HomeMy WebLinkAboutTen Mile CPA
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22,2007
SUBJECT:
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May 22, 2007 ~
Mayor and City Council .:,",
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Pete Friedman, Comprehensive Planning Mgr. .<'ri Jl~rrH ~.... - \,
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Ten Mile Interchange Specific Area Plan
STAFF REPORT
TO:
FROM:
.
CPA-07-007
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 ofthe 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 this staff report. However, Staff is recommending that the subject CPA's be
continued until April 19, 2007, to allow the Commission and the public adequate time to review the
proposed CPA's, including staff's recommended changes, in detail before making a
recommendation to the Council.
CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22, 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.
The Meridian Plannin2 and Zonin2 Commission heard these item(s) on AprilS and April 19. 2007.
At the April 19. 2007 public hearin2 the Commission voted to recommend approval.
a. Summary of Commission Public Hearine:
i. In favor and reauestin2 specific chanees: Kevin McCarthv. Jim Jewett. Jim
Mashburn. David Turnbull and Steve Bainbridee.
ii. In opposition: None
iii. Commentine: John Peterson
iv. Written testimony: Steve Bainbrid2e. Ada County Hiehwav District
v. Staff presentin2 application: Justin Lucas
vi. Other staff commentin2 on auplication: Anna CanDin2
b. Key Issues of Discussion bv Commission:
i. SDecific chanees to the land use maD desi2nations bv the owners testifvin2 at
the two meetin2s.
ii. Recommended ri2ht-in. ri2ht-out access at the Dlanned intersection of Ten
Mile Road and a future collector south of Franklin Road.
c. Key Commission Chanees to Staff Recommendation:
i. Chan2ed the land use desi2nation from Medium Hieh Density Residential to
Mixed Use Commercial on the south side of Franklin Road west of Linder
Road at the reauest of Steve Bainbridee and David Connelly.
ii. Chan2e the land use desi2Dation from Medium Hieh Density Residential to
Hieh Density Residential on the north side of Franklin Road between Ten
Mile Road and Black Cat Road per Jim Mashburn's testimony.
iii. Chan2e the land use desi2nation from Mixed Use Residential to Mixed Use
Commercial on the south east corner of Ten Mile Road and Franklin Road
at the request of David Turnbull.
iv. Chanee the land use desienation from Medium Hi2h Density Residential to
Mixed Use Commercial south of 1-84 and east ofTen Mile Road for Jim
Jewett's Droperty.
Note: The locations of the requested chanees listed above are illustrated in Exhibit
A.6.
d. Outstandine Issue(s) for City Council:
i. The removal of the area south of 1-84 and west of Ten Mile Road from the
plan as recommended bv staff and the Commission. The area is an overlap
with the South Meridian Plan which is still under consideration bv the
Commission. The South Meridian Plan CPA has been continued until the
November 1. 2007. Commission hearin2.
ii. Consideration of the written comments from ACHD: 1.) reQuestine that the
first intersection north of the intercban2e be moved farther north: 2.)
discussion of fundine. impact fee structure and implementation for the
CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22,2007
planned collector road network: 3.) the District's opinion that portrayin2 a
reali2nment for Overland Road is premature.
iii. Confirmation that future development occurrin2 in the areas desi2nated as
Mixed Use Commercial on the east side ofTen Mile Road. extendine north
from the Lifestyle Center to the planned transit station. be desiened and
constructed in a "Main Street" context (as currently proposed in the plan).
This desi2n form emphasizes buildin2s constructed to the edee of the
sidewalk. thereby framin2 the streets: pedestrian scaled buildin2 fronta2es:
vertically inte2rated mixed use: and on-street parkin2. A portion of the area
is owned bv Briehton Corporation whose representative. David Turnbull.
committed to this desien concept in his testimony reauestine a chanee in the
land use desi2nation.
3. PROPOSED MOTION
Continuance
After considering all staff and public testimony, I move to continue File Numbers CPA-07-007
and CP A-07-008, to the hearing date of (insert date) for the following reason(s):
Approval
After considering all staff and public testimony, I move to approve File Numbers CPA-07-007
and CPA-07-008, as presented in the staff report for the hearing date of May 22,2007.
Denial
After considering all staff and public testimony, I move to deny File Numbers CP A-07 -007 and
CP A-07 -008, as presented in the staffreport for the hearing date of May 22, 2007, for the
following reasons: (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 Pacitlc Railroad Line to the north, and Y2 mile suuth 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 ofthe 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 project
boundary.
c. Applicant:
City of Meridian, Planning Department
660 E. Watertower Street, Ste. 202
Meridian, ill 83642
CP A-07-007, CP A-07-008 - Ten Mile Interchange Specific Area Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22, 2007
d. Representative: Peter Friedman, Comprehensive Planning Manager
e. Present Zoning: RUT, RR, and R1 in Ada County and one R-15, one L-O and one C.N zoned
parcel in the City.
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 Commercial, Industrial and Mixed Use Community 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."
i. 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."
S. PROCESS FACTS
a. The subject application will in fact constitute a Comprehensive Plan Future Land Use Map
Amendment as determined 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
determined 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 AprilZ, 2007 (Planning & Zoning Commission), and April 30, 2007. and
Mav 14, 2007 (Citv Council
d. Newspaper notifications for CPA-07-008 were published on:
March 19, Z007 and April 2, 2007 (Planning & Zoning Commission), and April 30, 2007 and
Mav 14, 2007 (Citv Council)
e. The Public Service Announcement for CPA-07-007 was aired on:
March 9,2007 and March 30,2007 (Planning & Zoning Commission), and April 27. 2007
(Citv Council)
CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22, 2007
f. The Public Service Announcement for CPA-07-008 was aired on:
March 15, 2007 and March 30, 2007 (Planning & Zoning Commission), and April 27. 2007
(Citv Council)
g. In addition to these required forms of notice described above several public information and
outreach meeting were held as part of the 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
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 ofthe properties within the study area have received prior
approvals (Le. zoning, platting etc.) for various types of projects. 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. CanalslDitches 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 of the 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
CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22, 2007
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 finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan
to be applicable to these applications (staff analysis is in italics below policy):
. Chapter VII, Goal IV, Objective C, Action 10 (page 113) - Support a variety of residential
categories (low-, medium-, and high-density single-family, multi-family, townhouses, duplexes,
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 spec(fically 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 thefuture 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 1nterchange 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.
CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan
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CITY OF MERIDIAN PLANNiNG DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22, 2007
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
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 ofthe 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.
CPA-07-007, CPA.07-008 - Ten Mile Interchange Specific Area Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22,2007
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
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 Residential: Medium High Density Residential areas are locations
recommended 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, commercial, 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 commercial 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 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. 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
CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22, 2007
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
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
CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22,2007
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
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 projected 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 of transportation and land
use is one of the innovative features of the 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.
CP A-07-007, CP A-07-008 - Ten Mile Interchange Specific Area Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22,2007
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,
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
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 MAY 22,2007
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.
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.
CPA-07-007, CPA-07-008 - Ten Mile Interchange Specific Area Plan
Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22, 2007
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, 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 1-
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. On April 19. 2007 the Meridian Plannine & Zonin2 Commission voted
to recommend approval of CP A-07-007 and CP A-07-008.
11. EXHIBITS
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)
5. Requested changes to the Future Land Use Map bv location
6. Specific Land Use MaD for the Ten Mile Area Plan (as recommended bv the
Commission)
B. Text Changes Proposed with CPA-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 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22, 2007
A. Drawings
1. Ten Mile Interchange Study Area
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Exhibit A
Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22, 2007
2. Existing Future Land Use Map of Study Area
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Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22,2007
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 MAY 22,2007
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)
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Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22,2007
5. Specific map amendment requests( by location) from the public hearings.
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Exhibit B
Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22,2007
6. Specific Land Use Map for the Ten Mile Area Plan (as recommended by the Commission)
Ten Mile Interchange Future Land Use Map
Legend
Transportation _ Ufel4yle Center (LC)
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Exhibit B
Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22,2007
Exhibit B: Text Changes Proposed with CPA-07-008
ReQuested Action -Soecific 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 Putpose and Scope
Add new text: This plan applies to all geographic areas within Meridian's jurisdiction,
including its surrounding Area of hnpact.
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: McDennott Road to the west; the Union
Pacific Railroad line to the north and ~ 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 3
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 22, 2007
C. Fire Department Comments
1. 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 lenglh 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 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)
3. All development shall be consistent with the Fire Code.
4. The fITe 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 MAY 22,2007
D. 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 Council fmds that the proposed change to the Future Land Use Map and Text does not
directly conflict with other elements of the 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.
The Council fmds 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 fmding.
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 Council finds that the proposed amendments are internally consistent with the Goals,
Objectives, and Policies ofthe Comprehensive Plan. Please see Sections 8 and 9 of the 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.
The Council fmds 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 uoc.
e. The proposed amendment is in the best interest of the City of Meridian.
The Council finds that the proposed amendments are in the best interest of the City.
Exhibit D
Page I