HomeMy WebLinkAboutUstick CPA
September 18,2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Thornton Oliver Keller
CPA 06-002
September 21,2006
ITEM NO.
14
REQUEST Public Hearing - 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 -1515 W. Ustick Road & 3195 N. Linder Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
See Attached Staff Report
CITY FIRE DEPT:
1?C&Jf7I ~ Apf'nJI/M
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6Z-0/}lp~
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
No Comment
SAN IT ARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
No Comment
See Attached Comments
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See Affidavit of Sign Posting
Contacted: =:cJ.u <{'/j ~d.fl~ Date: q/ f9(<<p Phone: 378 -t.(((f!'lJ
Emailed: ~c:lp@ ~r~~ ~OM Staff Initials: l.K...
Materials presented at public meetings shall become property of the City of Meridian.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPtBMJi6lil_,.,2~! ,~
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Justin Lucas, Associate City Planner
Ustick Comprehensive Plan Map Amendment
. CP A-06-002
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STAFF REPORT
P & Z Commission Hearing
Hearing Date: September 21,2006
Planning & Zoning Commission
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Comprehensive Plan Map Amendment to change approx. 12.37 acres from
Medium Density Residential to Mixed-Use Community
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The subject Comprehensive Plan Amendment (CPA) application proposes to amend the Future Land Use
Map of the 2002 Comprehensive Plan (adopted August 6, 2002). 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 W. Ustick Road and 3195 N.
Linder Road, the southeast and southwest comers of the intersection of Ustick and Linder Roads. The
properties are zoned RUT and Rl (Ada County) and are not currently within Meridian 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.
Approval of the subject CPA application would allow the applicant to apply for various different zoning
designations when they choose to annex into the city. The amendment would not change the Future Land
Use Map designation for any other parcels or for 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. (NOTE: Comprehensive Plan amendments for text changes are allowed at any
time. The Commission is only allowed to recommend Comprehensive Plan amendments for map changes
every six (6) months. If the Commission or Council desires to tie the subj ect CPA to specific conditions
or a development agreement, then an accompanying development application must be required. Due to
the time restrictions mentioned above and assuming that the other CPA is acted upon the subject
application could not be brought back to the Commission until April 7, 2007.)
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the application below. After carefully considering the required
fmdings for a comprehensive plan amendment and the applicable sections in the comprehensive plan,
Staff struggled to make a definitive recommendation on this proposal. The major reason for this
struggle stemmed from the apparent conflict between the Neighborhood Center concept which clearly
focuses a mix of higher density residential and commercial uses at the half mile point between Linder
and Meridian roads, and this proposal to locate a mixed use development at the intersection of Linder
and Ustick Roads.
After careful review, Staff determined that allowing for a conventional mixed use development at the
intersection does not inherently conflict with the Neighborhood Center concept as long as the mixed use
development at the intersection has an increased focus on high density residential and includes a design
that complies with the mixed use guidelines that are outlined clearly in the Comprehensive Plan. With
CPA-06-002 Ustick Comprehensive Plan Amendment
PAGE I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006.
that said, Staff is recommendinl!: approval of the Comprehensive Plan Amendment for the reasons
outlined in this re,port.
3. PROPOSED MOTION
Recommend Approval
I move to recommend approval to the City Council of File Number CP A-06~002 as presented in
the staff report for the hearing date of September 21, 2006.
Recommend Denial
I move to recommend denial to the City Council of File Number CP A-06-002 as presented in the
staff report for the hearing date of September 21, 2005, for the following reasons: (you should
state specific reasons for denial.)
Continuance
I move to continue File Number CP A-06-002, to the hearing date of (insert continued hearing
date here) for the following reason(s): (You should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
1515 W. Ustick Road and 3195 N. Linder Road, the south east and southwest comers of
the intersection of Us tick and Linder Roads
3Nl WI and 3Nl W2
b. Owners:
1. Wilford T. and Evelyn Sindon
1515 W. Ustick Road
Meridian, Idaho 83642
2. Gary and Margaret Palmer
3195 Linder Road
Meridian, Idaho 83642
c. Applicant:
Same as owners
d. Representative: Chris Penland, Thornton Oliver Keller
e. Present Zoning: RUT and Rl (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
h. Applicant's Statement/Justification (reference submittal material): In spring of 2006, The
Meridian City Council changed the Future Land Use Map designation from "Medium Density
Residential" to "Mixed Use Community" for the northwest and northeast parcels at the
intersection of Ustick and Linder Roads. The owners of 1515 West Ustick Road worked in
conjunction with other owners and the City Council to obtain a "Mixed Use Community"
designation at that time. Although the designation change for the property was agreed to in
concept, the area of review was limited to the region north of Us tick Road on the Future Land
CP A-06-002 Ustick Comprehensive Plan Amendment
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006.
Use Map. As a result of this the City Council was unable to legally allow the change at that
point in time. This application is a continuation of the owner's previous efforts to secure the
conceptually agreed to change.
5. PROCESS FACTS
a. The subject application will in fact constitute a Comprehensive Plan Amendment as
determined by City Ordinance. By reason of the provisions of the Idaho Code Title 11 Chapter
16, a public hearing is required before the City Council on this matter.
b. Newspaper notifications published on: September 4, 2006, and September 18, 2006
c. The Public Service Announcement published on: September 4, 2006
d. Applicant posted notice on site by: The applicant is not required to post notice for this
application, per UDC 11-5A-5E3. Consistent with Idaho State Code and the City of Meridian's
UDC, Alternative forms of notice have been provided by the City Clerk's OffIce.
6. LAND USE
a. Existing Land Use(s): Rural residences and accessory buildings
b. Description of Character of Surrounding Area: A mix of undeveloped land located within the
County, and a residential subdivision within Meridian city limits. To the immediate south and
north lie rural properties with existing residences, outbuildings and vacant land. To the west
of the properties is Tumble Creek Subdivision which has an R-4 zoning designation. The area
to the east of the site also contains rural properties with existing residences, outbuildings and
vacant land. Various subdivisions have been proposed in this area including the Southwick
Subdivision proposed to be located to the east ofthese sites.
c. Adjacent Land Use and Zoning
1. North: Rural residences, zoned RUT (Ada County)
2. East: Rural residences, zoned RUT (Ada County) and
3. South: Rural residences, zoned RUT (Ada County)
4. West: Tumble Creek Subdivision, zoned R-4.
d. History of Previous Actions: In March of2006 the City Council approved a change to Future
Land Use Map to "Mixed use Community" for the two parcels directly north of the subject
properties. This decision was made in conjunction with the North Meridian Area CPA.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: Available in Ustick Road
Location of water: Available in Locust Grove Road
2. Vegetation: There are numerous existing trees on the subject properties that should
either be preserved or mitigated for at the time of development.
3. Flood plain: A portion of both properties lies with the 100 year floodplain for
Fivemile Creek.
4. CanalslDitches Irrigation: N/ A
5. Hazards: Staff is not aware of any potential hazards on this site.
6. Proposed Zoning: No annexation or zoning is proposed at this time.
CP A-06-002 Ustick Comprehensive Plan Amendment
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006.
7. Size of Property: Approx. 12.37 acres
f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Both
parcels have frontage on Ustick and Linder Roads. The ACHD Five Year Work Plan projects
that this intersection will be expanded to five lanes on all legs and signalized with construction
starting in 2008. This construction will have a significant impact on these properties in terms
of loss of property to right of way. Of special concern is the triangular parcel located at 3195
N. Linder. Due to the size of this property and its irregular shape it may be difficult to locate
any type of use on this property once ACHD has gathered all of the needed right of way to
expand this intersection. Staff looked closely at this issue and determined that even with
ACHD right of way takes and city requirements a small development could be viable on this
site.
7. COMMENTS MEETING
On September 1, 2006, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staffhas included all comments
and recommended actions in the attached Exhibit B.
8. COMPREHENSIVE PLAN ANALYSIS
PROPOSED & POTENTIAL USES OF PROPERTY
If the CPA application is approved, the applicant intends to develop a mix of commercial and higher
density residential uses on these parcels. The applicant has submitted a conceptual development plan for
1515 West Ustick Road which shows approximately one third of the site set aside for a multifamily
development 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.
Without a concurrent Annexation and Zoning application, the City can not restrict the applicant to a
specified development plan. All uses available for the Mixed Use~Community designation would be an
option for future development of the properties. If the Commission or Council desires to tie the subject
CPA to specific conditions or a development agreement then an accompanying development application
must be required.
The Mixed Use-Community designation allows for up to 25 acres of non-residential uses, up to 200,000
square feet of non-residential buildings, and a residential density of 3 to 15 units per acre. Potential
zoning would include C-C (Community Commercial) and C-N (Neighborhood Commercial), as well as
the L-O (Limited Office), medium and medium high-density residential zones (R-8 and R-15) and the
traditional neighborhood districts (TN-C and TN-R). Sample uses in this area include residences, offices,
clothing stores, garden centers, hardware stores, restaurants, banks with drive through facilities, and
department stores. The City will have the opportunity to review any proposed development on the
properties and impose any conditions necessary to protect the best interests of the City through the
Annexation and Zoning process.
COMPREHENSIVE PLAN POLICIES AND GOALS
Please see Exhibit C for detailed analysis of facts and [mdings for a comprehensive plan amendment.
The June 2006 Comprehensive Plan Update contains a variety of goals, objectives, and action items
relevant to this CPA application. The following policies most directly apply to the proposed project and
are repeated here for the Council and Commission's consideration during the hearing process (staff
analysis is in italics below the quoted policy):
CP A-06-002 Ustick Comprehensive Plan Amendment
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006.
· Mixed Use, pages 102 and 103, Chapter VII:
o Purpose Statement: The purpose of the MU designation on the Future Land Use Map is
to identify key areas which are either infill in nature or situated in highly visible or
transitioning areas of the city where innovative and flexible design opportunities are
encouraged.
The highly visible location of these properties at the comer of Linder and Ustick Roads
makes them good candidates for quality mixed use development. This location combined
with the mixed use community designation that already exists on the properties to the north
would help to complete this intersection by having the same comprehensive plan designation
on all four corners.
o Fourth Bullet, bottom of page 102: In developments where multiple commercial and or
office building are proposed , the buildings should be arranged to create some form of
common usable area such as a plaza or green space.
In the conceptual development plan provided by the applicant for 1515 West Ustick the
applicant has provided an outdoor patio that could act as a plaza or usable open space. This
area could be enhanced to act as a true gathering place for pedestrians and users of the
ofJicelretail facilities.
o Eighth Bullet, top of page 103: All mixed use projects shall be directly accessible to
neighborhoods within the section by both vehicles and pedestrians.
The conceptual plan provided by the applicant shows good connectivity between the
residences and businesses. The residences will also have access to the Five Mile Creek Green
Belt that is proposed to rnn through this project. Both of these things will provide good
pedestrian and vehicle connectivity in this area.
. Objective D, page 107: Encourage appropriate land uses along transportation corridors.
o Action 7: Develop incentives for high-density development along major transportation
corridors to support public transportation system.
The subject properties are near a very busy intersection in the City. Providing higher density
housing in this area would help to support a future public transportation system.
· Objective A, page 115: Encourage quality housing projects for all economic levels in a variety of
areas.
o Action 4: Provide of a wide diversity of housing types and choices between ownership
and rental dwelling units for all income groups in a variety of locations suitable for
residential development.
The subject properties are projected to contain multij'amily dwelling units that would
provide for housing diversity in this area of the city.
o Action 14: Locate high density development, where possible, near open space corridors,
or other permanent major open space and park facilities, Old Town and near major access
thoroughfares.
The Five Mile Creek greenbelt is proposed to locate near these properties. This seems like a
good locationfor a multifamily development that could utilize this open space amenity.
CP A-06-002 Ustick Comprehensive Plan Amendment
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006.
ECONOMIC & LAND USE ISSUES
Since the Land Use Planning Act requires a Comprehensive Plan to address economic development issues
as part of a city's long-range plan, Staff is including the following analysis for the P&Z Commission and
City Council as part of this CPA application. We believe the majority of these issues support amending
the Future Land Use Map from Medium Density Residential to Mixed Use-Community.
Oversupolv of Mixed Use/Commercial Land: Staff struggled to determine if this proposal would indeed
create an oversupply of Mixed Use land in this area of the city. The major reason for this struggle
stemmed from the apparent conflict between the Neighborhood Center concept which clearly focuses a
mix of higher density residential and conunercial uses at the half mile point between Linder and
Meridian roads and this proposal to locate a mixed use development at the intersection of Linder and
Ustick Roads. While the comprehensive plan does not specifically prohibit such a situation, Staff is
concerned about the viability of the existing commercial projects that have already located at the center
point between Linder and Meridian Roads in compliance with the Neighborhood Center concept.
In contrast to the concerns mentioned above, Staff has also analyzed the previous decision by the City
Council to change the Future Land Use Map designations for the northern comers of this intersection to
Mixed Use Community. This previous decision was made during the North Meridian Area CPA (CPA-
05-004) that was approved on March 14, 2006. During the process for the North Meridian Area CPA
the southern comers of the intersection of Ustick and Linder Roads (subject properties) were discussed
as areas that could receive a mixed use or commercial designation, but the change was not made at that
time because they were not included in the study area. During the previous CPA and in the current
application the applicant argues that the existing Neighborhood Center commercial node located at the
half mile and the proposed conventional mixed use development at the intersection will compliment
each other because of the different types of commercial and residential uses that they could contain.
The applicant specifically argues that the intersection location is ideal for more convenience oriented
businesses such as banks and restaurants while the Neighborhood Center could contain more destination
oriented businesses such as a grocery store and medical offices.
Staff has reviewed these arguments carefully and determined that allowing for a conventional mixed use
development at the intersection does not inherently conflict with the Neighborhood Center as long as
the mixed use development at the intersection has an increased focus on high density residential and
includes a design that complies with the mixed use guidelines that are outlined clearly in the
Comprehensive Plan.
Transportation Issues: Without a specific development plan it is hard to project traffic impact, yet it is
clear that any development in this area will increase the amount of traffic and congestion at this already
busy intersection. ACHD's Five Year Work Program includes plans to widen and signalize this
intersection to help alleviate some of the congestion. The widening of this intersection will most likely
make this an undesirable place for traditional single family development as would be allowed under the
existing comprehensive plan designation of Medium Density Residential. The Comprehensive Plan
encourages the location of high-density residential developments in close proximity to major
transportation corridors to help support a public transit system. By allowing a mixed use designation on
this property, it would be eligible to develop residences at higher densities along with some commercial
or office uses.
Comoatibilitv & DesilZIl Issues: Staff believes that allowing a Mixed Use-Community designation on
these sites has the potential to adversely affect other properties in the area, due to the nature of the uses
allowed in within the Mixed Use-Community designation. It is imperative that the when development
plans are submitted for these sites that the surrounding uses (both existing and potential) are considered.
CPA-06-002 Ustick Comprehensive Plan Amendment
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006.
For example, Staff is currently processing development applications for medium density residential uses
near this area (Southwick Sub. to the East and an expansion of Crossf'ield Subdivision to the South).
High intensity commercial uses directly abutting low or medium density residential uses are generally not
preferred. The Comprehensive Plan supports transitional zones/uses, such as offices or medium high
density residential, to buffer commercial and lower density residential uses (Chapter VII, Goal 1,
Objective B, Action item 7). Staff does feel that a medium high-density residential development would
be an acceptable buffer between the medium density residential development to the east and south. Staff
feels that while some commercial could be placed on the 1515 West Us tick road site, much of the site
should be set aside for medium or high density residential that could act as an appropriate buffer between
the lower density residential proposed and existing in this are and the commercial uses slated for the
comer.
The other site, located at 3195 North Linder Road, is already adjacent to the Tumble Creek subdivision to
the south and west. Fortunately this site has a natural buffer created by the Five Mile Creek. Regardless of
this natural buffer, any commercial or office uses on this site should be designed in accordance with UDC
standards and take into account the proximity of the residential uses.
IDAHO STATE CODE
Idaho State Code Title 67, Chapter 65, states that the commission may recommend amendments to the
land use map component of the comprehensive plan to the governing board not more frequently than once
every six (6) months.
9. ZONING ORDINANCE
No amendments to the Zoning Ordinance are being proposed. If the application is approved and the
Mixed Use-Community designation is granted, a number of different zoning districts could be applied for
at the time of annexation, including C-C and C-N districts, the medium (R.8) and medium-high density
(R-15) districts, and the Traditional Neighborhood Commercial or Traditional Neighborhood Residential
districts.
10. RECOMMENDATION
Staff is in support of the Comprehensive Plan Amendment provided that the development of the property
substantially complies with the concepts and concerns that Staff outlined in this report. Staff is
recommending approval of the applicant's proposal to amend the Comprehensive Plan Future Land Use
Map.
11. EXHffiITS
A. Drawings
1. Conceptual Development Plan 1515 West U stick Road
2. Conceptual Development Plan 3195 North Linder Road
B. Department Comments
C. Required Findings from the Zoning Ordinance
CP A-06-002 Ustick Comprehensive Plan Amendment
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006.
A. Drawings
1. Conceptual Development Plan 1515 W. U stick Road
w. USTICK ROAD
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006.
2.3195 N. Linder Road after ACHD Right of Way Take
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006.
B. Department Comments - The only department that chose to comment on this application was the Fire
Department
FIRE DEPARTMENT
1. The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
2. All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3. To increase emergency access to the site a minimum of two points of access will be required for
any portion of the project, which serves more than 50 homes. The two entrances should be
separated by no less than 12 the diagonal measurement of the full development. The applicant
shall provide a stub street to the property to the (west/east/north/south).
4. Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
5. All portions ofthe buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
6. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
7. All R-2 occupancies with 3 or more units shall be required to be fire sprinklered.
B- I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006.
C. Required Findings from the Zoning Ordinance
1. Comprehensive Plan Amendment Findings
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an amendment to
the Comprehensive Plan, the Council shall make the following findings:
1. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
Staff finds that the proposed change to the Future Land Use Map does not directly conflict
with other elements of the Comprehensive Plan. Staff recognizes the flexibility in the
Comprehensive Plan especially with regard to mixed use projects.
2. The proposed amendment provides an improved guide to future growth and
development of the city.
Staff [mds that the proposal to modify the Future Land Use Map will increase the ability for
innovative design in this highly visible area of the City. Staff believes that allowing for
mixed use proj ects to locate in this area will improve the growth pattern in this area.
3. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan and the Comprehensive Plan Land Use Map.
Staff finds that the proposed amendment is internally consistent with the Goals, Objectives,
and Policies of the Comprehensive Plan. Staff recognizes the existence of the Neighborhood
Center in close proximity to this proposed Mixed Use Community designation and believes
that through proper design and an emphasis on higher density housing the two can coexist.
4. The proposed amendment is consistent with the Unified Development Code.
Staff finds that the proposed amendment is consistent with the Unified Development Code.
No annexation or zoning approvals have been granted with this application and all
subsequent development applications shall comply with the UDC.
5. The proposed amendment is in the best interest of the City of Meridian.
Staff finds that the proposed amendment is in the best interest of the City.
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
8 September 2006
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
City of Meridian
City Clerk's Office
William G. Berg Jr.
33 East Idaho Avenue
Mei1dian;]r>83642.o~~--- --~--- --"---- - --
RECEIVED
RE: CPA 06-002/1515 W. Ustick Rd. & 3195 N. Linder Rd.
City of Meridian
City Clerk Office
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced application for
Comprehensive Plan.
However, at the time this parcel of ground (the portion ofthis proposed project which is on the
south side of Us tick Road, east side of Linder Road)is developed Nampa & Meridian Irrigation
District must approve all plans dealing with any encroachments within the easement ofthe
District's Kellogg Drain, Creason Lateral as well as the Five Mile Drain. Any and all
encroachments within the District's easements must have approved plans and signed License
Agreement with Nampa & Meridian Irrigation District before construction starts.
Sincerely,
"I3ti1 jJ~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
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. Idaho, being first duly sworn upon oath, depose and say:
I personally posted the subject property with the hearing notice sign 10 days prior to the
public hearing for The Comol'ehensive PI~n Amendment for 1515 West Ustick Road
and 3195 North Linder Road. Meridjan. ill for the SeDtember 21. 2006 Plannine:
and Zonine: Meetine:. ...
.
"
Dated 8th of September, 2006,
,
.
0f\v-- Q1J
(Signature) }
Commission Expires: ~
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olary Public for!9a!>o ~
z;:;- Residing at ...tJn ol. .
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,
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
September 21, 2006
ITEM #
14
DATE
PROJECT NUMBER
CPA 06-002
PROJECT NAME
Ustick Comprehensive Plan Amendment
NAME (PLEASE PRINT)
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FOR AGAINST NEUTRAL
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'X
OLIVER
KELLER
THORNTON
--...-.......-.-.-...---.-...-...--.-.......
COM M. ERe I A L REA L E $ T A -r E
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RECEIVED
SEP 2 1 2006
c~ of Meridian
City Clerk Office
"
PROPOSED MIXED
USE COMMUNITY
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Presented by:
Chris Penland
208.947.5508
cdp@tokre.com
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250 S. FIFTH STREET' BOISE, IDAHO. 208.378.4600 . WWW.TOKRE.COM
~ OLIVER _
COMMERCIAL REAL ESTATE
-6xpc"/cl'1c:e 1Y:!ulh.
September 21, 2006
Melidian Planning and Zoning
33 East Idaho Avenue
Meridian, Idaho 83642
RE: Southeast / Southwest Corners of Ustick & Linder Roads: Meridian
Comprehensive Plan Amendment - Response to Planning and Zoning
Dear Sir or Madame:
This letter is in support of an amendment to Meridian's Comprehensive Plan for the
conversion of medium density residential zoning to mixed use community at the
southeast / southwest comers of Us tick and Linder Roads. Staff provided a favorable
recommendation for the application but voiced concern over the proximity to the
commercial node to the east. Hopefully, those concerns are mitigated by the information
provided below.
In reality, this intersection is extremely different from the commercial node to the east.
For example:
a. There are 4 directions oftravel present and 47% more traffic,
exposure, and customers.
b. This will be a signalized 5 lane intersection and one of the primary
intersections in North Meridian.
c. The properties are situated along an east-west primary traffic
arterial that connects Boise to Caldwell and along a primary north-
south traffic arterial that includes a Boise River bridge crossing.
Each of these characteristics truly differentiates the two sites and highlights the
convenience oriented nature of Us tick and Linder compared to the destination nature of
the site to the east.
Meridian is a dynamic area that has experienced tremendous population growth. To
understand this and the resulting demand, Thornton Oliver Keller has conducted
numerous market studies of the area. As provided earlier this year, a retail expenditure
analysis identified a significant lack of supply (131 % difference compared to the average
Treasure Valley submarket). Furthermore, we recently analyzed the retail vacancy rate,
which is about 2% and extremely low. Together, these two results establish North
Meridian as an extremely robust market.
Brokerage - Management
250 South Fifth Street, Second Floor Boise, Idaho 83702 Phone 208-378-4600 Fax 208-947-0869 www.tokre.com
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The different site attributes and positive market indications clearly support the viability of
both the intersection of Us tick and Linder and the commercial node to the east.
Thank you very much for your time.
Sincerely
THORNTON OLIVER KELLER
l~Q~
Chris Penland
September 21, 2006
Meridian Planning and Zoning
33 East Idaho A venue
Meridian, Idaho 83642
RE: Southeast / Southwest Corners of Ustick & Linder Roads: Meridian Comprehensive
Plan Amendment
To Whom It May Concern:
This letter is in support of an amendment to Meridian's Comprehensive Plan for the conversion
of medium density residential zoning to mixed use community at the southeast / southwest
corners of Ustick and Linder Roads.
The taking by the Ada County Highway District to expand the intersection will leave my
residence ten to twenty feet from the road. This is not nearly enough distance for my residence or
anyone else's to a signalized, five lane intersection.
Thank you.
Si
,..
September 21, 2006
Meridian Planning and Zoning
33 East Idaho A venue
Meridian, Idaho 83642
RE: Southeast / Southwest Corners of Ustick & Linder Roads: Meridian Comprehensive
Plan Amendment
To Whom It May Concern:
This letter is in SUPP0l1 of an amendment to Meridian's Comprehensive Plan for the conversion
of medium density residential zoning to mixed use community at the southeast / southwest
comers of Ustick and Linder Roads.
After living at 1515 West Ustick Road for several decades, the frequency of traffic and vehicle
stacking during peak hours has changed the nature of the area. It is no longer rural, but rather, a
busy intersection that is more suitable for commercial and surrounding high density residential
uses.
(
~..~IVER"-_
COMMERCIAL REAL ESTATE
AE RIAL
E~f>e"/~ae ~H/h.
250 S. FIFTI-I STREET. BOISE. IDAHO. 208.3784600 . WWW.TOKRE.COM
.,.
Meridian Retail EJ
Produced for the City (
Treasure Valley Retail Expenditures per Square Foot
$680
North
Southeast
Southwest
West
$
$
$
$
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Treasure Valley Retail Expenditures per Square Foot by Submarket
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"The meridian subma!1(et has a very high ratio $680 per retail square foot. {';d'::'" i .
outside of the area and that the retail market has a strong potential for Qro~;'!r'"
$
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Difference in Meridian
Percentage Difference:
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Thornton Oliver Keller Market Analysis:
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SHORTAGE OF RETAIL SPACE
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Expenditure per Retail SF - Total Household Expenditures
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G}I;.~ cDEE'~FTATR~~T~~~lN~ CENTRAL DISTRICT HEALTH DEPARTMENT
... Environmental Health Division
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Rezone # C' P fJ- 06 -DC> '2....-
Conditional Use #
Preliminary / Final/Short Plat
Return to:
o Boise
DEagle
o Garden City
~ridian
o Kuna
DACZ
o Star
~e have No Objections to this Proposal.
o 2. We recommend Denial of this Proposal.
City of Meridian
o 3. Specific knowledge as to the exact type of use must be provided before ~~ Glm~Hfrt\f;rs Proposal.
o 4. We will require more data concerning soil conditions on this Proposal before we can comment.
05.
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Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
o high seasonal ground water 0 waste flow characteristics
o or bedrock from original grade 0 other
o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
o 7, This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
o 8. After written approval from appropriate entities are submitted, we can approve this proposal for:
o central sewage 0 community sewage system 0 community water well
o interim sewage 0 central water
o individual sewage 0 individual water
o 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
o central sewage 0 community sewage system 0 community water
o sewage dry lines 0 central water
o 10. Run-off is not to create a mosquito breeding problem.
o 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
o child care center
o 14. Please see attached stormwater management recommendations
015.
Date: KJ21 let:-
Reviewed By: .<:-, /rt./'
Review Sheet
15726-001 EH0904
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CITY OF r~' ,'._
~ridian ~..., ;; "'\ TRANSMITTALS TO AGENCIES FOR COMMENTS ON
.>. IDAHO Jr DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
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"'"f~<T~E^SU""V",-,-"" "N" To insure that your comments and recommendations will be considered by
1903 the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Joseph W. Borton
Charles M. Rountree
Shaun Wardle
CITY DEPARTMENTS
Attn: Will Berg, City Clerk, by: September 14, 2006
Transmittal Date: August 21,2006 File No.: CPA 06-002
Hearing Date: September 21,2006
Request: Public Hearing - 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
Location of Property or Project:
3195 N. Under Road
City Attorney/HR
703 Main Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
Fire
540 E. Franklin Road
888-1234 I fax 895-0390
. ')\{\~, ~ .... -N.
David Zaremba (n " '1 1 .. --:d)~~n School District (No FP)
David Moe (no FP) ~I' " _I '0~1jfj~rt Post OffiCe(FPIPp only)
=w.endY Newton-Huckabay (NoFP, A'>:'~~lAaa County Highway District .
_ Michael Rohm (No FPt'. _ .,_~:-'~~ t\. _ Ada County Development Services
Keith Borup (No FP) ," \., :,:; :... Y Central District Health
-Tammy de Weerd, M~t. Nampa Meridian Irrig. District
- Charlie Rountree, C/C Settlers Irrig. District
Joe Borton, C/C Idaho Power CO. (FP,PP,CUP)
Keith Bird, C/C Qwest (FPIPP only)
Shaun Wardle, C/C Intermountain Gas (FPIPP only)
--'- Water Department Bureau of Reclamation (FPIPP only)
Z Sewer Department Idaho Transportation Dept. (No FP)
Sanitary ServiceS(No VAR, VAC, FP) Ada County Ass. Land Records
Building Department I Rich Greene Meridian Development Corp.
Fire Department Historical Preservation Comm.
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Parks & Recreation
11 W. Bower Street
888-3579 I fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-5533 I fax 888-6844
Police
1401 E. Watertower Lane
888-6678/ fax 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500 I fax 895-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 I fax 887-1297
- Water
2235 N.W. 8th Street
888-5242 I fax 884-1159
Your Concise Remarks:
~
- Wastewater
3401 N. Ten Mile Road
888-2191 I fax 884-0744
CI1Y HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK - FAX 888-4218 FINANCE & UTILITY BILUNG - FAX 887-4813 MAYOR'S OFFICE - FAX 884"8119
Printed on recycled paper