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HomeMy WebLinkAboutJabil West CPA CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATREC EIVE D , MAY f 1 2007 STAFF REPORT Hearing Date: May 15, 2007 Meridian erk Office SUBJECT: Mayor & City Council Amanda Hess, Associate City Planner (208) 884-5533 Jabil West Comprehensive Plan Map Amendment . CPA-07-005 - -" " ." ~ ': :-/1 'g TO: FROM: Comprehensive Plan Map Amendment to change approximately 19 acres from Industrial to Commercial on the Future Land Use Map 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The subject Comprehensive Plan Amendment (CPA) application proposes to amend the Future Land Use Map of the Comprehensive Plan. The Applicant is proposing to change the existing "Industrial" designation to the "Commercial" designation for one 19-acre parcel. The property is located on the south side of Central Drive, approximately 'li mile east of Main Street at 915 E. Central Drive in Section 18, Township 3 North, Range 1 East, B.M., and is currently referenced as Lot 2, Block 1, Jabil Subdivision. The property currently lies within Meridian City limits and is zoned 1- L (Light Industrial). The site has been previously platted. There are no other annexation, rezone or plat applications associated with the request. This amendment would not change the Future Land Use Map designation for any other parcels or for any other features of the Comprehensive Plan. Approval of the subject CPA application would allow the Applicant to potentially obtain one of four commercial zoning designations for the subject property. The four commercial zoning designations include: General Retail and Service Commercial District (C-G), which allows a broad mix of retail, office, service, and light industrial uses, as well as the C-N, C-C and L-O zoning districts. Per Idaho Code, Comprehensive Plan Map Amendments are allowed only every six months. It has been more than six months since the Comprehensive Plan Future Land Use Map has been amended. The previous recommendation of an amendment to the land use map by the Commission occurred on September 21, 2006. This exceeds the minimum six month requirement between that and the current request. 2. SUMMARY RECOMMENDATION Staff has provided detailed analysis of the application below. Staff supports the Comprehensive Plan Amendment. Staff believes a "Commercial" Land Use Map designation for the subject property would be in the best interest of the City. Therefore, Staff is recommending approval of the subject CPA application. The Commission should note that several other Comprehensive Plan Map Amendments, also scheduled be heard on April 5, 2007, may require additional time for public testimony and Commission discussion. Therefore, said CPA proposals may be continued to the hearing date of April 19, 2007. As the Commission may recommend amendments to the land use map component of the Comprehensive Plan to the governing board only once every six (6) months, the subject proposal should also be continued to April 19, 2007, if necessary. Jabil West CPA - CPA-07-005 Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007 The Meridian Planning: and Zoning: Commission heard this item on April 5. 2007. and April 19. 2007. At the April 19. 2007. public hearing: the Commission voted to recommend approval of the subiect CPA application. a. Summary of Commission Public Hearing:: i. In favor: None (Property owner's representative did not wish to speak) ii. In opposition: None iii. Commenting:: None iv. Written testimony: None v. Staff presenting: application: Amanda Bess vi. Other Staff commentinl! on application: None b. Key Issues of Discussion by Commission: i. None c. Key Commission Chang:es to Staff Recommendation: i. None d. Outstandinl! Issue(s) for City Council: i. None 3. PROPOSED MOTION Approval I move to approve File Number CP A-07-005, as presented in the staff report for the hearing date of May 15, 2007, with the following modifications: (add any proposed modifications) Denial I move to deny File Number CPA-07-005, as presented in the staff report for the hearing date of May 15,2007, for the following reasons: (you should state specific reasons for denial) Continuance I move to continue File Number CPA-07-005 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: 915 East Central Drive Section 18, Township 3 North, Range 1 East, B.M. b. Owner: Central Street Joint Ventures 3084 East Lanark Meridian, Idaho 83642 c. Applicant: City of Meridian Planning Department 660 East Watertower Street, Suite 202 Meridian, ill 83642 d. Representative: Pete Friedman, Comprehensive Planning Manager e. Present Zoning: I-L (Light Industrial) Jabil West CPA- CPA-07-005 Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007 f. Present Comprehensive Plan Designation: Industrial g. Applicant's Statement / Justification: The site is bordered on two sides by properties which are zoned C-G. The owner of the adjacent lot, Lot 1, Block 1, Jabil Subdivision, has submitted an application for a future land use map amendment from "Industrial" to the "Commercial" district as well as a rezoning application from I-L to C-G. Therefore, the subject site would be an "island" of property designated for an industrial use that is located within an area developed for commercial, retail, and office uses. Please see the Applicant's narrative for more information. 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 67, Chapter 65, and UDC 11 ~5A-2D, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: March 19, 2007 & April 2, 2007 (Planning & Zoning Commission); April 23. 2007 & May 7.2007 (City Council) c. Radius notices mailed to properties within 300 feet on: March 9,2007 (Planning & Zoning Commission); April 20. 2007 (City Council) d. Applicant posted notice on site by: March 26, 2007 (Planning & Zoning Commission); May 5.2007 (City Council) 6. LAND USE a. Existing Land Use(s): Vacant land b. Description of Character of Surrounding Area: A mix of developed and undeveloped commercial and industrial lands within the City of Meridian. c. Adjacent Land Use and Zoning: 1. North: Idaho State Police, zoned C-G 2. South: Interstate 84, zoned C-G, L-O, and RUT 3. West: United Heritage (Central Valley Corporate Park), zoned C-G; Vacant land (Central Valley Corporate Park), zoned C-G 4. East: Jabil Circuits building (Lot 1, Block 1, Jabil Subdivision), zoned C~G d. History of Previous Actions: On April 6, 1999, City Council granted approval for annexation and zoning (AZ-99-001) of approximately 55.79 acres to I-L (Light Industrial). No development application accompanied said application at that time. In February of 2004, Council approved a Preliminary / Final Plat to create two building lots for the Jabil Subdivision. Lot 1, Block I, totals approximately 34 acres. Lot 2, Block 1, totals approximately 19 acres, and is the subj ect of this Comprehensive Plan Amendment application. e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: Available in E. Central Drive Jabil West CPA- CPA-07-005 Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007 Location of water: Available in E. Central Drive 2. Vegetation: N/A 3. Floodplain: 100-year and 500-year floodplain (Ninemile Creek runs along the south and west property lines) 4. Canals / Ditches / Irrigation: The Ninemile Creek runs along this site. There are no other major facilities on this site that Staff is aware of. 5. Hazards: Staff is not aware of any potential hazards on this site 6. Proposed Zoning: No new zoning is proposed at this time 7. Size of Property: 18.9 acres f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The property has frontage on E. Central Drive, a collector street. However no development is proposed at this time. Upon rezoning and platting, the parcel will have cross-access to Lot 1, Block 1, of the Jabil Subdivision, thus providing additional means for access to the subject site. 6. COMMENTS MEETING On March 16, 2007, Planning Staff held an agency comments meeting. The agencies and departments present included: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, and the Meridian Public Works Department. Staff has included all comments and recommended actions in the attached Exhibit B. However, as no new development is proposed, and the meeting was for informational purposes only, only the Fire Department submitted comments. 7. CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS This property is currently designated "Industrial" on the Comprehensive Plan Future Land Use Map. The City of Meridian is requesting a map amendment to "Commercial" for the subject property. The requested "Commercial" designation is meant to provide a full range of commercial and retail uses to serve area residents and visitors. 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." Staff has reviewed the subj ect CPA application and offers the analysis and recommendations contained herein for the Commission and Council's consideration. Please see Exhibit C for detailed analysis of the required findings for a Comprehensive Plan Map Amendment. Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (Staff analysis is in italics below policy): · Chapter VII, Page 105 - Definition of "Commercial": "This designation that will provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service, and office uses; multi-family residential; as well as appropriate public uses such as government offices. Within this land use category, specific zones may be created to focus commercial activities unique to their locations. These zones may include neighborhood commercial uses focusing on specialized service for residential areas adjacent to that zone." The highly visible location of this property on Interstate 84 and E. Central Drive, a commercial collector roadway, the existing commercial zoning to the north and west, and the potential "Commercial" district to the east, makes this property a good candidate for commercial uses rather than industrial uses. JabiI West CPA- CPA-07-005 Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007 · Chapter V, Goal III, Objective D, Action 5, Page 43 - Require all commercial and industrial businesses to install and maintain landscaping. With the future construction of any commercial building on this site, the Applicant will be required to install street bll:.Uer landscaping along E. Central Drive, internal parking lot landscaping, and perimeter landscaping that is adjacent to vehicular use areas via the Certificate of Zoning Compliance process. · Chapter VII, Goal I, Objective B, Page 109 - Plan for a variety of commercial and retail opportunities within the Impact Area. Staff believes that the "Commercial" land use designation for the site will contribute to the variety of retail, service, and office uses in this area and will complement the existing commercial uses adjacent to the site. · Chapter VII, Goal III, Objective A, Action 1, Page 111 - Ensure that adequate public services, including transportation, for existing and future development are provided. City services are currently available in E. Central Drive and are available to the subject property. · Chapter VII, Goal IV, Page 112 - Encourage compatible uses to minimize conflicts and maximize use of land. Staff believes that the proposed "Commercial" land use designation of this property will be compatible with the existing C-G zoned properties north and west of the site. · Chapter VII, Goal IV, Objective D, Action 5, Page 114 - Require appropriate landscaping and buffers along transportation corridors (setback, vegetation, low walls, benns, etc.). Upon development of this property, a 20-foot wide street buffer will be required along E. Central Drive, a commercial collector road. 9. STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review, and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell out how these policies are to be achieved. The order in which the following policies are presented implies no order or priority. a. Community Design The purpose of this element is to ensure a pattern of planned growth resulting in orderly and attractive developments within the City of Meridian. As is applicable to the subject application, the City should encourage the clustering of commercial development at or near existing arterials and collector roads and require landscaping of new development to provide beautification. All future construction on the subject site will most likely require rezone approval and then the procurement of Certificates of Zoning Compliance prior to construction. Staff will ensure that future development on this site will comply with any and all applicable design and landscaping standards, as provided for through the Unified Development Code. b. Population The City of Meridian must ensure that population growth is accommodated in an orderly pattern. Residential and commercial developments must be easily served by City infrastructure and public services. Staff believes that all necessary services are currently available to the subject site and will still be available upon development of the site. J abil West CPA - CP A-07 -005 Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF MAY 15,2007 c. Housing The City of Meridian is charged with ensuring adequate and attractive living environment which meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. As the site is currently designated for industrial uses, and proposed for commercial uses, Staff finds that this element is not applicable to the subject application. d. Economic Development Meridian's economic base has been gradually shifting over the last 20 years from a farming-based economy to a retail, service, and manufacturing-based economy. During this time, local policy with regard to the types of lands needed to support the economic and employment needs of the community has also changed. The 2002 Comprehensive Plan forecasts the need to continually adjust the provision of commercial lands in order to gradually broaden economic opportunity throughout the City. In the past, the subject parcel was identified as appropriate for industrial uses to take advantage of what was seen as a boom in manufacturing and development. However, Staff believes the increased commercial development within the immediate area has deemed this site more appropriate for retail, service, and office uses now. e. Public Services, Facilities, and Utilities The property involved in this request has access to existing public facilities and services that are sized at commercial levels. The proposed amendment and subsequent development can be served with the existing public services. f. School Facilities and Student Transportation The purpose of this element is to direct new residential development to areas with adequate school facilities and student transportation. Therefore, the subject application does not apply here. g. Transportation The purpose of this element is to promote an efficient and safe transportation system within the City. Staff believes the proposed plan amendment will not negatively impact transportation within the City of Meridian. E. Central Drive is an existing commercial collector, designed to accommodate the increased road traffic that will be generated from retail, service, and office uses. h. Natural Resources The purpose of this element is to promote conservation of areas of natural significance, where appropriate. Staff does not believe that future commercial development of this property will significantly pollute or degrade the natural environment. The Applicant should be aware that protection and preservation all natural vegetation along the Ninemile Creek is required, as this is critical habitat for many animal species / wildlife. 1. Special Areas The subject amendment does not directly impact any lands zoned for open spaces, natural resources, or scenic areas, nor does the parcel contain any known significant natural resources. J. Hazardous Areas The purpose of this element is to ensure regulation of development in hazardous areas, such as floodplains, unstable slopes, etc. The subject property falls within Flood Zones "X" and "AE" as referenced on FEMA Finn Panel l6001C0232H, dated February 19, 2003. The FEMA map shows the location of Nine Mile Creek as crossing diagonally (northwesterly) across this lot, Lot 2, Block 1, Jabil Subdivision. Jabil West CPA - CPA-07-005 Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY ]5,2007 During the development of the site for Jabil Circuit, Inc., the original owner of both Jabil properties, Ninemile Creek was relocated to its current location along the southern and western boundaries of Lot 2. The Applicant should initiate the process to officially revise the FEMA map prior to any building construction on said lot. k Recreation Recreation resources within Meridian include seven City parks totaling approximately 65 acres. The City is in process of developing new park facilities. The City also maintains several pathways. This site is not formally designated for recreational purposes save the multi-use pathway which is depicted along the western edge of the subject property, adjacent to the Ninemile Creek Several soccer fields have been constructed on site and are utilized by recreational leagues. This property was never intended to be a permanent recreation facility; it is stop-gap facility of which the owner has allowed the City to use on a temporary basis only. The property owner should be aware that the City intends to require a pathway at this location with any future development application such as rezoning or re-subdivision of this property. The City's decision to require a pathway will be based on the Meridian Park's Department Pathways Plan in force at the time of development. I. Land Use The policies of this element are presented in the Comprehensive Plan Land Use Map. The Map is a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map has been prepared to identify suitable areas for future residential, commercial, and industrial development. The Map is designed to be a projection of growth patterns for the City. Therefore, the Map is to be used as a guide for decisions regarding request for land use changes. Staff believes the commercial development within the immediate area has deemed this site more appropriate for retail, service, and office uses, thus justifying the request the land use change to "Commercial. " m. Implementation The City provides the necessary staff and facilities to administer and enforce the policies and goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the Comprehensive Plan and its policies, under the direction and supervision of the Meridian City Council. The Planning & Zoning Commission is also authorized by the Council to review, approve and make recommendations on proposals affecting the public's interest in land use. n. Property Rights The purpose of this element is to ensure that the land use policies, restrictions, conditions, and fees do not unconstitutionally violate private property rights, and establish a consistent review process that enable the city to ensure that any proposed actions will not result in an unconstitutional taking of private property without due process of law. Staff believes that the Comprehensive Plan Land Use Map change, as initiated by the Meridian Planning Department, would not unconstitutionally deprive the owner of economically viable uses of the subject property. 10. RECOMMENDATION City Staff supports the subject CPA application, as proposed. Staff recommends approval of the request to amend the Comprehensive Plan Future Land Use Map to the "Commercial" land use designation, as presented in the staff report for the hearing date of April 5, 2007. The Meridian Plannin2 and Zonin2 Commission heard this item on April 5. 2007. and April 19. 2007. At the April Jabil West CPA - CPA-07-005 Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007 19. 2007. public hearing: the Commission voted to recommend approval of the subiect CPA application. 11. EXHmITS A. Drawings 1. Vicinity Map B. Agency Comments C. Required Findings from the Unified Development Code J abil West CP A ~ CP A-07 -005 Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007 A. Drawings 1. Vicinity / Zoning Map Exhibit A ClTYOF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNGDATE OF MAY 15,2007 B. Agency Comments (Only the Meridian Fire Department commented on the subject application.) 1. FIRE DEPARTMENT 1.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 1.2 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 1.3 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. 1.4 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 1.5 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code, Appendix D, Section D.I05. 1.6 Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have at least three means of fIre apparatus access for each structure. Two of the access roads shall be placed a distance apart equal to not less than one half of the length of the overall diagonal dimension of the property or area to be served, measured in a straight line. 1.7 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fITe apparatus access roads separated by one half of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Exception: Projects having a gross building area of up to 124,000 square feet (11520 m2) that have a single approved fITe apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems (remoteness required). Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007 C. Required Findings from the Unified Development Code 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: a. The proposed amendment is consistent with the other elements of the Comprehensive Plan. The Commission finds that the proposed change to the Future Land Use Map does not conflict with other elements of the Comprehensive Plan. (Please see Sections 8 and 9 for detailed analysis.) b. The proposed amendment provides an improved guide to future growth and development ofthe city. In the past, the subject parcel was identified as appropriate for industrial uses to take advantage of what was seen as a boom in manufacturing and development. However, the Commission finds the increased commercial development within the immediate area has deemed this site more appropriate for retail, service, and/or office uses. c. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensive Plan and the Comprehensive Plan Land Use Map. The Commission fmds that the proposed amendment is internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan (please see Section 8 for detailed analysis). The Commission recognizes the existence of other commercially zoned properties in close proximity to this property and believes that designating the property for commercial uses will complement the similar existing uses in the area. d. The proposed amendment is consistent with the Unified Development Code. The Commission fmds that the proposed amendment is consistent with the Unified Development Code. e. The proposed amendment is in the best interest of the City of Meridian. The Commission finds that the proposed Map amendment is in the best interest of the City. Exhibit C