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Home My WebLink AboutMemo from PlanningProject: Kartchner (CPA-08-006) Location, size of property and existing zoning: The property consists of two tax parcels located at 4315 and 4325 N. Ten Mile Road, on the west side of N. Ten Mile Road, approximately 1/3 mile Parcels contain approximately 11 acres and are currently zoned RUT in Ada Cosouth of W' McMillan Road. The Adjacent Land Uses unty. and Zoning: North: Single-family residential properties, zoned RUT ' (Drawbridge Subdivision); East: Ten Mile Road and commercial office uses in Brid etowe zoned L-O and CO South: Rural residential properties, zoned RUT (Ada County); m Ada County and R-2 zoned RUT (Ada County) g r Crossing Subdivision, ty); West: Agricultural property, Application: The applicant is requesting approval to amend the Comprehensive Plan Future by changing the land use designation on 11 acres of land from Mixed Use — Waste Waer (2 +/- acres) and Low Density Residential (9 +/- acres). tTr Land Use Map (CPA) eatment Plant to Office Comprehensive Plan: This property is currently designated "Mixed Use — WWTP) on the Comprehensive Plan Future Land Use Map. The following standards apply Waste Water Treatment Plant" (�_ WWTP designated areas: light, professional office uses; flex space uses, standards including light pP y specifically to MU_ residential uses will be permitted (existing residential will be allowed to remain); limited small-scale mini-storage uses. This site was deli � warehousing; no new grated as such to reduce human exposure to odors and noise generated from the nearby waste water treatment plant. Conceptual Site Plan/Elevations: The applicant has not submitted any development applications conceptual site plan showing how the Property lots, 4 office/retail buildings, and 1 common area lot. Acceslfor hthe to is re 1 Propoth 17 sed from a purestreet via building access driveway to/from N. Ten Mile Road. A stub street/cul-de-sac is proposed at the north ProPe P p ed from a public street via afull- access to the rural residential property northwest of the site at 3417 W. Elk Bugle Lane, owned b Kevin Mee. No stub streets or pedestrian pathways are shown to the south or west of the site for i p p rtY boundary for there is a private street easement that runs along the north bound y vm &Brenda reviewed in the future, staff will require that this private street be abandoned, nterconnectivi Fu rther, urther, elevations are depicted on the conceptual plan submitted be this site. When development applications are were submitted for the office/retail buildings. Two-story residential building with the subject CPA application. No building elevation Development Agreement, the Ci c Without an annexation and zoningapplication ty annot require the applicant to develop the site onsistentwith the and ssubml submitted concept plan and elevations. If the subject CPA is approved, the site may be developed entirelyuent different from the Wastewater Treatment Plant Odor and Noise Assessment: The City of Meridian had an Prepared for the wastewater treatment plant in 2004. The assessment, prepared by Carollo Engineers to assist with evaluation of development proposals in the sun'oundin �.ea odor and noise assessment approximately 4,000 feet around the g This study desgnated a bufferznded oneaffected, or may be affected in the future upon expansion of the plant, b Property line. This buffer zone is the area that the study determined is of the WWTP• p y odors and noise created by the operation Odor: Level 1 odor control and treatment will address the priority odor sources to i WWTP. Level 1 effectively reduces the area of odor impact on outlying developments. Level 1 improvements, there are existing residential developments outside of the cu improve perception of the Potentially may experience peak odor concentrations or a frequency of odors p ents. However, even with Level 2 will provide containment and treatment for hi Vent MU-WWTP zone that 2 will reduce the frequency of detectable odors nearly h priority the WWTPthat could result in complaints. high priority and lower priority WWTP odor sources. Level zone. This degree of odor containment and control may be more compatible with public fence line, well within the MU-WWTP development closer to the WWTP fence line. Based on these standards Leland use or residential acceptable level of odor control for residential and commercial retail uses, where 2, a 15-second concentration peak of less than 10 D/T (dilutions to threshold)el 2 treatment provides an hours Per as Level 1 does not. )n Level P year that is greater than 7 D/T is acceptable. (Odors are considered toth a frequency beed t °f 50 to 100 concentrations reach 7 D/T.) At level 1, the subject roe detectable when property rty is shown to have a peak D/T of between 26 and 50, with a frequencybe tween 40 and 160 hours per year that are greater than 7 D/T, These levels exceed the ac ceptable level of odor control noted above. If Level 2 improvements were made at the plant, the subject property would have a peak D/T of between 12 and 20, with a frequency less than 30 hours per year that are greater than 7 D/T. Even if Level 2 improvements were made, the peak D/T levels of odor control in this area would not be acceptable for the proposed use; however, the frequency levels would be acceptable. Upon expansion of the WWTP to capacity in 2023 with no odor control in place, the subject property to have a peak D/T of between 37 and 64, with a frequency between 98 and 250 hours per year that are greater shown than 7 D/T. These levels far exceed the aforementioned levels of acceptable odor control. At this time, the City's Wastewater Treatment Plant has not been rated and is not required to be rated; it is neither a Level 1 nor a Level 2. It is unknown if or when the plant will be rated and at what level the plant will be or if improvements will be made to reach a Level 2. Noise: In the Wastewater Treatment Plant Odor and Noise Assessment, noise levels for the WWTP are only determined at the property boundaries and do not include the anticipated impact on adjacent properties. For this reason, Staff did not consider noise impacts from the WWTP to the proposed residential and commercial development in the report. However, as the plant expands, so too will noise associated with the treatment. Staff Recommendation: Because the odor generated from the WWTP in the area of the subject property the odor control performance standards noted in the Wastewater Treatment Plant Odor and Noise Asses ment,dStaff cannot support residential uses in this area. Staff does not believe that low density residential uses on this property is appropriate as the property lies within the MU-WWTP designation and is within the area affected by odors and noise generated from the waste water treatment plant to the southwest. Further, Staff believes that a mix of commercial uses would be more appropriate in this area, as allowed under the current future land use map designation. Staff believes the existing MU-WWTP designation is the most compatible designation for this property and that new residential uses should not be allowed in this area at this time. Staff does not believe that approving the requested CPA to change the future land use designation for this property from Mixed Use — Waste Water Treatment Plant to Office and Low Density Residential would be in the best interest of the City. Therefore, Staff is recommending denial of the requested CPA application. However, Staff is recommending that this application be continued to the hearing date of August 14, 2008, in hopes that recommendations on all the CPA applications can occur at one time. Notes: