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HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 STAFF REPORT Hearing Date: November 1, 2007 C~~1~E IDIAN~-- TO: Planning & Zoning Commission i o a H o FROM: Pete Friedman, Comprehensive Planning Manger ~ ~ -~ T~ Jenny Veatch, Assistant City Planner ~/ 208-884-5533 SUBJECT: Comprehensive Plan Amendment (Cleanup) ~CT 7 ~ 207 • CPA-07-013 City Of Meridian City Clerk Office Request to amend the Comprehensive Plan Future Land Use Map to change four nodes with land use designations of Light Industrial to Commercial, two nodes from Commercial to Light Industrial and one node from Light Industrial to Public/Quasi Public for a future school site, and to request to remove the Urban Service Planning Area designation from the Map legend and replace with the Area of City Impact Boundary, by the City of Meridian Planning Department. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The subject Comprehensive Plan Amendment (CPA) application proposes to amend the Future Land Use Map of the Comprehensive Plan (see Exhibit A3). The applicant, the City of Meridian Planning Department, is proposing ten (10) amendments to the Map. Nine are site specific, including the re- designation of two school sites (see Exhibit A2) and the other is the removal of the Urban Service Planning Boundary from the Map. The subject application is being submitted to clean-up the discrepancy in zoning district designations and the Future Land Use Map. All of the subject areas are currently within the corporate boundaries of the City, the City's Urban Service Planning Area or Area of City Impact negotiated with Ada County. 2. SUMMARY RECOMMENDATION Staff has provided detailed analysis of the requested CPA application below. Staff is recommending approval of CPA-07-013 per the Analysis in Sections 8 and 9 and the Findings listed in Exhibit D of this staff report. 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 April 19, 2007. 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 Approval I move to recommend approval to the City Council of File Numbers CPA-07-013, as presented in the staff report for the hearing date of November 1, 2007. Continuance I move to continue File Numbers CPA-07-013, to the hearing date of (insert continued hearing date here) for the following reason(s): (State specific reason(s) for a continuance.) CPA-07-013 - I-L Cleanup CPA CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 Denial I move to recommend denial to the City Council of File Numbers CPA-07-013, as presented in the staff report for the hearing date of November 1, 2007, for the following reasons: (you should state specific reasons for denial.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: The specific areas are generally south of Fairview Avenue, east of Linder Road, west of Eagle Road and south of Victory Road. (See Exhibit A.2 for the specific areas.) b. Owners: There are many property owners within the nine areas proposed for the Map amendments. See Exhibit A.2 of this staff report for properties included within specific areas. 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: Two properties are currently zoned C-G and five properties are currently zoned I-L. f. Present Comprehensive Plan Designation: Five "Industrial" and two "Commercial" designations. g. Description of Applicant's Request for a Comprehensive Plan Map Amendment (CPA-07- 013): "The proposed amendments are: changes to certain industrial and commercial designations; and removing the Urban Service Planning Area (USPA) designation from the map legend and replacing it with the Area of City Impact (AOCn Boundary. There is a minor amendment to reflect the location of two school sites. h. Applicant's Statement/Justification for a Comprehensive Plan Map Amendment (CPA-07- 013): "The proposed land use map amendments are essentially housekeeping measures intended to bring the Future Land Use Map into conformance with the City Zoning Map." "The USPA boundary on the map is synonymous with the Meridian's AOCI boundary. However, the USPA boundary bears little relationship to the City's utility planning. In 2006, the City adopted long range water and sewer plans for areas outside the designated USPA boundary." "There is a minor amendment to reflect the location of two future school sites where existing ones have been constructed." "Approval of the proposed amendments will bring the City's land use map and zoning maps into greater conformity and accurately reflect AOCI boundaries. Your consideration and approval are respectfully requested." CPA-07-013 - I-L Cleanup CPA CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 5. 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. Newspaper notifications for CPA-07-013 were published on: October 15, 2007, and October 29, 2007 c. The Public Service Announcement for CPA-07-013 was aired on: October 5, 2007 and October 29, 2007 6. LAND USE a. Existing Land Use(s): Commercial, Industrial, Medium High-Density Residential, Public/Quasi Public and Public Educational uses. b. Description of Character of Surrounding Area: Mostly commercial and industrial uses; a few Ada County parcels; and city residential subdivisions near the existing school sites. d. History of Previous Actions: Most of the properties within the study area have received prior approvals (i.e. zoning, platting etc.) for various types of projects. These prior approvals were considered when comparing the existing land use map and future land use map for consistency. 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/further development. 2. Flood plain: Properties that are adjacent to Nine Mile Creek are within the 100 year flood zones A and AE. 3. Canals/Ditches Irrigation: The Rutledge Lateral, Nine Mile Creek, Ten Mile Creek, Hunter Lateral, Ridenbaugh Canal, Gruber Lateral, Flume Canal and Settlers Canal, 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 changes in zoning are proposed. Four Map changes are proposed from industrial to commercial, two Map changes from commercial to industrial, and one Map change from industrial to public/quasi public. 6. Total Size of Properties: 48 acres +/- 7. COMMENTS MEETING On October 12, 2007, Planning Staff held an agency comments meeting. The agencies and departments present included: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, and the Meridian Public Works Department. No comments were received from any agencies or departments. 8. COMPREHENSIVE PLAN ANALYSIS It is important to note that the subject comprehensive plan map amendments (CPAs) are essentially "housekeeping" measures intended to bring the Future Land Use Map into conformance with the City zoning map; address changes in City utility planning; and to prepare for further changes to implement the CPA-07-013 - I-L Cleanup CPA CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER I, 2007 regional planning effort, Blueprint For Good Growth. The following discussion addresses the specific map changes: Commercial/Industrial Designations The application includes three changes to the map designations from Industrial to Commercial, two changes from Commercial to Industrial, one from Industrial to High Density Residential and one from Industrial to Public/ Quasi Public. Please refer to Exhibit 2 for the specific location of the proposed amendments. The specific map amendments by location are: 1. Commercial to Industrial to reflect (I-L) Light Industrial zone designation (17.76 acres). 2. Commercial to Industrial to reflect (I-L) Light Industrial zone designation (4.6 acres). 3. Industrial to High Density Residential to reflect current land use and zoning (R-40) (5.93 acres). 4. Industrial to Commercial to reflect commercial land uses approved through a planned development (8.54 acres). 5. Industrial to Commercial. This site was rezoned to C-G (1.52 acres) 6. Industrial to Public/Quasi Public to reflect ownership by a religious institution (5.4 acres). 7. Industrial to Commercial to reflect C-G zoning (4.62 acres). As a side note, staff will be recommending changing the commercial designation in the southwest quadrant of I-84 and Ten Mile Road from Commercial to Low Density Residential as part of the South Meridian Plan amendment (also on the November 1, 2007 Planning & Zoning Commission agenda). Urban Service Planning Area The Comprehensive Plan defines the Urban Service Planning Area (USPA) as a priority planning area where City of Meridian sewer and water facilities and most other services and utilities are available or planned in officially adopted plans. The text of the plan articulates policies and conditions for service provision within the current city limits and area of impact. The plan language and policies alternately reference the USPA and Area of Impact but makes little distinction between the two. In 2006, the City adopted long range water and sewer plans for areas that are outside the designated USPA boundary. These plans are necessary to effectively plan for future growth and are updated from time to time to account for continued city growth and assess future service demands. Additionally, implementation of the regional planning process known as the Blueprint for Good Growth is poised to identify future planning areas for all the cities in Ada County. If there is resolution of the planning area boundaries, then the already outdated USPA boundary on the map will become irrelevant. For theses reasons staff recommends removal of the USPA boundary from the map. This action will not affect city utility planning or policies. School Sites This is a minor change to reflect the re-designation of potential school sites to the location of schools that have actually been constructed. Please refer to sites 8 and 9 on Exhibit A2. 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): CPA-07-013 - I-L Cleanup CPA CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 • 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. Through this the periodic review, the primary objective of the proposed amendment application is to update the Future Land Use Map and to bring it and City zoning map into closer conformity; to remove the outdated urban service planning area boundary; and to reflect the accurate location of two recently constructed schools 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. As stated above, the proposed amendments are essentially a housekeeping measure meant to maintain consistency between the Future Land Use Map and the City Zoning Map. Thus, staff felt a detailed analysis of the amendments with the mandated plan elements it was not necessary. The proposed changes do not materially affect the direction or policy orientation of the Comprehensive Plan; however, they will necessitate minor text amendments in the near future. The required plan elements are listed below, with staff's response in the applicable sections: a. Community Design b. Population c. Housing d. Economic Development e. Public Services, Facilities, and Utilities £ School Facilities and Student Transportation g. Transportation h. Special Areas i. Hazardous Areas j. Recreation k. Land Use The Comprehensive Plan Future Land Use Map is a graphic representation used 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. The goals and policies of this element are intended to articulate direction and provide details on the provision of city services, the location and intensity of land uses, future transportation corridors, the relationship of the required elements to one another and recommend measures to implement the Plan. The proposed amendments are intended to provide greater consistency with the City zoning map which implement s the Future Land Use Map. 1. 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 CPA-07-013 - I-L Cleanup CPA CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 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. The Council, Commission, staff or members of the public may initiate Plan amendments. While the text of the Plan may be amended at any time, the Commission may only recommend changes to the map not more than once every six (6) months. The subject map amendments have been processed consistent with this requirement. m. 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. Staff is of the opinion that the Comprehensive Plan Land Use Map changes, as initiated by the Meridian Planning Department, will not unconstitutionally deprive the owners of economically viable uses of the subject properties. 10. SUMMARY AND RECOMMENDATION Staff is supportive of the proposed Map amendments to the Comprehensive Plan. Staff is recommending that the Commission forward on a recommendation to the Council to amend the Comprehensive Plan Future Land Use Map as proposed. 11. EXHIBITS A. Drawings Associated with CPA-07-013 1. Existing Future Land Use Map 2. Specific Area Land Use Map (as amended by staff to show subject sites) 3. Proposed Future Land Use Map (as amended by staff) B. Required Findings from the Unified Development Code CPA-07-013 - I-L Cleanup CPA CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER I, 2007 A. Drawings 1. Existing Future Land Use Map _~ <_~ ... ~..e~~ ~.A-- Exhibit 1 City of Meridian Enters Land Use Map 0 D~ Q& ~ OWr tiAUW 1J100 ilea ~TnMrlMw~b -Caw~l ~Mw1Y1 (M ®Iy My#Mil Q ~~ kk~ m.PM4 Mw4 Q1MT ®N~/C4-tYYq -Y~r4~-leyM ®IY111f.f4wp WtlW-NMrW - M`e1M!-MY/~MYirP~ IYn -IaYpgissWle N.G x.yrnrar VM+ ~ir,...r ~ r..ww..... www.w.ww -~.... ~w...w.w saner ca.o v.e. hhn 6.T~3 NW W. Mnv~Ee00~0er148~G F ~ '. . .__.-.~ .._-__... L-~-...~ 1 Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 2. Specific Area Land Use Map Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 3. Proposed Future Land Use Map ,- ;~ _ .._-- ~U- -; ~ --- _ f -_ _ .4 _ .. L _~ r ,~ f^- _ _ `' _~~ ~ 7 ~x. , ,~ fir, ~ ~~ _ ~ i _.. `°- , ._ ~, ~ L~. ~ r - ,- ~ - ~ ` ~ g . :~ ° _~- _ ~ s _ ~ - - - ~ _. ~ ,,: ,~ ~ ~ - ~. r ~ ~ ; . ~ -, ~ ~ Exhibit 3 ~ - -` ~ ~~~ ~ 4~~s City of Meridian ~ Future Land Use Map ` e v wo s -~ ~ a 4~ ~,:y Fw.~ voa uxz i ....__'. t - -'_ _i ~ .. _ ___, _ ~ . ~ ~~ ® w.aarrrrm. ,~~ O ~^ ~..o..o * -'fin ~' ~ c. ~ __ w.e.w er. ~.ew ~ .maim 1 ,, e+ro..~o+a ~ _ ,.. t. _ _, a N.L. ~sbw+meaenn - ~~~.,_ i ~~ t, t f • ~~~.a.w -_ ~ E ~ la, ~ ~ ~ °. _ _ • -''~ ® _ ~.. ~...«~ ~. ~ _, ~ in it i i ~ ~ ' z .1 { f ~~ ` ~' ~ ~ ~ _.r _ ~ ~ ~, ~ ., YY ~ wn.. ~a u.. mr, n~yu,~e.mm .. ~ ~ ~. tyres: r C$Cc r~rw~- ~. _-~,~~-. ~ .. ~ -, - , . ,~ ~ ~-- . J ~- z~, - , a~ ,~ ~ h ., ,` ,- ~ ~ ;~-- . Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 B. 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 changes to the Future Land Use Map do 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. Staff finds that the proposal to modify the Future Land Use Map will provide an improved guide for future growth and better reflect current development. 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 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. Staff finds that the proposed amendments are 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 B