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Home My WebLink AboutComp Plan amdmt CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 14, 2006. SUBJECT: Hearing Date: 11/14/2006 Mayor & City Council Caleb Hood, Current Planning Manager 208-884-5533 File No. CP A-06-004 ,. ~g /n-rvnl'." '.JVlmidi~~ \ \ ~ . I !:l.\HO/ , .~,,:<"" ~ STAFF REPORT TO: FROM: Comprehensive Plan Text Amendment to modify the defmition of "Office" by removing the last sentence ofthe description (see Chapter VII, page 106, June 2006 printing of the Comprehensive Plan), by the City of Meridian Planning Department. 1. DESCRIPTION OF REQUEST The proposed Comprehensive Plan Amendment proposes to modify the current text of the Comprehensive Plan. On December 14, 2004, the Meridian City Council passed Resolution 04-454 which modified some text within the Comprehensive Plan. The intent ofthe office section ofthe Amendment passed with Resolution 04-454 was to allow applicants to request office uses in areas designated "Residential" on the Land Use Map, which are located along arterial streets and section line roads. The Amendment was also intended to allow the redevelopment of properties designated "Public/Quasi-Public," so long as the proposed use(s) are compatible with adjacent zoning districts. Such a request was only intended to be an option upon redevelopment of the subject property. The intent of the Amendment was not to change what is allowed in areas with a Comprehensive Plan designation of "Office." At the City Council Review public hearing for AP-06-001, it became clear that the intent of Resolution 04-454 is not reflected well in the approved (current) wording. Therefore, the Planning Department is filing this text amendment to fulfill the original intent. The proposed revision to the "Office" designation description is as follows: Office. This designation will provide opportunities for low-impact business areas. These would include offices, technology and resource centers; ancillary commercial uses may be considered (particularly within research and development centers or technological parks). Additionally, as lwted in the Rcsirkntial districts Jeenen of the Comprchensh:e P.lan, light offiees blses may be appropriate in limited circblmstances and at the mSCFetie11. of the City Council.:! June 2006 printing Chapter VII page 106.] The original purpose of this last sentence was to indicate that some office uses were appropriate in the Residential designation. That information is accurately conveyed in the Residential discussion and should not be included in the Office description. 2. SUMMARY RECOMMENDATION Staff is recommending approval of the amendment to the Comprehensive Plan text as listed above. NOTE: The Commission is allowed to recommend amendments to the Comprehensive Plan for text changes at any time. The Commission is only allowed to recommend amendments to the Comprehensive Plan map every six (6) months. The Meridian Planning and Zoning Commission heard this item on October 19th, 2006. At the public hearing they moved to recommend approval. a. Summary of Commission Public Hearine: CP A-06-004 Office Comprehensive Plan Amendment PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 14,2006. 1. In favor: None. 11. In opposition: None. 111. Commentill!!: None. lV. Written testimony: None. v. Staff presenting application: Caleb Hood Vi. Other staff commenting on application: None. b. Key Issues of Discussion by Commission: i. None. c. Key Commission Chanl!es to Staff Recommendation: i. None. d. Outstandinl! Issue(s) for City Council: i. None. 3. 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 Idaho Code and Meridian City Code Title II, Chapter 5, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: October 2nd and 16th, 2006 (for Planning & Zoning Commission), and October 23rd and November 6th. 2006 (for City Council) c. Radius notices mailed to properties within 300 feet on: Radius notices were not sent out for this application, as more than 200 would have been required. Alternative forms of notice, including Public Service Announcements were faxed on September 22nd and October 4th, 2006 (for Planning & Zoning Commission), and October 20th and November 9th, 2006 (for City Council. 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 (see above for dates). 4. COMPREHENSIVE PLAN ANALYSIS Please see Exhibit A for detailed analysis of facts and findings for a comprehensive plan amendment. In addition to the findings listed in Exhibit A, Staff offers the following analysis and recommendations for the Commission and Council's consideration. The proposed Comprehensive Plan Amendment will not change any zoning designations that are allowed outright by the Comprehensive Plan Future Land Use Map. The Comprehensive Plan Amendment will only amend the text related to the "Office" designation. The Comprehensive Plan currently allows for office and commercial uses within this designation. The proposed text amendment will not change what is allowed in areas with a Comprehensive Plan designation of "Office," it just makes it clear that residential uses are not synonymous within this designation. The Land Use Planning Act requires a Comprehensive Plan to address econOlnic development issues as part of a city's long-range plan. The Commission and Council should base any decision upon the worthiness and suitability of the application in lieu ofthe City's needs, both existing and projected. Idaho Code 67-6508 states that "the plan shall consider previous and existing conditions, trends, desirable goals and objectives, or desirable future situations for each planning component." Idaho State Code Title 67, Chapter 65, states that the commission may recommend amendments to the land use map component of CP A-06-004 Office Comprehensive Plan Amendment PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 14, 2006. the comprehensive plan to the governing board not more frequently than once every six (6) months (no limit on text amendments). 5. SUMMARY AND RECOMMENDATION Staff is recommending that the Commission forward on a recommendation to the Council to amend the Comprehensive Plan text "Office" designation description as follows: Office. This designation will provide opportunities for low-impact business areas. These would include offices, technology and resource centers; ancillary commercial uses may be considered (particularly within research and development centers or technological parks). Additiel1ally, as Heted in the Residential riisfricts scetiel'l ef the Ce1'l1prehcnsivc Plan, lig,llt efjiees lises may he appropriate in limited circumstances and at the riiseretion of the City Ce/;lncil. [June 2006 printing Chapter VII page 106.] On October 19, 2006. the Meridian Planning & Zoning Commission voted to recommend approval. as recommended by Staff above. 6. EXHffiITS A. Required Findings from the Unified Development Code CP A-06-004 Office Comprehensive Plan Amendment PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of SEPTEMBER 21,2006 Exhibit A Required Findings from the Unified Development Code I. 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: A. The proposed amendment is consistent with the other elements of the Comprehensive Plan. The Planning & Zoning Commission finds that the proposed change to the text of the Comprehensive Plan does not directly conflict with other elements of the Comprehensive Plan. In fact, the amendment clarifies and makes the "Office" element more consistent and better defmed. B. The proposed amendment provides an improved guide to future growth and development of the city. The Commission believes that the proposed CPA amendment helps to guide future growth by clearly defming what uses may be allowed within the Office designation. The way the text is currently written, it is confusing as to whether residential uses may be allowed in areas slated for office uses. C. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensiye Plan and the Comprehensive Plan Land Use Map. The Commission finds that the proposed amendment is internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. D. The proposed amendment is consistent with the Unified Development Code. The Commission finds that the proposed amendment does not conflict with any portion of the Unified Development Code. No annexation or zoning approvals or development will be granted as part of this CPA application; all future development applications in the Office areas on the Future Land Use Map should comply with the UDC and the Comprehensive Plan. E. The proposed amendment is in the best interest of the City of Meridian. The Commission finds that the proposed text amendment is in the best interest of the City. CP A-06-004 - Office CPA