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HomeMy WebLinkAboutStaff Report CITY OF MERIDIAN PLANNING DEPARTMENT STAFFRE1['(~~f)TE OF APRIL 5, 2007 STAFF REPORT TO: FROM: APR 0 2 2007 ~! Planning & Zoning Commission 9ty OfMeridiwl .~.a Clty CI 0 Ie (rrv Of!!'l < Justin Lucas, Associate City Planner ~Vi~n' Ji/J""u "''x. 208.884~5533 '-.../VL6,latUTl ~ IUAHO April 5, 2007 SUBJECT: Ten Mile futerchange Area . CP A.07 .007 !!Ii. Request to amend the Comprehensive Plan Future Land Use Map for the future Ten Mile Interchange Area, and to create several new future land use designations. . CPA-07-008 Request to amend the Text of the Comprehensive Plan to add the Ten Mile Interchange Specific Area Plan as an addendum. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The subject Comprehensive Plan Amendment (CPA) applications propose to amend both the Text and the Future Land Use Map of the Comprehensive Plan. The applicant, the City of Meridian Planning Department, is proposing to amend the Map by creating a Ten Mile Interchange Specific Area Plan land use designation. This designation will appear on the future land use map as a blued-out area that covers the entire Ten Mile Interchange study area. All properties located within this blocked out area will be governed by the Ten Mile Interchange Specific Area Plan. The text within the Ten Mile Plan contains a specific land use map that includes some existing Map designations that are common on properties throughout the city and it's Area of Impact: Low, Medium and High Density Residential, Industrial, as well as several new land use designations which include: Medium High Density Residential, Mixed Use Residential, Mixed Use Employment, Mixed Use Commercial, High Density Office, Low Density Office, Lifestyle Center, Green Space/Parkland and Civic. The Planning Department is also requesting to amend the Text of the Comprehensive Plan in two ways. First, Staff is requesting to include the entire Ten Mile Interchange Specific Area Plan as an addendum to the existing Comprehensive Plan. This addendum will be a stand alone document that is not physically integrated into the Comprehensive Plan, but is incorporated by reference. This leads to the second text amendment, the request to include two specific references to the Ten Mile Interchange Specific Area Plan in the text of the existing Comprehensive Plan. These references will be physically added into the Comprehensive Plan itself and act as links between the existing Comprehensive Plan and the proposed Ten Mile Interchange Specific Area Plan. The majority of the subject area is currently within the City's Urban Service Planning Area and the Referral Area negotiated with Ada County (a small portion of the area, near the intersection of Lamont Road and Black Cat Road is located only in the Referral Area) 2. SUMMARY RECOMMENDATION Staff has provided detailed analysis of the requested CPA applications below, Staff is recommending approval of CPA-07-007 & CPA-07-008 per the Analysis in Sections 8 and 9 and the Findings listed in Exhibit D of tbis staff report. However, Staff is recommending tbat tbe subject CPA's be continued until April 19, 2007, to allow tbe Commission and the public adequate time to review tbe proposed CPA's, including staff's recommended cbanges, in detail before making a recommendation to the Council. CPA-07-007, CPA-07-008 ~ Ten Mile Interchange Specific Area Plan Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 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 last amendment to the land use map recommended by the Commission was on September 21, 2006, which exceeds the minimum six month requirement between that and the current request. After making a recommendation on the subject application, the Commission will have to wait at least six months before recommending any additional changes to the Map. 3. PROPOSED MOTION Continuance I move to continue File Numbers CPA-07-007 and CPA-07-008, to the hearing date of April19, 2007, for the following reason(s): To allow the Commission and the public adequate time to review the proposed CPA's in detail and make a recommendation. Recommend Approval I move to recommend approval to the City Council of File Numbers CPA-07-007 and CPA-07- 008, as presented in the staff report for the hearing date of April 5, 2007. Recommend Denial I move to recommend denial to the City Council of File Numbers CPA-07-007 and CPA-07-008, as presented in the staff report for the hearing date of April 5, 2007, for the following reasons: (you should state specific reasons for denial.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: The subject area is generally bordered by Linder Road to the east, McDermott Road to the west, the Union Pacific Railroad Line to the north, and 'is mile south of Overland Road to the south. NOTE: There is an overlap with the Ten Mile Area and the South Meridian Area Maps that are proposed. Staff is recommending that the Ten Mile Area Map be amended to remove the overlap areas; the South Meridian Area Map will be used for designating properties west ofTen Mile Road and south of the 1-84 (See Exhibit A2 for the original project boundary and Exhibit A3 for the modified boundaries of the Ten Mile Area.) b. Owners: There are many property owners within the area proposed for the map amendment. See Exhibit Al and A2 of this staff report for properties included within the proj ect boundary. c. Applicant: City of Meridian, Planning Department 660 E. Watertower Street, Ste. 202 Meridian, ID 83642 d. Representative: Peter Friedman, Comprehensive Planning Manager e. Present Zoning: RUT, RR, and RI in Ada County and one R-15, one L-O and one C-N zoned parcel in the City. CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan Page 2 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 f. Present Comprehensive Plan Designation: Almost the entire Ten Mile Area Plan area is currently included within the boundary of the City's Future Land Use Map. These properties are primarily designated Low and Medium Density Residential, Mixed.Use Regional with some Conunercial, Industrial and Mixed Use Conununity use designations. g. Description of Applicant's Request for a Comprehensive Plan Map Amendment (CPA-07. 007): "The application is for an amendment to the land use map of the Comprehensive Plan. The proposal includes a number of new designations, which are intended to further clarify or articulate the existing Mixed Use Regional land use designation in the planning area. A full discussion of the changes to the designations is included in the application for the Comprehensive Plan text amendment." h. Description of Applicant's Request for a Comprehensive Plan Text Amendment (CPA-07- 008): "The City of Meridian Planning Department is pleased to submit an application for a text amendment to the City of Meridian Comprehensive Plan. The proposed document, the Ten Mile Interchange Specific Area Plan, when approved, will be an addendum to the City of Meridian Comprehensive Plan. In addition to addendum, this application includes three specific amendments to the text of the plan. The request is being considered with a concurrent application for an amendment to the land use map of the plan." 1. Applicant's Statement/Justification for a Comprehensive Plan Map Amendment and Text Amendment (CPA-07-007, CPA-07-008): "Approval of the proposed Ten Mile Interchange Specific Area Plan and land use map amendment provides an opportunity for a vibrant future in the physical and economic development of the City in a cohesive, coordinated manner. The consequences of not approving the plan are that the City will be forced to evaluate individual proposals without knowledge of how other properties will develop in the future. Thus, your consideration and approval are respectfully requested." 5. PROCESS FACTS a. The subject application will in fact constitute a Comprehensive Plan Future Land Use Map Amendment as detennined by City Ordinance. By reason of the provisions of the Unified Development Code, Title 11, Chapter 5, a public hearing is required before the Commission and City Council on this matter. b. The subject application will in fact constitute a Comprehensive Plan Text Amendment as detennined by City Ordinance. By reason of the provisions of the Unified Development Code, Title 11, Chapter 5, a public hearing is required before the Commission and City Council on this matter. c. Newspaper notifications for CP A-07-007 were published on: March 19, 2007, and April 2, 2007 d. Newspaper notifications for CP A-07-008 were published on: March 19, 2007 and April 2, 2007 e. The Public Service Announcement for CP A-07 -007 was aired on: March 9, 2007 and March 30, 2007 f. The Public Service Announcement for CPA-07-008 was aired on: March 15, 2007 and March 30,2007 g. In addition to these required forms of notice described above several public information and outreach meeting were held as part ofthe creation of this plan. These meeting were held between July and November 2006 and over 500 members of the public chose to participate. Section four of the proposed Ten Mile Area Plan explains this public participation process in CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5,2007 detail. 6. LAND USE a. Existing Land Use(s): Rural residential properties, agricultural land and some smaller commercial and industrial uses. b. Description of Character of Surrounding Area: Mostly rural residential properties and agricultural land, with a few urban residential subdivisions on the outskirts of the project boundary. d. History of Previous Actions: Some of the properties within the study area have received prior approvals (i.e. zoning, platting etc.) for various types ofprojects. These prior approvals were considered during the drafting of the Ten Mile Area Plan. e. Existing Constraints and Opportunities: 1. Vegetation: There are numerous existing trees on the subject properties that should either be preserved or mitigated for at the time of development. 2. Flood plain: None of the subject properties lie within the floodway; however, some properties that are adjacent to Ten Mile Creek are within flood zone A. 3. Canals/Ditches Irrigation: The Ridenbaugh Canal, Ten Mile Creek, Perkins Drain, Rosenlof Drain, Purdham Drain, Marvin Canal, Kennedy Lateral, all course through this area. There are also several smaller irrigation/drainage ditches in this area. 4. Hazards: Staff is not aware of any potential hazards within the project boundary. 5. Proposed Zoning: No annexation or zoning is proposed with this application. 6. Size of Property: 2,755 acres +/. 7. COMMENTS MEETING On March 16, 2007, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, and Meridian Public Works Department. However, as no new development is proposed, the meeting was for informational purposes only. The Meridian Fire Department's comments are found in Exhibit C. 8. COMPREHENSIVE PLAN ANALYSIS It is important to note that the subject comprehensive plan amendments (CPA) are closely related to the South Meridian Area Study CPA's that are also being considered at this time. As discussed above there is an overlap in the two plans for the land west ofTen Mile Road and south ofthe 1.84. Although the two plans are generally consistent in there land use designations in this area, staff believes it will reduce confusion and provide a clearer picture on the Future Land Use Map to remove this area from the Ten Mile Interchange Specific Area Plan. In other words the designations proposed for this area in the South Meridian Plan will be represented on the Future Land Use Map and the blued-out area that designates the Ten Mile Specific Area Plan will not include this overlap area. For more detail regrind this area please see the South Meridian Area Plan (CP A-07 -002). Other than this minor revision staff is supportive of the both the Map and Text amendments to the Comprehensive Plan proposed with this application. Staff fmds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to these applications (stalf analysis is in italics below policy): . Chapter VII, Goal IV, Obj ective C, Action 10 (page 113) - Support a variety of residential categories (low-, medium-, and high-density single~family, multi-family, townhouses, duplexes, CP A-07-007, CP A-07-008 - Ten Mile Interchange Specific Area Plan Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5,2007 apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. The proposed CPA's recommend two additional residential land use designations; Mixed Use and Medium High Density Residential. The addition of these designations will provide for a wider variety of residential categories in this area. The Mixed Use Residential designation will allow for more variety of housing types and businesses. The Medium High Density Residential designation will allow for transit supportive densities at intensities that are more appropriate for this area. . Chapter VI, Goal II, Objective A, Action 10 (page 85) - Identify a City liaison to: Encourage and promote the development of an interchange at the Intersection of Ten Mile Road and 1-84 by the Idaho Department of Transportation. The proposed plan specifically addresses the Ten Mile Interchange and its impact on the surrounding properties. The Planning Department has worked closely with ITD and other effected agencies and stake holders to create a plan that supports the Ten Mile Interchange and enhances the future development in this area. . Chapter VI, Goal II, Objective B, Action 1 (page 86) - Expedite future north/south crossings and interchange over 1-84 (Locust Grove and Linder Overpasses, Ten Mile interchange). See Above. . Chapter VII, Goal IV, Objective D, Action 8 (page 114) - Coordinate with ITD, COMPASS, and other agencies to determine future infrastructure plans, transportation corridors, highway alignments, etc. and [allow only compatible adjacent land uses and appropriate timelines for development. See Above. . Chapter V, Goal III, Objective B, Action 1 (page 41) - Draft appropriate community design ordinances. The proposed Ten Mile Interchange Plan includes very specific design ordinances that will help to enhance the quality of development on in this very visible part of the city. These design guidelines will help developers know very specific details of the type of development that the city expects in this area. . Chapter V, Goal III, Objective B, Action 7 (page 41) - Promote the design of attractive roadway entry areas throughout Meridian that will clearly identify the community. Beyond building design guidelines the ten Mile Area Plan also incorporates specific guidelines for transportation corridors. Such ideas as center medians and other types of roadway landscaping are mentioned in detail in the plan. . Chapter VII, Goal I, Objective A, (page 109) - Plan for periodic review, monitoring, and updating of land uses within the Impact Area and the Urban Service Planning Area. One of the main reasons for creating the proposed Ten Mile Area Plan was to update and enhance the future land use plan for this area. The existing map designates much of this area as CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5,2007 mixed use regional which would allow for a very broad range of land uses. The Ten Mile Area Plan further defines this mixed use designation by proposing more specific land uses that focus on employment, retail, commercial, housing, and various other uses. Each of these uses is specifically outlined to provide a variety of all uses within this area. . Chapter VII, Goal II, (page 111) - Serve the Treasure Valley as a regional industrial, commercial, and retail distribution hub. With the addition of the Ten Mile interchange the city will be in a position to enhance the employment and business opportunities in this area. The Ten Mile Area Plan should act as an essential tool to make that happen. 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. Thirteen 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. The Ten Mile Interchange Specific Area Plan specifically addresses design within the study area. There is an entire section of the plan that offers recommendations and guidelines that relates to building orientation and massing as well as design treatments for building frontages. Neighborhood design, building form/character, signs and public art, and parks are all design elements that are addressed at length in the plan. Many of the design elements are very specific and provide clear standards with regards to setbacks, height, and streetscapes. The majority of the design elements are supportive of transit oriented development and higher densities than otherwise found in the city. Staff is very supportive of the design elements proposed in the plan and believes that creating a basic design framework will help developers and the city create a unique and viable development area surrounding the future Ten Mile Interchange. 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. The densities proposed in the plan have been reviewed by the Public Works Department and they are confident that all necessary public utilities can serve this area. The proposed plan also references demographics and population within the study area and the city. c. Housing The City of Meridian is charged with ensuring adequate and attractive living environments which meet the needs of City residents of different ages, family sizes, lifestyles, and income levels. The proposed plan includes the existing residential land use designations (Low, Medium and High) and proposes to add two new residential designations that will also allow for more diverse housing types. Staff is supportive of further defining the residential housing types that will be allowed in this area (NOTE: The Medium High Residential is proposed to be allowed city.wide, while the Mixed Use Residential designation will be specific to the Ten Mile Area only). The CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan Page 6 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 comprehensive plan specifically addresses the need for providing various types of housing with in the city. These new designations are listed and described below: Medium High Resideutial: Medium High Density Residential areas are locations recorrunended primarily for relatively dense multi-family housing types, such as row houses, townhouses, condominiums and apartment buildings and complexes. These areas should include a mix of housing types that achieve an overall average density target of 12 dwelling units per gross acre. Generally, densities should range from 8-15 units per acre. Most developments within these areas should fall within or below this range, although small areas of higher or lower density residential development may be included. Apartment buildings and complexes will also generally be located in Medium High Density Residential areas, even if the actual parcel density falls within the Medium Density Residential range, to reflect the predominant building type. Mixed Use Residential: The least intensive of the mixed use land use types, the purpose of the Mixed Use Residential areas is to encourage a diversity of compatible land uses that may include a mixture of residential, office, retail, recreational, employment, and other miscellaneous uses. While the focus of these areas is on residential uses, the horizontal and vertical integration of retail, office and employment uses is essential to securing entitlements. This designation requires developments to integrate the three major use categories-residential, corrunercial, and employment. Live-Work units are strongly encouraged in the Mixed-Use Residential areas as are a variety of other housing types. Office, employment and corrunercial uses are generally small in scale and focused on neighborhood services within the Mixed Use Residential areas. This designation is intended to provide flexibility and encourage developers to build innovative projects. Traditional neighborhood design concepts-higher density, buildings close to the street with easy pedestrian access, narrower streets to slow traffic, on-street parking with parking lots behind buildings, residential with porches or balconies facing the street- are essential. No more than 40 percent of the land area within the Mixed Use Residential area should be utilized for non-residential uses. This land use designation calls for an overall target density of 8-12 dwelling units per acre, with higher densities allowed on individual projects. d. Economic Development Meridian's economic base has been gradually shifting over the last 20 years from a fanning-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. The proposed Ten Mile Interchange Specific Area Plan was designed to specifically address the need for more job opportunities within the city. To achieve this, the plan includes several new land use designations that are designed to promote job growth and business with in the city. Staff believes that these new designations will help to promote various types of employment opportunity within the Ten Mile Area. These new designations, unique to the Ten Mile Area, are listed and described below: High Density Employment: High Density Employment areas are recommended as predominantly office, research and specialized employment areas; and generally do not include retail and consumer service uses serving the wider community. However, limited retail and service establishments primarily serving employees and users of the High Density Employment areas are encouraged. Although primarily used to identify CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5,2007 relatively large multi-establishment employment areas, the designation also supports the use of individual properties as a corporate campus. These areas should provide a variety of flexible sites for small, local or start-up businesses, as well as sites for large national or regional enterprises. High Density Employment areas should be designed to encourage multimodal travel and convenient circulation to supporting uses located within the area. This would include multiple access points to help disperse traffic, and a complete system of streets, sidewalks and pedestrian and bicycle paths to provide circulation within the area and connections to the surrounding roadway, pedestrian and trail systems. Whenever possible, High Density Employment areas should provide restaurants, lodging and other services in support of the employment uses. High Density Employment areas should be designed as compact urban centers rather than lower density suburban-style development. Design and development standards are recommended that would help to make developments more attractive, engaging and accessible places. While there are no fixed limits on size of establishment or development intensity in High Density Employment Areas, it is anticipated that buildings will range in height from 1-7 stories, have total floor areas of 10,000-1,000,000 square feet, and that FAR with exceed 1.0. Designs that promote open space and parks are strongly encouraged. Structured parking is also allowed. Mixed Employment: The purpose of the Mixed Employment areas is to encourage a diversity of compatible land uses that may include a mixture of office, research and specialized employment areas, light industrial including manufacturing and assembly, and other miscellaneous uses. These areas generally do not include retail and consumer service uses serving the wider community. However, limited retail and service establishment's primarily serving employees and users of the Mixed Employment areas or nearby industrial areas are allowed. Mixed Employment areas should provide a variety of flexible sites for small, local or start-up businesses, as well as sites for large national or regional enterprises. Mixed Employment areas should be designed to encourage multimodal travel and convenient circulation to supporting uses located within the area. This would include multiple access points to help disperse traffic, and a complete system of streets, sidewalks and pedestrian and bicycle paths to provide circulation within the area and connections to the surrounding roadway, pedestrian and trail systems. Mixed Employment areas should be designed as lower density suburban-style development. Design and development standards are recommended that would help to make developments more attractive, engaging and accessible places. Low Density Employment: The purpose of this designation is to provide low-rise office and specialized employment areas. These areas generally do not include retail and consumer services. Low Density Employment areas should provide a variety of flexible sites for professional offices and similar businesses and should be designed as suburban style development. Design and development standards are recommended that would help make the developments more attractive, engaging and accessible places. e. Public Services, Facilities, and Utilities CP A-07-007, CP A-07-008 - Ten Mile Interchange Specific Area Plan Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 The purpose of this element is to ensure that all public services and facilities are accounted for with new development. The Public Works Department is confident that all necessary services can be provided to this area based upon the proposed densities and proj ected population. 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. The proposed plan specifically designates two separate locations for school facilities. Both of these school locations are adjacent to major transportation corridors and should be accessible by various forms of transportation. g. Transportation The purpose of this element is to promote an efficient and safe transportation system within the City. One of the main sections in the proposed plan deals with transportation at length. The proposed plan sets itself apart from the existing Comprehensive Plan in that a proposed street network is included in the overall Ten Mile Area Plan. This integration oftransportation and land use is one of the innovative features ofthe Ten Mile Interchange Specific Area Plan. The transportation section specifically addresses traffic, interconnectivity, access control, street design, and several other transportation related issues. The plan also addresses public transit accommodations and opportunities and how transit can be integrated into the overall transportation network in this area. With regards to transit the plan sets aside park and rides and a transit station. Staff believes that integrating a conceptual transportation network into the specific area plan helps to define this area. Specifically planning for transpiration facilities in this area will help the city work with ITD and ACHD to ensure that adequate transportation facilities are provided within this area. 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 development of this property will significantly pollute or degrade the natural environment. 1. Special Areas The subject amendment directly addresses the need for the preservation and planning of significant natural resources such as the Ten Mile Creek and the Ridenbaugh Canal. The plan designates the land adjacent to these natural features with green space that is to be used for pathways and other amenities (for further detail see the discussion of recreation below). J. Hazardous Areas The purpose of this element is to ensure regulation of development in hazardous areas, such as floodplains, unstable slopes, etc. No hazardous have been identified within the study area. 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. The proposed plan will add to the recreation opportunities already available in the city. The plan sets aside lands to be used as parks, pathways, open space and other recreational uses. These areas are specifically identified in the in the Ten Mile Plan as Green Space and Parkland and are described as follows: Green Space and Parkland: These areas identify the recommended locations for public parks, some types of public and private outdoor recreational facilities, conservation areas, some storm water management drainage ways and detention areas, CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5,2007 cemeteries, and similar relatively extensive uses that have an open space character and are not recommended for eventual development with more intensive uses. Smaller park features, including urban squares, greens and plazas are not shown at the scale of the Future Land Use Map although they are encouraged in neighborhoods, mixed-use and high density employment areas. Similarly, smaller storm water management greenways are not shown, although relatively narrow open space corridors may be shown if they are also recommended locations for pedestrian or bicycle trail connections. The exact location and extent of proposed open space uses and trails is shown Parks and Trails Master Plan. 1. 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, mixed-use, public/quasi-public, 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. As discussed above, the applicant is proposing to amend the Map by creating a Ten Mile Interchange Specific Area Plan land use designation. This designation will appear on the future land use map as a blued-out area that covers the Ten Mile Interchange study area. The land use designations for this blued-out area will be represented on a specific land use map, located in the proposed Ten Mile Plan that has been developed for this area of the city. As mentioned earlier, the Ten Mile Plan map contains the existing residential designations (Low, Medium and High), the existing Industrial designation and several new land use designations which include: Medium High Density Residential, Mixed Use Residential, Mixed Use Employment, Mixed Use Commercial, High Density Employment, Low Density Employment, Lifestyle Center, Green Space/Parkland and Civic. (Note: As mentioned above, staff is recommending that the land west of Ten Mile Road and south of the 1-84 be removed from the Ten Mile Interchange Area because it is included within the South Meridian Study Area. Staff is confident that removing this land from the Ten Mile Interchange Specific Area Plan will help to avoid any confusion as to the land use designations that apply to this area.) Listed below is a description of the new land use designations that have not already been analyzed in this report. These designations are specific and unique to properties within the Ten Mile Interchange Area and are not being opened up to any other properties within the City's Area of Impact. Mixed Use Commercial: The purpose of the Mixed Use Commercial areas is to encourage a diversity of compatible land uses that may include a mixture of residential, office, retail, recreational, employment, and other miscellaneous uses. While the focus of these areas is on commercial and employment uses, the horizontal and vertical integration of residential uses is essential to securing entitlements. As with all mixed use areas, this designation requires developments to integrate the three major use categories-residential, commercial, and employment. In Mixed Use Commercial areas three or more significant uses also tend to be larger scale projects. This designation is intended to provide flexibility and encourage developers to build innovative projects. The goal in these areas is to achieve a FAR (Floor Area Ratio) of 1. 00-1. 25 or more. CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan Page 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Mixed Use Commercial areas provide a mix of commercial uses with supporting multifamily or single family-attached residential uses. Development within these land use designation areas should provide a mix of commercial and supporting uses exhibiting quality building and site design and an attractive pedestrian environment with a strong street character. Traditional neighborhood design concepts with a strong pedestrian-oriented focus are essential. The mix of uses may be achieved vertically within buildings; however, some horizontal mixes are allowed. Where existing parcel sizes are small, development plans should be developed in collaboration with the adjacent property owners in order to establish an integrated mixed use project across several parcels. This land use designation calls for an overall target density of 8-12 dwelling units per acre, with higher densities allowed on individual projects. No more than 30 percent of the land area within the Mixed Use Commercial area should be utilized for residential uses. Residential placed over retail is considered a bonus in excess of this maximum. Lifestyle Center: The Lifestyle Center designation is a specific form of Mixed Use Commercial. The purpose of the Lifestyle Center area is to encourage a diversity of compatible land uses that includes a mix of retail, professional services, offices, entertainment uses, civic services, housing (including senior housing), employment, and public outdoor spaces. While the focus of these areas is on commercial uses, the horizontal and vertical integration of residential and employment uses is essential to securing entitlements. The design and orientation of new buildings should be pedestrian-oriented, and special streetscape improvements are required to create rich and enjoyable public spaces. The target overall average density for residential uses is 16 dwelling units per acre, with higher densities of up to 50 dwelling units per acre allowed. No more than 30 percent of the land within the Lifestyle Center should be utilized for residential uses. Residential placed over retail is considered a bonus in excess of this maximum. Structured parking may be included to accommodate greater densities. In the Lifestyle Center area, three or more significant uses will also tend to be larger scale projects. Where existing parcel sizes are small, development plans should be developed in collaboration with the adjacent property owners in order to establish an integrated mixed use project across several parcels. This designation is intended to provide flexibility and encourage developers to build innovative projects. The goal in these areas is to achieve a FAR of 1.25 or more. Civic: The civic category covers a variety of public and other land uses, including land owned by the City and other public agencies. Possible uses include civic buildings; schools, colleges, and universities; religious institutions; hospitals; museums; cemeteries; park and rides, transit facilities, and others. Most buildings in this category are high profile and prominent within the community. In order to meet future community needs, new development projects should include public/quasi-public sites for future, undetermined uses. 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. CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan Page 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 n. Property Rights The purpose of this element is to ensure that the land use policies, restriction, 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. Although there are some property owners that are not wholly satisfied with the proposed designation of their property, Staff believes that the Comprehensive Plan Land Use Map change, as initiated by the Meridian Planning Department, would not unconstitutionally deprive the owners of economically viable uses of the subject properties. 10. SUMMARY AND RECOMMENDATION Staff is very supportive of the proposed map and text amendments to the Comprehensive Plan. The only recommended change to the proposal is the removal ofthe land west ofTen Mile Road and south ofthe Iw 84 from the map amendment (see Exhibit A.3). Staff is recommending that the Commission forward on a recommendation to the Council to amend the Comprehensive Plan Future Land Use Map and Text as proposed by the applicant with the recommendation that the area west of Ten Mile Road and south of the 1-84 be removed from the map amendment to avoid overlap with the proposed South Meridian Area Plan. 11. EXHffilTS A. Drawings Associated with CPA-07-007 1. Ten Mile Interchange Study Area 2. Existing Future Land Use Map 3. Proposed Future Land Use Map (as amended by staff) 4. Specific Land Use Map Contained in the Ten Mile Area Plan (as amended by staff) B. Text Changes Proposed with CP A-07 -008 C. Fire Department Comments D. Required Findings from the Unified Development Code CP A-07-007, CP A-07-008 - Ten Mile Interchange Specific Area Plan Page 12 CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 A Drawings 1. Ten Mile Interchange Study Area t c 1:1 a:: IX C ~ ~ Q 0 'C a:: 0: C ~"'" .~ Q I u W 0:: ~ ~ IX ! i IIJ U ~ .J ~ ~ Z ~ W Z II ~ J USTICK R FAIRVIEW AVE Union Pacific Railroad FRANKLIN RD Q t.I: IIJ -' I z w ~ Q i w OVERLAN I RD'-~ cf(eridi:C ) ~ vlero A TV RD . .lll . Exhibit A Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 2. Existing Future Land Use Map of Study Area o 0.125],25 0,5 - - 0.75 1 Miles Future Land Use Map August 6, 2002 Fat.... ....d U.. _ CD..........I _bllBllllll - QlaI I!II Hgh ~RilsUll_ o Iotidum OINitrIWlRIIl D IIKIIIlIrlIlly PaIIlIIr*I ....MlIud IJR........ _ tad IJR. AIel- _11hd Us. . Clllll",dv _llohedl.l5e'~ _1Itgd Us.. Wal._r...... Rn _CIcITClIn _~P*k _ ....... .....1s I::Iau_Au N.c.' Nlililhborhood e..... N A Exhibit A Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 3. Proposed Future Land Use Map of Study Area (Note: The hashed area represents the overlap between the Ten Mile and South Meridian Plans, staff is recommending this area be removed from the Ten Mile Plan to avoid the overlap) Exhibit A Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 4. Specific Land Use Map Contained in the Ten Mile Area Plan (Note: The hashed area represents the overlap between the Ten Mile and South Meridian Plans, staff is recommending this area be removed from the Ten Mile Plan to avoid the overlap) , ' I 11I1 i I i 1 I : ; ..! Il ...-"'-4 ! II Ilfllll I { I IILr!lll}llrl IIIII! Illifill,)lli~~~, Ili~!~ ~ " 0 1;1 ill,IFWII"'J II i I ~l i ;' It: :'!! UU 'i i I;! ---------"----,-----------'-.. ,-- ilW ,~, Exhibit A Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5,2007 Exhibit B: Text Changes Proposed with CPA-07-008 Requested Action .Specific Amendments to Existine: Plan As stated above, the application is for adoption of the text and maps contained in the draft Ten Mile Interchange Specific Area Plan (February 2007) as an addendum to the comprehensive plan. There are three significant components in the specific plan: · New land use designations · A collector circulation plan . Design concepts for future development In addition to the text and maps contained in the specific plan, the following amendments to the text of the Comprehensive Plan are proposed: Chapter I Introduction A. Plan Purpose and Scope Add new text: This plan applies to all geographic areas within Meridian's jurisdiction, including its surrounding Area of Impact. Plan goals, objectives, and action items area designed to address al O-year period, although population forecasts area prepared to the year 2020. In the event of conflicts between this plan and any adopted addendums or specific area plans. the more restrictive policies shall prevail. Chapter VII How Is The Land in Meridian Developed? C. Future Conditions 1. Land Use Add new text: Ten Mile Interchange Specific Area Plan A specific plan has been developed for an approximately 2.800 area bordered (roughly) by Linder Road to the east: McDermott Road to the west: the Union Pacific Railroad line to the north and 12 miles south of Overland Road on the south. The specific area plan is an addendum to this comprehensive plan and places an emphasis on a mix of uses. both residential and commercial; new employment areas; higher density residential; a planned collector road network and design guidelines. Exhibit B Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 C. Fire Department Comments I. Buildings or facilities exceeding 30 feet (9144mm) 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. 2. 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 fIre 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 fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. (Remoteness Required) 3. All development shall be consistent with the Fire Code. 4. The fIre department has concerns about timely aerial apparatus response times for buildings over 30 feet. Exhibit C Page 1 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 D. 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. Staff finds that the proposed change to the Future Land Use Map and Text does not directly conflict with other elements ofthe Comprehensive Plan. Please see Sections 8 and 9 of the Staff Report for detailed analysis regarding this finding. b. The proposed amendment provides an improved guide to future growth and development of the city. Staff finds that the proposal to modify the Future Land Use Map and Text will increase the ability for innovative design in this higWy visible area of the City. Please see Sections 8 and 9 of the Staff Report for detailed analysis regarding this finding. c. 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 amendments are internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. Please see Sections 8 and 9 ofthe Staff Report for detailed analysis of how these CPA applications relate to the Goals, Objectives and Policies contained in the Comprehensive Plan. d. The proposed amendment is consistent with the Unified Development Code. Staff finds that the proposed amendment is consistent with the Unified Development Code. No development approvals will be granted as part of these CPA applications; all subsequent development applications shall comply with the UDC. e. The proposed amendment is in the best interest of the City of Meridian. Staff finds that the proposed amendments are in the best interest of the City. Exhibit D Page]