned within designated neighborhood centers and/or within commercial activity centers. Said developments must incorporate the following development and design principles: A mix o[]and uses Buildings are oriented to provide the maximum level of service to pedestrians, bicyclists and transit users The development constructs alternative transit features such as a bus shelter (where approved by V alleyRide), bicycle locker facilities, a park and ride lot or similar facilities Residential densities are at least 8 dwelling units per acre and designed to comply with the Traditional Neighborhood design standards in the Unified Development Code I Page 100, Table VII-4 . Update table with data reflecting the expanded AOCI Page 102 - 109, Goals, Objectives & Actions . Insert all applicable "Action" policies from above into this section and into Table VIll- I (in Chapter VIII) North Meridian Area CPA - Section G Land Use Text Amendment (Chapter VII) Page 4 SECTION H AMEND ED FUTURE LAND USE MAP NOVEMBER 2005 (see attached)