Loading...
HomeMy WebLinkAboutSeptember 21, 2006 P&Z Minutes Meridian Planning & Zoning September 21, 2006 Page 81 of 86 Newton-Huckabay: Okay. After considering all staff, applicant, and public testimony, I move to recommend approval to the City Council of file number AZ 06-044 and PP 06- 046, as presented in the staff report for the hearing date of September 21 st, 2006, with no modifications. Zaremba: Second. Rohm: It's been moved and seconded to forward onto City Council recommending approval of AZ 06-044 and PP 06-046, to include staff report with no changes. All those in favor say aye. Opposed same sign? Aye. So, there is four in favor. Motion carries. MOTION CARRIED: FOUR AYES. ONE NAY. Newton-Huckabay: And we will look forward to seeing Mr. Brown again. Brown: Thank you. Item 14: Public Hearing: CPA 06-002 Request for a Comprehensive Plan Amendment to change the Future Land Use Map designation for approximately 12.37 acres from Medium Density Residential to Mixed Use Community for Ustick Comprehensive Plan Amendment by Thornton Oliver Keller - 1515 W. Ustick Road and 3195 N. Linder Road: Rohm: Okay. The last item on our agenda here is -- I'd like to open the Public Hearing on CPA 06-002, related to Ustick Comprehensive Plan amendment and begin with the staff report. Lucas: Thank you, Chairman Rohm, Commissioners. This is another Comprehensive Plan amendment to the Comprehensive Plan map. The procedures regarding amendments to .maps have already been discussed at this hearing, so I'm not going to go into those again, regarding the time limits and the changes. This Comprehensive Plan amendment application proposes to amend the future land use map. The applicant is proposing to change an existing medium density residential designation to a mixed use community designation for two parcels, which total approximately 12.37 acres of land located at 1515 West Ustick and 3195 North Linder. The properties are zoned -- currently zoned RUT and R-1 in Ada county and are not currently within Meridian's city limits. There are no other annexation, rezone, or plat applications associated with the request. The applicant does state in the application letter that if approved, the property owners intend to develop a mix of commercial and residential uses on these sites in the future. Approval of the subject application would allow the applicant to apply for various different zoning designations not currently allowed in the Comprehensive Plan. Under medium density residential, it really is pretty specific to residential uses, but a change to mixed use community really would allow for various potential zoning designations, such as community commercial, neighborhood commercial, as well as limited office, medium, and medium high density residential and the traditional neighborhood districts. Sample usage could include a clothing store, a garden center, hardware store, restaurants, Meridian Planning & Zoning September 21, 2006 Page 82 of 86 banks, drive-thru facilities and department stores and all of those uses are drawn directly from the Comprehensive Plan. The amendment would not change the future land use map designation for any other parcels or any other features of the Comprehensive Plan and the applicant would still be required to apply for annexation and zoning through the city to move forward with any development. If this Comprehensive Plan amendment application is approved, the applicant intends, as I said earlier, to develop a mix of commercial and higher density residential uses on these parcels. The applicant has submitted -- and I can just move through these pretty quickly. A conceptual -- a conceptual plan for the development of 1515 West Ustick, which was that square parcel that we looked at right here, which shows approximately one-third of the site being dedicated to multi-family residential and the other two-thirds as a mix of office and retail uses. The applicant has not included a detailed concept plan for the smaller site located at 3195 North Linder, but proposes to locate a small low intensity office or retail use on this site. As I say, this is extremely conceptual, but just showing the possibility of locating some structures on this -- on this corner piece. And one thing about this concept plan that they are showing is all of the right of way takes that will occur as this intersection expands and so they are taking all that into account. It really takes quite a bit of that property, almost cuts it in half, leaving them with a little bit over an acre. But as staff looked at this and even did some minor -- basically schematic drawings, it looks like they would still be able to fit a parking lot and a couple of buildings on there, even after all of the ACHD takes. Let's see. One thing I did want to point out on this concept plan, they did -- the applicant labeled this down here as a future park, which, really, is a mislabeling. On the Comprehensive Plan this area is designated as public-quasi public, but that doesn't always equal a park, it could be any number of uses and public-quasi public parcels are, basically, dealt with, as I read it in the Comprehensive Plan, on a case-by-case basis, that designation is -- can change is what -- basically what that means. Any number of things could go in there, whether it be commercial, residential, but it receives public-quasi public, because maybe a church owned it at the time or there was a plan there for something, but I talked to parks and they are not planning on putting a park in there at this time. I think we will just cut to the chase here with this application. Staff thought a lot about this and struggled a little bit -- struggled a little bit making a recommendation on this proposal to amend the future land use map for these parcels. The major reason for that struggle is the existing neighborhood center designation that we currently have at the half mile. Staff struggled -- the neighborhood center concept is described at length in the Comprehensive Plan and really tries to focus the mixed use kind of node at the half mile point, rather than at the intersection and after looking at that and thinking quite a bit about it, staff determined that it wasn't necessarily prohibited in the Comprehensive Plan to have that exist and, as you can see, the two parcels to the north had already received a designation of mixed use community, which happened -- let me give a little bit of background there. This happened in the previous -- this previous decision was made during the North Meridian Area Comprehensive Plan amendment that was approved on March 14th, 2006, by City Council and during that process these two parcels were actually discussed as also changing to mixed use community, but the actual boundary line for that amendment was Ustick Road and so by law they weren't able to include any changes below the study area. And because of that and because of previous actions, it Meridian Planning & Zoning September 21, 2006 Page 83 of 86 seemed logical that -- that we would also allow these two parcels here to develop in a mixed use type of way, especially considering the impact that the widening of that intersection would have on any potential residential uses on -- on that site. Staff has reviewed all these arguments and in the staff report described kind of at length what's going on there and in the end staff decided to recommend approval of this -- of this map amendment, with the understanding that -- that when the applicant comes in with a true development plan and with the annexation and zoning and everything that goes with that, that they, indeed, come up with something that is different than the neighborhood concept, that isn't just a simple, you know, commercial center, something, you know -- I think we could say innovative for the city, something that would really proVide a different feel for the intersection, with a mix of uses and high density residential and, obviously, some commercial and that's kind of staff's recommendation, but it's clear that at this point we don't have the ability to tie them to any specific development plan, because that only can be done through the annexation process and the preliminary plat process. So, by allowing them -- I just want to make it very clear that by allowing this designation to go in there, we are, basically, opening up all types of zoning designations that could go in on that site and at this point we wouldn't be able to tie them to any specific development plan, because that's just not part of the process with a Comprehensive Plan amendment. I think with that said, I will stand for any questions. Rohm: Thank you. And that was a good presentation. Appreciated that. Any questions of staff? Would the applicant like to come forward, please. You have got one minute. Penland: Good morning. My name is Chris Penland. I'm with Thornton Oliver Keller and I reside at 4595 North Stampede Way and I have additional material for you, too. All right. First I'd like to thank staff for their time and patience during this process. Their input was very valuable and appreciated. I'm here in support of changing the southeast and southwest corners to mixed use community from medium density residential. As staff mentioned, this process was undertaken during the north Meridian review and was agreed to somewhat in concept, however, legally it could not be changed at that point in time. One of the primary concerns that staff voiced was the proximity to the neighborhood commercial to the east and, hopefully, that could mitigate any concerns over that. This intersection -- it's really different in many respects from the neighborhood commercial node. Just to cite a few examples, there are four directions of travel present and 47 percent more traffic and exposure at the intersection. This will also be a signalized five lane intersection and one of the primary intersections in north Meridian. This property is also situated along a primary east-west traffic arterial, which connects Boise to Caldwell, as well as a north-south traffic arterial that includes a Boise river crossing. Both of those factors allow for good movement and traffic flow through the north Meridian area. Individually, each of these characteristics differentiate the two sites and the convenience oriented nature of the intersection, as opposed to the destination nature of the mid block commercial. We have also conducted numerous studies in the past while of north Meridian's growth and population and the resulting demand. Just give me one second. We have the -- in front of you in the packet and also demonstrated over there is a detailed analysis, which basically demonstrates that Meridian has an above average per square foot retail center, which translate into a lack of retail supply. It Meridian Planning & Zoning September 21,2006 Page 84 of 86 is an extensive lack of retail supply, supported also by vacancy rates in and around Meridian. Right now vacancy rates are hovering about two percent, which marketwide and also historically is extremely low. What this results in is a lack of opportunity for business to locate and also higher economics for rents as there is a shortage of availability and shortage is illustrated graphically over there. And also let me go to the site plan one more time. We discussed these a little while ago. We have preliminary plats and new housing indicated in blue, which is really difficult to see from the light. However, you can see that there is a good concentration of housing growing in and around this intersection. What we look to do in time is exactly what staff points to was an innovative development, one that's not going to be your cookie cutter vanilla strip center that really isn't of note whatsoever. I think a project you can look to as somewhat of an example are the multi-tenant buildings going up in front of the Majestic Marketplace. Currently there is one building that's a three color scheme with awning, gables, much higher finishes than normal. And although that's probably not the esthetics that would be for here, it's a good example of a departure from the norm. I also need to note that with the southwest corner ACHD is currently thinking they will take the entire parcel. That is the plan as of last Friday when I spoke with them. The property owners would like to continue with the change to mixed use community, because should ACHD elect not to take it, they will be left with about 1.4 acres, which really won't be suitable for a residential use. Currently their house will be about ten feet from the door, if memory serves me properly, on the expanded intersection. And also, as staff pointed out previously, this is a very preliminary phase and as we move forward with the annexation and change in zones, we can address the issues and development concerns at that point in time. And, then, also, I apologize for the misnomer on the public area, if that's the case. In the pre-application meeting it was designated public- quasi public and I met with the property owner and they said they had been in discussions and were looking to probably donate that, so my apologies. And if there is any questions I would be more than happy to answer those. Rohm: Thank you. Any questions of the applicant? Not at this time. Penland: Thank you. Rohm: We have three individuals that have signed up to testify. And I think I know where they are. Gary Palmer, would you like to come forward or were you just more interested in just lending your support? And Margaret Palmer. Okay. That's it. Moe: And I would just make note that Mr. Palmer in his presentation your letter is included in this as well. Well, it's in here. Rohm: Any discussion? Zaremba: Mr. Chairman? Rohm: Commissioner Zaremba. Meridian Planning & Zoning September 21,2006 Page 85 of 86 Zaremba: Just a comment. To me this makes a great deal of sense to do this. I do remember a short discussion during the North Meridian Comprehensive Plan and that discussion didn't continue, because this was outside of the legal boundary of that, but it makes sense. As the applicant pointed it out, this is going to be a very important intersection at some time. Currently Ustick is the longest east-west road in the Treasure Valley. When Linder has an overpass over the interstate it will be the longest north- south road in the Treasure Valley, making this intersection heavily traveled. I agree that residential is not -- as if it's not already heavily traveled. Linder, of course, has the distinction of having both a railroad crossing and a river crossing and that focuses a lot of traffic on it, but ACHD is planning to make this a large intersection and my opinion is that it would not be appropriate for residential or certainly not single family, but it should be exactly what the applicant is asking for. Rohm: Good. I think we are all in agreement. Any additional comments? Moe: I have none. Newton-Huckabay: Well, I actually live in this area and I -- my sincerest hope is that one of those four corners somebody comes in with a gas station and a convenience store, because there are none in north Meridian. Zaremba: Mr. Chairman? Rohm: Commissioner Zaremba. Zaremba: I move we close the Public Hearing on CPA 06-002. Moe: Second. Rohm: It's been moved and seconded to close the Public Hearing on CPA 06-02. All those in favor say aye. Opposed same sign. Motion carried. MOTION CARRIED: ALL AYES. Zaremba: Mr. Chairman? Rohm: Commissioner Zaremba. Zaremba: I move to recommend approval to the City Council of file number CPA 06- 002, as presented in the staff report for the hearing date of September 21, 2006, with no changes. Moe: Second. Rohm: It's been moved and seconded that we recommend approval to City Council of CPA 06-002. All those in favor say aye. Opposed same sign? Motion carries. Meridian Planning & Zoning September 21.2006 Page 86 of 86 MOTION CARRIED: ALL AYES: Zaremba: Mr. Chairman? Rohm: Commissioner Zaremba. Zaremba: I move to adjourn. Moe: Second. Rohm: It's been moved and seconded to adjourn. All in favor say aye. MOTION CARRIED: ALL AYES. Rohm: Good night, folks. MEETING ADJOURNED AT 12:11 A.M. (TAPE ON FILE OF THESE PROCEEDINGS.) APPROVED I I DATE APPROVED DAVID MOE - VICE-CHAIRMAN ATTEST: WILLIAM G. BERG, JR, CITY CLERK