Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Staff Report
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OFV~114B1.~. T~ . STAFF REPORT Hearing Date: November 1, 2007 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner (208) 884-5533 SUBJECT: Phyllis Canal Project • CPA-07-010 ~~r ~ ~ 2007 City Of Meridian E ID~~~~ °~c~ IDAHO Request to amend the Comprehensive Plan Future Land Use Map to include the subject property within the Area of City Impact with a River Residential future land use designation. • CPA-07-015 Request to amend the Text of the Comprehensive Plan to create a new land use designation (River Residential) for the subject area that would include common area/open space, low-density residential, medium low-density residential, and medium-density residential uses with an anticipated average density of 3 dwelling units per acre. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The subject Comprehensive Plan Amendment (CPA) applications propose to amend both the Text and the Map of the 2002 Comprehensive Plan. The Applicant, Sherrie Ewing, is proposing to amend the Map for the North Meridian area with a new future land use designation, River Residential, in order to include the subject property within the Area of City Impact (AOCI). The River Residential designation is proposed to consist of common area/open space (265 acres), low-density (293 acres), medium low-density (48 acres), and medium-density (39 acres) residential uses with an anticipated average density of 3 dwelling units per acre. The subject area includes 645 acres north of the Phyllis Canal and south of the Boise River from Linder Road to approximately % mile west of Black Cat Road. The area of the proposed Map amendment is identified in Exhibit A.1 of this report. Concurrently, the Applicant has proposed a Text Amendment to the Comprehensive Plan to create a new land use designation for the subject area called River Residential that would include open areas, low-density residential, medium low-density residential, and medium-density residential uses with an anticipated average density of 3 dwelling units per acre. The details of the proposed Text Amendment are included in Exhibit B of this report. 2. SUMMARY RECOMMENDATION Staff has provided a detailed analysis of the requested CPA applications below. Staff recommends that the Commission and Council carefully consider the Applicant's request to determine if approval of the proposed CPA's is in the best interest of the City. If the Commission and Council does deem approval of these CPA applications in the best interest of the City, Staff recommends approval of CPA-07-010 per the Analysis in Section 8 and the Findings listed in Exhibit E of this staff report with changes to the Comprehensive Plan Future Land Use Map as depicted in Exhibit A.6. Further, Staff recommends denial of CPA-07-015 per the same analysis and findings because changes to the text of the Comprehensive Plan are not needed if Staff s recommended changes to the map as shown in Exhibit A.6 are approved. 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 Phyllis Canal Project CPA-07-010 & CPA-07-015 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 Comprehensive Plan map every six (6) months. recommended by the Commission was on April 19, requirement between that and the current request. application, the Commission will have to wait a additional changes to the Map. The last amendment to the land use map 2007, which exceeds the minimum six month After making a recommendation on the subject t least six months before recommending any 3. PROPOSED MOTION Approval of Map (CPA-07-010), Denial of Text (CPA-07-015) I move to recommend approval to the City Council of File Numbers CPA-07-010 and denial of CPA- 07-015, as presented during the hearing on November 1, 2007. Approval I move to recommend approval to the City Council of File Numbers CPA-07-010 and CPA-07-015, as presented during the hearing on November 1, 2007. Denial I move to recommend denial to the City Council of File Numbers CPA-07-010 and CPA-07-015, as presented during the hearing on November 1, 2007, for the following reasons: (you should state specific reasons for denial) Continuance I move to continue File Numbers CPA-07-010 and CPA-07-015, to the hearing date of November 15, 2007, for the following reason(s): (you should state specific reasons for continuance) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: The subject area is north of the Phyllis Canal and south of the Boise River from Linder Road to approximately % mile west of Black Cat Road. (See Exhibit A.1 for project boundary.) b. Owners: Aldape Properties Christian Children's Ranch Merlen Henkel Pacific Links Ramon Arana Rex & Peggy Everist Spurwing Ltd. c. Applicant: Sherrie Ewing 2934 E. Lake Hazel Meridian, Idaho 83642 d. Representative: Sherrie Ewing, Applicant e. Present Zoning: RUT (Ada County) Phyllis Canal Project CPA-07-010 & CPA-07-015 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 £ Present Comprehensive Plan Designation: The subject properties that are included in this application do not currently have land use designations assigned to them and are outside of the current Area of City Impact. g. Description of Applicant's Request for a Comprehensive Plan Map and Text Amendment: The Applicant requests to create a new land use map designation called River Residential for the subject area. The River Residential designation is proposed to consist of approximately 265 acres of common area, 293 acres oflow-density residential, 48 acres of medium low-density residential and 39 acres ofinedium-density residential uses. The average density of these designations would equal 3 homes per acre. A text amendment is requested to include the River Residential land use designation and low-density, medium low-density, and medium density residential sub-categories in the Comprehensive Plan. (See Exhibit B for detailed information regarding the new proposed land use designation and sub-categories.) h. Applicant's Statement/Justification for a Comprehensive Plan Map and Text Amendment: - The subject property is currently in the City of Eagle's Impact Area. However, the City of Eagle currently has no plans to expand services (water & sewer) toward our area and services to this area would cost almost five times what it would cost us to connect to Meridian. - Services from the City of Star would take years before we could connect and would cost over seven times the cost of Meridian. - The City of Meridian has planned capacity for our area with their Black Cat expansion, according to Brad Watson, and we are contiguous with the City of Meridian and would only be a couple of years away from services. - Our mailing address has been Meridian for at least 85 years and the phone number has been a Meridian number for as long as we've had a phone. - Fire and police protection are currently being provided through the City of Meridian. - Five generations of "Aldape's" are attending, or have graduated from Meridian schools within the City limits. - We have always been Meridianites and want to remain Meridianites. (See Applicant's narrative for more information.) 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. 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 CPA-07-O10 and CPA-07-015 were published on: October 15, 2007, and October 29, 2007 d. The Public Service Announcements for CPA-07-010 & CPA-07-015 were aired on: October 5, 2007 and October 29, 2007 Phyllis Canal Project CPA-07-010 & CPA-07-015 CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 e. Applicant posted notice on site by: October 18, 2007 6. LAND USE a. Existing Land Use(s): Rural residential properties and agricultural land. b. Description of Character of Surrounding Area: The area surrounding the subject property consists mainly of rural residential properties and agricultural land. Spurwing Subdivision, a residential subdivision, exists at the southern boundary along with Jayker Subdivision, which is in the development process. c. Adjacent Land Use and Zoning: 1. North: Rural residential/agricultural properties, zoned RUT (Ada County) 2. South: Rural residentiaUagricultural properties, zoned RUT (Ada County); Spurwing Subdivision, zoned R-8; approved Jayker Subdivision, zoned R-2, R-8, R-15, C-N, & C-C 3. West: Rural residentiaUagricultural properties, zoned RUT (Ada County) 4. East: Rural residentiaUagricultural properties, zoned RUT (Ada County) d. History of Previous Actions: The subject property is currently included in Eagle's Area of City Impact and Comprehensive Plan. (See Analysis, Section 8, for more information.) e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: The Public Works Department is confident that all necessary services can be provided to this area based upon the proposed densities and projected population. Location of water: Water will be served by United Water. 2. Vegetation: There are numerous existing trees on the subject properties that should either be preserved or mitigated for at the time of development. 3. Flood plain: The City of Meridian's FEMA (Federal Emergency Management Administration) mapping shows the northern portion of the subject property along the Boise River as being in the AE flood zone and also within the floodway; the central portion of the property is within the AE flood zone but is not in the floodway; and the southern portion along the Phyllis Canal is in the XS flood zone and is also not in the floodway. Per City of Meridian resolution, all properties encumbered by a FEMA flood zone designation of an A category shall submit a Flood Plain Development Permit prior commencement of any work. (See FEMA map in Exhibit A.2 of this report.) 4. Canals/Ditches Irrigation: The Phyllis Canal and Eureka Canal both course through this area. There are also several smaller irrigation/drainage ditches in this area. 5. Hazards: The Phyllis Canal, the Eureka Canal, and the Boise River are deep and wide and could be hazardous to children. 6. Proposed Zoning: No annexation or zoning is proposed with this application. 7. Size of Property: 645 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 Phyllis Canal Project CPA-07-010 & CPA-07-015 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 Parks Department, Sanitary Service Company, and Meridian Public Works Department. No comments were submitted by these agencies at that meeting. 8. ANALYSIS The Applicant is requesting to amend both the Text and the Map of the 2002 Comprehensive Plan. PROPOSED CHANGES TO THE COMPREHENSIVE PLAN FUTURE LAND USE MAP An amendment to the Future Land Use Map for the North Meridian area is requested to include the subject property within the Area of City Impact (AOCI) with a "River Residential" future land use designation. The River Residential designation is proposed to consist of a number of sub- designations: common area/open space (265 acres), low-density (293 acres), medium low-density (48 acres), and medium-density (39 acres) residential uses, as depicted on the map attached in Exhibit A.S. This area is anticipated to have an overall average density of 3 dwelling units per acre. The subject area includes 645 acres north of the Phyllis Canal and south of the Boise River from Linder Road to approximately '/ mile west of Black Cat Road. The area of the proposed Map amendment is identified in Exhibit A.1 of this report. The Applicant has included a concept plan that shows their vision for this area (see Exhibit A.5). However, an annexation and/or development project is not proposed at this time and a bubble plan has not been submitted due to the following reasons as stated in the Applicant's narrative: 1) "We are not developers and we are not ready to develop at this time; 2) We do not know what the market will be when this area is ready to develop; 3) As there are multiple owners associated with this request, it would be close to impossible to obtain 100% agreement on land usage, where the roads should be located, etc.; and 4) We believe that a developer would have the expertise to do this when the time is right." The map shown in Exhibit A.5 is a general plan of the transition of uses that are proposed. PROPOSED TEXT CHANGES TO THE COMPREHENSIVE PLAN Concurrently, a Text amendment to the Comprehensive Plan is requested to create a new land use designation for the subject area called River Residential, which is proposed to consist of the following sub-categories: common area/open space, low-density, medium low-density, and medium-density residential uses (see Exhibit B). The Applicant proposes the following details to be added to the text of the Comprehensive Plan on page 107, before the Regional Planning and Cooperation section: River Residential, which will include: A. Open areas -including the floodway approx. 265 acres B. Low-density residential approx. 293 acres C. Medium low-density residential approx. 48 acres D. Medium-density residential approx. 39 acres Note: The average overall density for the subject property is anticipated to be 3 homes per acre Open areas could include: Walking/bicyclepaths, public park(s), public access to the Boise River, ponds, sports complex, picnic areas, etc. This area would primarily be along the Boise River and would be within the floodway as designated by FEMA. Also included in the open area could be walking paths from the Phyllis Canal to the Boise River or parks. Low-density residential: Maximum gross density = 2 homes per acre. This area would be within the flood plain. The homes could be clustered and could include ponds and open space. This area would meet the City of Meridian's R-2 Zoning Standards which includes: Minimum property size: 12,000 square feet Minimum street frontage: 80 feet Minimum living area: 1,500 square feet Phyllis Canal Project CPA-07-010 & CPA-07-015 CITY OF MERIDLIN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 Medium low-density residential: Maximum gross density = 4 homes per acre. These homes will primarily be located north of the Phyllis Canal and will transition into the Low-density residential homes. Again, homes maybe arranged in clusters and ponds would also be visible. The homes would meet the City of Meridian's current R-4 Zoning Standards which includes: Minimum property size: 8,000 square feet Minimum street frontage: 60 feet Minimum living area: 1,400 Medium-density residential: Maximum gross density = 8 homes per acre. Town homes maybe popular located along the golf course. Again, this will be market driven and will be determined at the time of development/annexation. These homes would meet the City of Meridian's current R-8 Standards which includes: Minimum property size/dwelling unit (square feet) ^ Single-family detached dwelling unit w/garage 5,000 facing the property line ^ Single-family detached dwelling unit w/shared driveway 4,000 ^ Single-family attached and two-family duplex dwelling unit 4,000 Staff has reviewed the above details of the proposed residential categories within the River Residential designation and found they coincide with the residential zoning districts listed in Unified Development Code (UDC) 11-2A-1 under the same names. The Applicant proposes the same maximum density, minimum property size, minimum street frontage, and minimum living area (see below) for each residential use category as in the UDC. Open Space: A large portion (265 acres) of the subject property is proposed for open space. The area depicted as common area/open space on the plan in Exhibit A.2 at the north and east boundaries of the subject property consists of land that lies within the floodway of the Boise River as defined by FEMA maps. These areas are not proposed to contain building lots. Open space is also depicted for the area along the south boundary adjacent to the Phyllis Canal where the golf course (Spurwing) currently exists. Staff is supportive of the Applicant's proposal for these areas to be designated for common area/open space and for the recreation amenities listed above proposed to be included in these areas. Transportation: The Applicant states that access can be provided to this area from the east: Duck Alley connecting to Linder Road; from the south: Basco Lane connecting to Chinden, Black Cat connecting to Chinden and possibly Highway 16; and from the west: possibly Palmer Road. Because of the subject property's proximity to the Boise River, several access points should be provided in case of emergency due to flooding. Jurisdiction: The subject area is currently within Eagle's Area of City Impact. It is designated in Eagle's Comprehensive Plan as being within the land use sub area "River Plain Residential Area." As such, the Eagle Plan calls for the following: trails, open space, and parks in conjunction with transitional residential densities should be provided; the overall density of this area is 1-2 units per acre south of the Boise River with higher densities of 2-3 units per acre beneath the rim transitioning into clustered large lot residential use (1-2 acre lots) adjacent to the river; open space and trails should be located adjacent to the river in conjunction with the continuation of the regional trail system. Eagle's future land use map (see Exhibit A.4) designates this property as Floodway (149 +/- acres), Residential Two (396 +/- acres), and Transitional Residential (100 +/- acres). These designations are defined as follows: Floodway -These areas are to remain open space because of the nature of the floodway which can pose significant hazards during a flood event; Residential Two -Suitable primarily for single-family residential development within areas that are rural in character. Maximum density of up to 2 units per acre; Residential Transition -Residential development that provides for a transition of density within the planning area while keeping in context the density, scaling and lot Phyllis Canal Project CPA-07-010 & CPA-07-015 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 sizes of existing or proposed uses. See Eagle's Comprehensive Plan for a complete description of these designations. Staff s Comments: Staff believes that the subject area could be serviced by the City of Meridian and all associated service providers (schools, parks, police, fire, etc.). However, because this area is currently within Eagle's AOCI and Comprehensive Plan, the primary issue to consider is whether the City of Meridian should designate future land use designations and plan to provide services to land that is currently within another municipalities AOCI, especially when they are not in agreement with the Applicant's request to be removed from Eagle's planning area. The City of Eagle's Mayor and City Council members submitted a letter to the City of Meridian, dated October 24, 2007 (included as Exhibit C), that requests that the City deny the subject application. Further, the City of Eagle believes that this property should remain in Ada County until annexed and developed in the City of Eagle. The Commission and City Council should carefully weigh all factors involved in this request to determine if it is the best interest of the City of Meridian to amend the Comprehensive Plan to include this area and proposed land use designations (open space and residential uses) in the City's Comprehensive Plan. If the Commission and Council deem that it is in the City's best interest to amend the Plan and ultimately include this area within the AOCI for future expansion of the City, they should consider Staff's comments below. Staff has reviewed the Applicant's request and supports the land use concepts for the subject area as depicted in Exhibit A.S. However, Staff is recommending that a different path be taken to achieve this outcome. Rather than approving a new land use designation (River Residential) with residential sub- categories and amending the text of the Comprehensive Plan and map to reflect this designation, Staff recommends that an existing land use map designations be used for this area to accomplish essentially the same results. Because the City's UDC already includes the residential designations (low density, medium low- density, and medium density residential) requested by the Applicant, Staff recommends that the future land use map be amended to designate this entire area as low-density residential, except for the area that is within the floodway, which should be designated for public/quasi-public uses. The purpose of areas designated for Low Density Residential use as stated in the Comprehensive Plan (page 99) is as follows: "to allow for the development of single-family homes on large lots where urban services are provided. Uses may include single-family homes on large lots where urban services are provided. Uses may include single-family homes at densities of three dwelling units or less per acre. A planned development permit maybe required for large subdivisions. Density bonuses may also be considered with the provision of public amenities such as open space, pathways, or land dedicated for public services." Additionally, requests for one "step" up in density (i.e. low to medium) may be requested without a Comprehensive Plan amendment to achieve higher densities in certain areas. The low density designation would allow for the annexation of properties within this area with R-2 and/or R-4 zones with densities of 3 dwelling units or less per acre, which would be consistent with the Applicant's request. Or, if a "step" up in density is approved, the medium density residential designation would allow densities of 3 to 8 dwelling units per acre in areas where a higher density is desired. Additionally, if this area is included in the City, the City will need to complete and adopt a floodplain management process for development along the Boise River. NOTE: The Public Works Department is currently working on a new floodplain development ordinance. If the Commission and Council approve the Applicant's request to be added to the Future Land Use Map, with Staff's recommendation of a designation of low density residential and public/quasi-public for this area as depicted on the map in Exhibit A.6, a text amendment would not be necessary as the current text already includes these designations. Staff recognizes the careful thought and consideration that the Applicant has put into the proposed text amendment and is of the opinion that Phyllis Canal Project CPA-07-010 & CPA-07-015 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 the level of detail proposed is more appropriate for a future development agreement or zoning regulation rather than as guiding comprehensive plan policies. 9. COMPREHENSIVE PLAN -POLICIES AND GOALS Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (staff analysis is in italics below policy): • Chapter VII, Goal I, Objective D, (page 110) -Plan for appropriate uses within rural areas. Expanding the AOCI and assigning future land uses to the North Meridian area for future expansion of the city will allow the City to plan for future uses that are suitable to the existing and future rural uses in this area. • 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 Applicant is proposing an overall average density of 3 units per acre for this area consisting of low density, medium low density, and medium-density residential uses. The variety in densities will provide a greater mix of residential categories in this area. • Chapter VII, Goal IV, Objective C, Action 1 (page 113) -Protect existing residential properties from incompatible land use development on adjacent parcels. The proposed map amendment designates the majority of the property for low-density residential uses (293 acres) and common area (265 acres), which Staff believes is compatible with adjacent rural residential properties. A small portion of the property is designated for medium low-density residential uses (48 acres) and medium-density residential uses (39 acres). These areas abut R-2, RUT (Ada County), and RI (Ada County) zoned properties. Staff believes that the proposed land use designations are compatible with existing residential properties. • Chapter IV, Goal I, Objective A, Action 6 (page 26) -Permit new residential, commercial, or industrial developments only where urban services can be reasonably provided at the time of fmal approval and development is contiguous to the City. The subject property is contiguous to the City and urban services can reasonably be provided in the future should the City Council determine that approval of this application is in the best interest of the City. The subject CPA applications do not include a development application. If the CPA applications are approved, development of this property is proposed to happen when each individual property owner decides to annex. • Chapter V, Goal I, Objective A, Action 1 (page 39) -Identify waterways, wetlands, and other natural resources for preservation. The Boise River runs along the north boundary of the subject property. The Applicant is proposing a large amount of common area/open space within the area that FEMA designates as being within the jloodway along the Boise River. This area is proposed to contain walking/bicycle paths, public park(s), public access to the river, ponds, picnic areas, etc. Phyllis Canal Project CPA-07-010 & CPA-07-015 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 • Chapter V, Goal I, Objective A, Action 19 (page 39) -Encourage efficient use of open space at the Area of Impact boundaries to effectively transition from rural uses to urban uses. The Applicant is proposing a large portion of this site for common area/open space along with residential uses with an average density of 3 dwelling units per acre. These proposed uses should provide a good transition from rural to urban uses. STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review, and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell out how these policies are to be achieved. The order in which the following policies are presented implies no order or priority. a. Community Design The purpose of this element is to ensure a pattern of planned growth resulting in orderly and attractive developments within the City of Meridian. The subject CPA specifically addresses future land uses within the study area. The proposed Low Density Residential and Open Area designations will assist in providing a transition between the existing rural residential and agricultural uses and urban level residential densities. The proposed overall average density of 3 dwelling units per acre consisting of low-density, medium low-density, and medium-density residential uses will provide for additional housing opportunities within this area. The Applicant states that landscaping, waterways, walking/biking paths, and parks will all be developed as required by City code. b. Population The City of Meridian must ensure that population growth is accommodated in an orderly pattern. Residential and commercial developments must be easily served by City infrastructure and public services. 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. c. Housing The City of Meridian is charged with ensuring adequate and attractive living environment which meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. The proposed plan recommends Low, Medium Low, and Medium density residential uses within this area with an average density of 3 units per acre. These densities will provide for larger homes in a very relaxed atmosphere and transition to slightly smaller homes, but still with water amenities; Town homes may also be popular located along the golf course. If Commission and Council choose to approve these CPA's, it will increase the type of housing opportunities in this area. Further, the comprehensive plan specifically addresses the need for providing various types of housing within the city. d. Economic Development Meridian's economic base has been gradually shi8ing over the last 20 years from afarming-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. This element does not apply to the proposed Phyllis Canal Project as it contains only residential uses and no commercial uses. Phyllis Canal Project CPA-07-010 & CPA-07-015 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 e. Public Services, Facilities, and Utilities The Public Works Department is confident that sewer can be provided to the subject area. The Black Cat trunk line is currently planned to be installed to the Jaker's Subdivision with a 15 inch stub line intended to service a portion of the subject area. The development of the subject properties will require a lift station to be installed at the developer's expense to pump sewage to a point where. it will then gravity flow back to the North Black Cat lift station. Also an 18 inch stub will be located in North Black Road and Chinden for future use of properties west of Black Cat Road. Water will be provided by United Water. £ 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 does not include a school facility. However, the Applicant states that Wendel Bigham of the Joint School District stated that although he would welcome this area into the City of Meridian, he would probably not want a school in this area as it is rather remote. The Applicant further states that the roads will be designed so that school buses will be able to access this area as necessary. g. Transportation The purpose of this element is to promote an efficient and safe transportation system within the City. Transportation to this development may be provided from Duck Alley connecting to Linder, Basco Lane connecting to Chinden, Black Cat connecting to Chinden, and possibly access to Highway 16. All of these roads, except for the access to Highway 16, will be developer driven and will be presented to the City with the Annexation application(s). h. Natural Resources The purpose of this element is to promote conservation of areas of natural significance, where appropriate. The Boise River runs along the northern boundary of the subject property and is a beautiful natural resource with an abundance of water, ponds, and man-made creeks, which will add beauty to this area. The applicant is proposing common area within the floodway areas. Staff does not believe that future development of this area will significantly pollute or degrade the natural environment. i. Special Areas The subject amendment directly addresses the need for the preservation and planning around significant natural resources such as the Boise River, which courses along the north boundary of the subject area. The plan designates the land adjacent to this natural feature that is within the floodway with open area that is to be used for parks, pathways, river bank greenbelts, playgrounds, sports complex's, etc. 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. A large portion of this property along the north boundary lies within the floodway of the Boise River. The Applicant has considered and attempted to eliminate the hazard of flooding in this area by proposing no building in the floodway as designated by FEMA. The floodplain area will be low-density and will follow the rules and regulations as directed by FEMA and the future floodway development provisions of the City. k. Recreation Phyllis Canal Project CPA-07-010 & CPA-07-015 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 Recreation resources within Meridian include thirteen City parks totaling approximately 210 acres. The City is in the 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 Applicant states that the floodway could be used for public parks, walking paths, river bank greenbelts, playgrounds, sports complexes, etc. Further, the Applicant would also like to incorporate walking/biking paths within the residential areas to allow residents easy access to the parks and Boise River. 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, 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 requests for land use changes. As discussed above, the applicant is proposing to amend the Map by expanding the AOCI and assigning land use designations for future expansion of City limits. These designations are shown on the future land use map shown in Exhibit A.S. 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. The Applicant is not proposing a development timeline at this time as each property owner will annex when they feel the time is right for them. n. Property Rights The purpose of this element is to ensure that the land use policies, restrictions, conditions, and fees do not unconstitutionally violate private property rights, and establish a consistent review process that enable the City to ensure that any proposed actions will not result in an unconstitutional taking of private property without due process of law. Staff believes that the requested Comprehensive Plan Land Use Map change would not unconstitutionally violate private property rights as only those who want to be included in this application are included; a few other adjacent property owners did not wish to be included in the subject application and are not a part of it. 10. UNIFIED DEVELOPMENT CODE No amendments to the Unified Development Code are being proposed with the subject CPA applications. 11. SUMMARY AND RECOMMENDATION Staff recommends that the Commission and Council carefully consider the Applicant's request to determine if approval of the proposed CPA's is in the best interest of the City. If the Commission and Council does deem approval of these CPA applications in the best interest of the City, Staff recommends approval of CPA-07-010 per the Analysis in Section 8 and the Findings listed in Exhibit E of this staff report with changes to the Comprehensive Plan Future Land Use Map as depicted in Exhibit A.6. Further, Staff recommends denial of CPA-07-015 per the same analysis and findings because changes to the text of the Comprehensive Plan are not needed if Staff's recommended changes to the map as shown in Exhibit A.6 are approved. Phyllis Canal Project CPA-07-010 & CPA-07-015 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 12. EXHIBITS A. Drawings Associated with CPA-07-010 1. Vicinity/Zoning Map 2. FEMA Map 3. City of Meridian's Future Land Use Map 4. City of Eagle's Future Land use Map 5. Proposed Changes to Future Land Use Map 6. Future Land Use Map Depicting Changes per Staff s Recommendation B. Text Changes Proposed with CPA-07-015 C. Letter from City of Eagle D. Department Comments E. Required Findings from the Unified Development Code Phyllis Canal Project CPA-07-010 & CPA-07-015 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER I, 2007 A. Drawings 1. Vicinity/Zoning Map Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 2. FEMA Map Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 3. City of Meridian's Future Land Use Map Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER I, 2007 Exhibit A 4. City of Eagle's Future Land Use Map CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 5. Proposed Changes to Future Land Use Map LerdD usE LEDEND 0 p - C011MON AREA / OPEN SPACE D' ~ W -LOW DENSITY Z -LOW / MEDIUM DENSITY J - NEDIUN DENSITY Exhibit A r a Q~ J UI.' ~ i Y~ N '' J" m t m--. I CHI PJ DEN CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 Exhibit A 6. Future Land Use Map Depicting Changes per Staff's Recommendation CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER I, 2007 B. Text Changes Proposed with CPA-07-015 LAND USES: We would like to have a new land use designation created for this area which would encompass the entire area from the Phyllis Canal to the Boise River. For simplicity we will call this new designation "River Residential" and will include: E. Open areas -including the floodway approx. 265 acres F. Low-density residential approx. 293 acres G. Medium low-density residential approx. 48 acres H. Medium-density residential approx. 39 acres The anticipated density for this entire property will be 3 homes per acre. More details of the requirements of each of these would be provided in the text of the Comprehensive Plan on page 107 -before the Regional Planning and Cooperation Section: A. Open areas could include: walking/bic~cle_paths public park(s) public access to the Boise River, ponds, sports complex, picnic areas, etc. This area would primarily be alongthe Boise River and would be within the floodway as desi ated by FEMA Also included in the open area could be walking? paths from the Phyllis Canal to the Boise River or parks. B. Low-density residential -.maximum gross density = 2 homes per acre. This area would be within the flood plain. The homes could be clustered and could include ponds and open space. This area would meet the City of Meridian's R-2 Zoning Standards which includes: - Minimum property size (square feet) 12,000 - Minimum street frontage (in feet) 80 -Minimum livin area (sic uare feet) 1,500 Medium low-density residential -maximum gross density = 4 homes per acre. These homes will primarily be located north of the Phyllis Canal and will transition into the Low-density residential homes. Again, homes maybe arranged in clusters and ponds would also be visible. The homes would meet the City of Meridian's current R-4 Zoning Standards which includes: - Minimum propert s~(square feet) 8,000 - Minimum street frontage (in feet) 60 -Minimum livin area square feet 1,400 D. Medium-density residential -maximum gross density = 8 homes per acre. Town homes may be popular located along the golf course. Again, this will be market driven and will be determined at the time of development/annexation. These homes would meet the Citv of Meridian's current R-8 Standards which includes: - Minimum property size/dwelling unit (square feet) Single-family detached dwelling unit w/garage 5 000 facing the property line - Single-family detached dwelling unit w/shared driveway 4 000 - Single-family attached and two-family duplex dwelling unit 4 000 To reiterate, the AVERAGE of these four designations would equal 3 homes per acre. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 C. Letter from City of Eagle bct.2~. 2QD1 8:~9AM Ho. 497§ ?. 2 Mayor: Nanry +c. MadU CITY Ol? E,AGLE Cownai: Beasley j. t3sxian ©. sa« i~lA Phil B~ FasBlt, Idaho 83616 Scene Guetlbar City of Maridian 93+x•6913 Soda Nordsttam Attrl: Pete Friedman, AICP 660 E. VVr Stitixt, Suite 2IXi Mos'izlian, III 8364 October 24, 2~7 Rc: CP"A-0?-010-Shatirie Ewing Dear Mr. Friedman, The Eagle City Council reviewed the above roferetsced applicaatian on 4ctaber Z3, 300?,.and requests that the Meridian City Council d~sy the application to amend the conrpr'ehensivepian far CPA-0'a-010. The property is lorded within the Eegte Area of City Impact cued F.agtes Comprehs~aive Plain The City of Eagle bolieves that this property should remain in Ads County until aged. and d~euol©ped in the City of Eagle. The City of F,agle objects. to teas spplicatian far the following reasons: Friar mgt The psaperties in question were added to the Eagle C 've Plan and area of city itnpa~t in 2ft04 at which time, though duty noticed, neither the applicatrt nor the City of Meridian exp~es~t cor~erns about the ine3usian of the property team the ale PIS ar A©I. Since 2pU4, the City of Eagle t~aa corttnuat ba work with the City t~lexid,{aa to establish clearly identifiable boundaries for our communities. The City of Eagle<hes previo~ty agreed. to r+~rtave over STO acres from our approved AOt, along the north side of Clyinrien up to the PItyllis Cansi. At that tirtse the Aldape property was ~ about and it was cleezly stated by the Eagle City Cottt-dl ata3 tiro City.of Meri~tan Mayor and Cotencal that ehe area z3onth of the Phyllis Canal should rernsin in the Eagle AOI axxi be developed with the same gudckdines and starsdards that the City of Eagle has used for all rive and floodplaia devolcpanen#s. I«~, the cities have discusseei flee natal to support each jurisdiction's unique land use and plannisag efforts. Appmvsl of this application would bar a direct a;sewlt on tins cities' plarm~ing relationahipa and will degrade our ability to tn°u~t each other and to support each others unsique community designs and identities. 'i'bis applicatiart is anarlagous to concerns Meridistt is expressing about Kung. expanding into your souitherrt area of impact. limtant ~` the Ads Coataty Coaaecrsa In 2fx'34, the City of Eagle aaci the Baard of Ada Gantry Camumissioraus 6 mantbs in discussions over the Eagle Area of Impact that was eventually approved, including this site and the property south of the Phyllis Ce~al that was aru~cul by Meridiem In 2U05. 1 alit K' p~syty~ ~ ~ t~ N. ~ i'4yFNs a1aw11.0oe Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 (}ct.2~, 247 ~S:~iIAM No. G97~ °. 3 g the At7I approval process, signifrcant time was on the requiremarrts under Idaho Code 6T-5S and holy they apply to the City ofEagle: l~easona6~iti,~tcs Anhax• Tltc applicant stataa that tfiis application is necessary dun the City of Eagle being more than five (S}miles from tine site. At this point the City of Eagle !s leas than 4~t? feel from. the site enquiring the anncxarion of less than S parcels to b~ceoe contiguous.. (See Attachment A) S~-~hic $oggdaries; It is elaar that during previous discussiaas betwiocn iha Eagle and Meridian City Cotcntts that the cities agcea that the Phyllis Csnal and beach to the south of this sits arc clear geographic boundaries providing easily identifiable boundaries lutween ow communities. The ownerships of the proposed application era fractured and ixrtgular ins~ltape. The project site is leas than half of the arm identified in tl3e Eagle Coarprr~nsiva Flan as the "River Plain Flanning Arta" and will result in isolating parcels sot included in this application, which want to be part of Eagle, fi+oca ever becoming p~$:t of the City of Eagle. This. request in ao way provides eitltef conununity clearly identiftablc boundaries nor dons it identify geographic boundaries as Idaho Code prescribes. Land Una: The land uses iderltifitd within the 20QT Eagle Cornprchensive Flag, era Floodway, Residential Two, and, Trarr~itior-al Residential, All dose designations are located within the River Alain Planning Arcs (Attachttitart B}, Chapter 6.3 of the Eagle Camprchansivo Plan dcfitrss these land uses as: FlaotEw~ay (aprox. 149 acres] Floodway areas are defsnad as $pecificaliy shown on the nawast edition of the Federal. Emergency Managcmcnt Administratlatl maps along the Boise River and Dry Creak tc,~r,erally shown on the Land Use Map which is a Dart of this Plan). These attraus era m t~etnain open. space because of the ,nature of the floadway which can pose. significant hazards during a flood event. Also, the floodway ar+caa shall not be canadcred as a pact of the nunimurri area of open space aequu'acl (as required within the zoning ordinance) unless developed ss noted within this paragraph. Flvodway areas shall be excluded froth being used far calculating permitted residential densities. Any portion of the #loodway developed ms a substantially improved wildlife habitat area open so tau public, or useablt public open space, such. as a pathways, ball fields, par3cs, or sinulat amenities as may be approved by the City Council, may ba crcditecl toevard tht miniatum open space requirved for a development. When discr~eparncics exist between the floodway batindary shown on the Lazid CJse Map and the floodway boundary shown on the Federal Emergency Managepuerit Administration maps such that the floodway arm is smaller than. that drown on the Land Lisa Map the adjacent land use designation shown shall be considered to abui the actual floodway boundary, 2of6 K!1Phanint» Lst~s17 ' hm CampPdin N. af1-~yNit c~.eos Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 Oct. ~5. 2flD7 4:Q~~M Yo. 11975 P. 4 When near floodway boundaries are approved by FE1~IA ar-dlor the City: the flaadway area an the Comgnehensive Plan Land Use Map shoo#d be revised m reflect any new floodway line. tfui Twre 1'aPp~ 39d ~cras) Suitable pritxtarily far sir-g#e fsrnily residentiaj develo,~cnt within areas chat are rota! in character. Maximtun density of up to ~ units per l ire. Ra T~ (~prvx. 1t?U acres} Resdentiat dcvelopmeat that provides far a transition of dettaity within the Planning area while keeping in context the density, seating and Sot sizes of existing or proposed uses. Commonly requires changes in lot. dimensiatts and scaling, sae spac-i"SC planning area text far a complete description. (River Plan Ptaruttng area id entrf iss 13 units per setae) The overall density for flue area under the Eagle Comprehensive Plan ig calculated at 1 ~6 units per acre (nearly half the density afthe 3 units per arse proposed by the Meridian comprehensive plan amendment application}. Furtttr~r, under +Chapter 6.3 of the Eagle Comprelrenaive peon the densities are calcnlated as follows: ``Ltoveloptrttnt density shall becatcuiated by pmxect. Umu~ed density for undeveloped or underdeveloped land adjacent. to or within the same land ux designation will not. be transferred or used m "balanco" err "rttaacimiu" densities with in an area, Clustering will only bo allowed as specified in the .`Parks, Itacreation, and Open Spaces" chapter of the Comprehensive Plan." Urtless all of this area is submitted as a single development pmjeot/piac, densities would not be cligib#e for transfer between parcels under the Eagle Comprehensive Plan, C®atim~wtit~Ce is Mohan.; The proposed comptschensive plan amendment is an expansion of the "residential subdivision" land uses into an area that was not proposed to be development to this intensity under the. Communities in #Vto#an Plan. The intensification of land vacs in this area will have diroct impacts oft the regional tranaportatian system. and most sp~ciftcaily Hwy 2tl/26, Considering Meaidian's recent concerns about Eagle's comprehensive planning in areas that would further expand residedtial uses in area trot previously planned for it is unpatbnt to empt~asiza #tat Meridian's approval of flue apglicatioa would be in direct cxyttflict with the CtM Plan. fhuo°t/www aammunitleg"M~++o to arch a'""....r~~*cs,_--~fchoiiand B ndfl Schaal: Thtcwgh the develaprnettt of the Eagle Comprehensive Plan sn 2t)U4, this area was identified: as a location far a future etemetttary school. Though the applicant refercr~ces a discussion with a'endell Bigham about "welcc>nting this area into Meridian", the area was already in the Merldiart School district as is all of Star and the msgority of Eagle. Using Meridian School District's student generation calculations, this site developed at 3 units per acre would yield appraximatety 1.,92{# households generating, .43 eleraetttary tam a ofa x:~ t~ t,+ao~anrrt~u~„ Camp P1a~ rr. ~ tic annt.doe Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER I, 2007 €}e t. ~~, ~2~Q? 9~~ilAM Na~ ~41~ F, `~ atudenta per household, approximately 825 attadernts, at an entire elementary school without consideration o€tha propcaties located in the "River PLaia Ptatusing Area that are trot part of this applicaticsn. lti~ridiatt's approval of this ><ppticatioa will result in the doubling of the anticipated school demaruls for this area soul further exar„erbatc school crowding iii the district. Txporb~ia,ifAcaaq: T'hc applicant states that one of the ttaain raa~sons for the request to be incltuied is the City of Meridian Cotnprehettsive Plan is access to Hasco bans lrotn the south. to this site. Though rl~ city of Eagle agrees that $asco >:.aue itasy provide access to the site the historical and primary access .for the majority of the aitc ie along Puck Ailey from Litac4er Road to the east of the site, Tire City of Eagtc tlrrraugh it's camprehetasive platy and discussions with 1TD cdtttinuts to arork with ITD to consider access spacing on the new State Highway l6 xiver crossing tin provide another access point to the west of this site. Ihte to the. volatile nature of the tloodway it is important to cdnsidez multiple point of access to data area ]i~a~ BpNwe: The City of eagle has n minimum open space requirement of 2t~ib far resid+cgtial dtuelopmetats. Less than 50'~o of the rr~gcuzed open space car: be made up of IIoadways. Tlaerc is ~ :Ytetrtian of hoWV open space will be addressed an as individual develapnrent appli~toit, The City of Eagle would not allow for portions of the Spurwing t3otf Course to serve as open space far future developrnetats is this .area due to the "members oily" acactss to this facility. imP1g Ordt~aaasaes; The proposed camprehensivc plsw atneodtt and subsegtrent development north of the Phyllis Corral should arty move forward under tht highest standards for Aoodplain tnaatagem+mt as 'the impacts fratYt the remorrat of vegetation, grading, corisauctoa and filttng (standard develaptneat practices) sigruficacttly implact the physical. and bsotagical processes of the Boise River and has beets detnanstrated by the adverse inspects to the taotturltttiitiea adjacent ~ the river, within the ins# few years. The City of Meridian, to date, has made too pragt~ess in addr+esaiaag Federal FrAerB~Y Mturagenrent :hgencY ('FF,.M~-) paliey which encourages parricipating cottamunities w establish sound floadAlaizi rnt prugre~rns that reeagt>ixae and eaicourage community flcwdplain hem activities that exceed the mitutnurn Natiatral Flood Insurance Frogir~m (NFIP) requirements. Contemporary floodptain tn~ragenient activities require an overall cammwtity program trf cortectva and prev~xtivc measures far reducing ftaturc flood. damage, Thsse measures. take a variety of farms and generally. include coning, subdivision, ar braiding regaxirera~cnts, and tat-purpose floodplaisa ordlnanccs. The City df Meridian has adapted the basic FEMA model ordinance, to participate in the 1VFtP, with minimal revisions. Unlike Meridian, the City of Eagle has, aver the last decade, developed a floodplain management praGess that. prolsaotes the wise use df floodplains in order to miniiasize flood risks, reduce lasses from floods, protect public health and safely, oriel improve. the quality P 4af6 ices r,.ew,uo cam ra. t+ of PgyWe comt.~boe Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 of life for the txmununity. The City of Eagle has taken an saliva roll in floodplain rs~tagetnent activities. The Gty of Eagle, by adapting ~Igha~r regutataty ~: teas tloastraxad that approved developments along the Haile River have ~ advesstly impacted the natural snviranm~t ar ferreted increased downstrcarn irgpacts. The. City of Eagle paat{cpst~es {n the Community Rating System (CRS), a FNMA etularsed program, which provides a, 20 percent discourt on flood {nsurattce premiums itt the Special Eoood Hazard Area (3FHAg and a ten percent discount fns insiuance outside the SFHA. The City of Eagtc has a Class 6 dssignatioa (only 80 catnmunitess in the United Statmc bald this startdingg and has held taus classification since: Agri! I, 200(!. The City of Mend{an has no stend{ng in this program. The City of Eagle has tme of tmly six (6g Certifed Ftoodptaia Managers in the State of Idaho. Floodplan txlnnageas uaualty specialize itt ans. ar more aspects of fitxxlplain mamagemsnt, The Certifed Floadplain Hostages (CFM} prograat pzatrtotes a level of expertise in the National Road lnsurarace Program (NFIPg. Certified Floodplain hour a wtnl~irtg knowledge offlood studies and maps,lVFIP rotes and regulat{ona, rsguIatary standards, ordinance adnsinistration, flood insuraasre, hazard m{ligation, and knowledge ofnawrat atld beneflcisl Aatxlplain ftartictiatta. In conclusion„ the City of Eagle. has great cancems over deve{opm~t within tau Boise River floadway anti tloodplai~t within tba City of Meridian without then codes, trained staff or experience in roviswag and monitoring davelopmeats wlthitt throe complex arses. The City of E.tttgle er~cogttizars the des,{ of the applicant to develop their property and has rtscognized that desire in t~ Eagle Compreh«~sivePlen. I7~ewa[opmemt of this arse should be done in a srtannsr ~cvmmarasurate with the natural and {rr~laceabls values of t!u lead and he reviewed, rnaoitored, and approved by trained professional under caccfully crafted guidnlittes that protect the hea{th safety and welfare of the land aw~nsr, future residents, and the overall cotnxrturuty. The site {n questiozss has. be+m seen far years as a tmique area that le~acls itself both in gsograph{c locat{an and. physical t:andit{an as pan of the City of Eagle. The tlans{ties dcscnit~t tt ttta Eagle Comprehensive plan will have leas irngact theft those describod in Chia pmpas~ applicatitna end ere refl+drabivs of the land's limitations and the overall community vatuest eccprt~ssed outing a 10-mattth cammmunity wide r+isionrttg a~tu! Platu~ir-g Process. The City of Eagle wishes to support Maridiart {n the dsvelopmertt and advancetttant of rho City of Meridian and has done so through meetings bstwaea the Gisler and Eagle's haulage to ramous the eras south of tare Phyllis Canal from our comprehensive plan. Hut, the City of Eagle will not ntave forward with the resolution enacting this decision until wo have a a~rnmitmant from the. City tff Mcaidian that they will riot anaeoc to expand tlxir cornpr+ehens{vs plea. arty further into the Eagle area of city impact. The City of Eagle wants to support the City of Meridian establishing tbeir unique camrnuruty {density and design but abJects to this occurring at the expense of the City of Eagle, tsar plsnrt{ng, or the avers!! health, safely anti, welfare of the cotntn1utity along the Boise River. Page S of b ~.1PIa t7o Caq{- Nbr N. orPryau p~l.doe Exhibit C CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 Na.I}93~ P, I Sincerely, Exhibit C r ph~(Handy Eagle airy C.auncil CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 D. Agency Comments 1. Ada County Highway District This application is for a comprehensive plan amendment only. Listed below are some of the site specific conditions of approval that the District may require when it reviews a future development application. The District may add additional site specific requirements when it reviews a specific development application. 1.1 SITE SPECIFIC CONDITIONS OF APPROVAL 1..1 Dedicate 48-feet ofright-of--way from the centerline of Linder Road abutting the parcel. The right-of--way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of--way dedication after receipt of all requested material. The District will purchase the right-of--way which is in addition to existing right-of--way from available Corridor Preservation Funds. 1..2 Construct a 5-foot detached concrete sidewalk a minimum of 41-feet from the centerline of Linder Road abutting the site. 1..3 Construct Duck Alley as a standard residential collector (36-foot street section) with vertical curb, gutter, and 5-foot concrete sidewalk within 50-feet ofright-of--way. Parking and front-on housing are prohibited on this roadway. 1..4 Construct one crossing of the Phyllis Canal. 1..5 Comply with all Standard Conditions of Approval. 1.2 STANDARD CONDITIONS OF APPROVAL 1.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way. 1.2.1 Private sewer or water systems are prohibited from being located within any ACRD roadway or right-of--way. 1.2.2 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 1.2.3 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 1.2.4 Comply with the District's Tree Planter Width Interim Policy. 1.2.5 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 1.2.6 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACRD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 1.2.7 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 1.2.8 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 1.2.9 Payment of applicable road impact fees are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 1.2.10 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACRD conduits (spare or filled) are compromised during any phase of construction. 1.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 1.2.12 Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007 E. 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 does not directly conflict with other elements of the Comprehensive Plan. 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 include this area in the City's Area of City Impact would provide a guide for future growth and development in this area of the City if the Commission and Council decide to approve this application. 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 amendment is internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. Staff recognizes the existence of rural residential and agricultural properties in this area and believes that Low Density Residential and Public/Quasi-Public land use designations will allow this area to develop in a manor that will complement the existing uses and provide additional housing opportunities in this area of the City. Please reference Section 8, Analysis and Idaho State Code, Local Land Use Planning Act, for more detail. 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 this CPA application; 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 Commission and City Council should determine if the proposed amendment is in the best interest of the City. Exhibit D