HomeMy WebLinkAboutMemo from PlanningProject: Janicek Ten Mile/Chinden Property (CPA-08-001)
Location, size of property and existing zoning: The site is located on the southwest corner of W. Chinden
Boulevard/State Highway 20/26 and N. Ten Mile Road. This 15 acre property is currently zoned RUT in Ada
County.
Adjacent Land Uses and Zoning: North: Chinden Boulevard/SH 2O-26, and rural residential properties and common
area in Westwing Estates, zoned RI in Ada County; East: Ten Mile Road and agricultural property, zoned R-8;
South: Agricultural property, zoned RUT (Ada County); West: Agricultural property, zoned RUT (Ada County)
Application: The applicant is requesting approval to amend the Comprehensive Plan Future Land Use Map (CPA)
by changing the land use designation on approximately 15 acres of land from Medium Density Residential to
Mixed Use — Community.
Comprehensive Plan: This property is currently designated "Medium Density Residential" on the Comprehensive
Plan Future Land Use Map. The requested "Mixed Use — Community" designation allows up to 25 acres of non-
residential uses, up to 200,000 square feet of non-residential building area and residential densities of 3 to 15
dwelling units to the acre. In Mixed Use — Community areas that are not Neighborhood Centers, over 25 acres of
non-residential uses shall be permitted through the CUP process. All of the lands surrounding the subject site are
also currently designated "Medium Density Residential." Staff believes that the Map currently depicts appropriate
future land use for this site, medium density residential.
Conceptual Site Plan/Elevations: The applicant has not submitted any development applications or conceptual
building elevations, but has submitted a conceptual development plan showing how the site may develop in the
future. The plan shows 1 multi -tenant retail building consisting of 12,808 square feet (s.f.) and 1 big box retail
building consisting of 50,180 s.f., fronting on Chinden Boulevard/SH 2O-26; 4 retail/office buildings consisting of
2,853 s.f. each, fronting on Ten Mile Road; and 39 multi -family residential units at the southwest corner of the site
behind the proposed commercial uses. Access to this site is depicted on the conceptual development plan via one
full -access point to/from Chinden Boulevard/SH 2O-26 and one full -access point to/from Ten Mile Road. No stub
streets or pedestrian pathways are proposed to adjacent properties.
The site is located on the corner of two arterial streets; however, Staff does not believe that the design of the site as
shown on the concept plan sufficiently demonstrates how the proposed mixed use development will complement
adjacent future residential properties (i.e. no pedestrian/vehicular access to adjacent properties, transition in uses
needed along the entire western and southern boundaries, etc.). Further, the UDC specifically prohibits access to
SH 2O-26, a major transportation corridor, when a change or increase in intensity of use is proposed. For this
reason, if the map amendment is approved and this site is eventually developed as a mixed use project, Staff will
not support access to Highway 20-26. ITD also does not support access to Highway 20-26 for this property. Access
should solely be provided from Ten Mile; access to/from Chinden Boulevard/SH 2O-26 should be prohibited. Stub
driveways should be provided to adjacent properties to the west and south for future interconnectivity. Because the
City tries to restrict curb cuts to arterials and collectors, specifically SH 20/26, the existing plan for medium density
residential makes the most sense. This site could develop with residential uses, without a need for access to 20/26
and for a commercial development a variance to the UDC for access would most likely be requested.
Staff Recommendation: Staff is not supportive of the proposed mixed use designation for this site and does not
believe that commercial uses are appropriate because of the location of the site adjacent to Highway 20-26 (lack of
access) and the residential nature of the rest of the area. 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: