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HomeMy WebLinkAboutDean Property CPA RecommendationCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 18, 2007 RE~EI~ STAFF REPORT Hearing Date: TO: FROM: SUBJECT: December 18, 2007 Mayor and City Council Bill Parsons, Associate City Planner (208) 884-5533 Dean Property • CPA-07-011 City Of Meridian City Clerk Office E IDIAN~-- IDAHO Comprehensive Plan Map Amendment to change the land use designation from Medium Density Residential to Mixed-Use Community on 38.7 acres, by David Dean 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The subject Comprehensive Plan Amendment (CPA) application proposes to amend the Future Land Use Map of the Comprehensive Plan. The Applicant, David Dean, is proposing to change the existing "Medium Density Residential" designation to the "Mixed Use -Community" designation fora 38.7 acre parcel. The property is located at 6380 N. Locust Grove Road, at the southeast corner of Chinden Boulevard and Locust Grove Road in Section 29, Township 4 North, Range 1 East, B.M. The property is currently zoned RUT (Ada County) and is within the City's Area of Impact and Urban Service Planning Area. If approved, the Map amendment would not change the Future Land Use Map designation for any other parcels or for any other features of the Comprehensive Plan. There are no other annexation, rezone or plat applications concurrent with this CPA request. However, the applicant has applied for annexation and zoning, preliminary plat approval and alternative compliance for the subject site and these applications are scheduled for the November 15"' Planning & Zoning Commission hearing. Prior to the City Council hearing date, Staff is confident the above mentioned applications will catch up to the subject CPA application and they will all be heard concurrently by the City Council. Contingent upon approval of the subject CPA, the applicant intends to develop the site with a mix of retail and office uses, a private school, patio homes and three quarter acre estate lots. Per Idaho Code, Comprehensive Plan Map Amendments are allowed only every six months. It has been more than six months since the Comprehensive Plan Future Land Use Map has been amended. The previous recommendation of an amendment to the land use map by the Commission occurred on April 19, 2007. This time frame exceeds the minimum six month requirement between the last and the current map amendment request. 2. SUMMARY RECOMMENDATION Staff has provided detailed analysis of the application below. Staff supports the Comprehensive Plan Amendment request. Staff believes a "Mixed-Use Community" Land Use Map designation for the subject property would be in the best interest of the City. By City Ordinance, the Planning & Zoning Commission makes recommendation to the City Council on the subject application. Staff recommends approval of the request to amend the Comprehensive Plan Future Land Use Map to the "Mixed-Use Community" designation, as presented in the staff report for the hearing date of November 1, 2007. DEC 1 3 2007 Dean Property -CPA-07-O11 Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 18, 2007 The Meridian Plannin & Zoning Commission heard this item on November 1 2007 At the public hearing the Commission moved to recommend approval of the subiect CPA application. a. Summary of Commission Public Hearing• ~. In favor: Tim Mokwa Representative ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application• Caleb Hood vi. Other staff commenting on application• None lz. Kev Issue(s) of Discussion by Commission• ~. Staff was to research if a backage road was located on this site After reviewing the Comprehensive Plan no backage road is designated on the North Meridian Auto Circulation Map for this site ~. Kev Commission Change(sl to Staff Recommendation• i. None ~. Outstanding Issue(s) for City Council• i. None 3. PROPOSED MOTION Approval I move to recommend approval to the City Council of File Number CPA-07-011, as presented in the staff report for the hearing date of November 1, 2007. Continuance I move to continue File Number CPA-07-011, to the hearing date of (insert date), for the following reason(s): (You should state specific reason(s) for continuance.) Denial I move to recommend denial to the City Council of File Number CPA-07-011, 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: 6380 N. Locust Grove Road Section 29, Township 4 North, Range 1 East, B.M. b. Applicant/Owner: David Dean 1746 E. Dunwoody Court Meridian, Idaho 83642 c. Representative: Mark Bottles, Mark Bottles Real Estate Services d. Present Zoning: RUT (Ada County) e. Present Comprehensive Plan Designation: Medium Density Residential, f. Applicant's Statement /Justification: Dean Property -CPA-07-011 Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 18, 2007 The Applicant requests a CPA for the property from a medium density residential designation to a mixed use community designation to allow for a mix of retail, office, school and residential uses. Changing the land use designation closely aligns with the surrounding properties being developed along the Chnden Corridor. As development occurs along the Chinden Corridor, it is difficult to maintain a residential presents as future home buyers do not want to live next to major roadways. The office and retail portion of the development will provide a nice buffer for the residential development and at the same time maintain a high standard of quality for the development. By providing a mix of office, school, patio homes and estate lots, the development is contributing a variety of uses and adds to the quality of life for the citizens of Meridian. 5. PROCESS FACTS a. The subject application will, in fact, constitute a Comprehensive Plan Amendment as determined by City Ordinance. By reason of the provisions of the Idaho Code, Title 67, Chapter 65, and UDC 11-SA-2D, a public hearing is required before the Commission and the City Council on this matter. b. Newspaper notifications published on: October 15, 2007; October 29, 2007 (Planning and Zoning Commission); November 26, 2007 and December 10, 2007 (City Council) c. Radius notices mailed to properties within 300 feet on: October 5, 2007 (Planning and Zoning Commission); November 21, 2007 (Gifu Council) d. Applicant posted notice on site by: October 22, 2007 (Planning and Zoning Commission); December 8, 2007 (Gifu Councill 6. LAND USE a. Existing Land Use(s): Agricultural land. b. Description of Character of Surrounding Area: The subject site is surrounded by residential subdivisions located on the north, east and south sides of the parcel. A church site and Meridian Joint School District school site are located to the west of the property. c. Adjacent Land Use and Zoning: 1. North: Single-family Residential, Banbury No. 6; zoned R-1-P (City of Eagle) 2. South: Single-family Residential Dunwoody Subdivision; zoned RUT (Ada County) 3. West: Church site and Central Academy High School; zoned RUT (Ada County) and R-4 4. East: Single-family Residential, Fuller Ranchettes Subdivision; zoned R1 (Ada County) d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: 1. Public Works Water and sewer are available to this site. The applicant shall coordinate with the Public Works Department for water and sewer locations and sizing. 2. Vegetation: N/A 3. Floodplain: N/A 4. Canals /Ditches /Irrigation: Irrigation ditches do exist on the site and will require tiling per code. 5. Hazards: Staff is not aware of any potential hazards on this site. Dean Property -CPA-07-011 Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 18, 2007 6. Proposed Zo~ng: The applicant is proposing C-C, R-8 and R-2 zoning with the future annexation and zoning application. These applications are scheduled for the November 15"' Planning & Zoning Commission hearing. 7. Size of Property: 38.7 acres f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The property has not previously been reviewed by ACRD for a development application; therefore no access point(s) has been defined for this property. Chinden Boulevard is under the jurisdiction of the Idaho Transportation Department. ITD has indicated that Chinden Boulevard is designated type IV access control which restricts access spacing to .5 (half) mile and recommends no direct lot access to Chinden Boulevard. Future access points will determined by ACRD upon review of a development application submitted for the subject property. 6. 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. Planning's comments are provided in the analysis sections below. Other City staff did not have comments regarding this application. Other agencies have reserved comments upon review of future development applications. 7. CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS This property is currently designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. The applicant is requesting a map amendment to "Mixed-Use Community" for the subject property. The Comprehensive Plan encourages a transitional zone adjacent to low and medium density residential uses. A mixed use project shall also include a principal use (retail, office, or residential) and at least one other type of land use. In addition to the principal use, other qualifying mixed uses may include community facilities such as schools. The requested "Mixed-Use Community" designation allows up to 25 acres of non-residential uses, up to 200,000 square feet of non-residential building area and residential densities of 3 to 15 dwelling units to the acre. As stated in the applicant's narrative, the subject site is expected to develop with a private school, commercial uses (office and retail) along Chinden Boulevard and patio homes and estate lots adjacent to the proposed commercial development. Idaho Code 67-6508 states that "the plan shall consider previous and existing conditions, trends, desirable goals and objectives, or desirable future situations for each planning component." Staff has reviewed the subject CPA application and offers the analysis and recommendations contained herein for the Commission and the City Council's consideration. Please see Exhibit B for detailed analysis of the required findings for a Comprehensive Plan Map Amendment. Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (Staff analysis is in italics below policy): • Chapter VII, Page 102 -Purpose of "Mixed Use": "The purpose of this designation is to identify key areas which are either infill in nature or situated in highly visible or transitioning areas of the City where innovative and flexible design opportunities are encouraged. The highly visible location of this property on Chinden Boulevard and Locust Grove Road, makes this property a good candidate for variety of commercial and residential uses. Dean Property -CPA-07-011 Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HBARITVG DATE OF DECEMBER 18, 2007 • Chapter VII, Page 103 -Standards - Up to 25 acres is permitted for non-residential uses; up to 200,000 square feet ofnon-residential building area; residential densities of 3 to 15 units/acre. As mentioned above, the preliminary plat and annexation applications are scheduled for the November 1 S`~' Planning and Zoning hearing. As part of PP and AZ applications, the applicant is proposing approximately 21 acres (including the school site) for non-residential uses. The commercial portion of the development is proposing non-residential building areas between 40, 000 and 80, 000 square feet of office and retail space. The applicant is proposing R-8 and R-2 zoning for the residential portion of the mixed use community. Staff calculates the net density of the proposed project at 2.8 units to the acre which is slightly below the Comprehensive Plans standards for amixed-use community. Staff is supportive of the mixed use designation and finds the proposed development to be in substantial compliance with the City's Comprehensive Plan. • Chapter V, Goal III, Objective D, Action 5, Page 43 -Require all commercial and industrial businesses to install and maintain landscaping. The subject site will be responsible for installing and maintaining the appropriate landscape buffers, parking lot landscaping and streetscape landscaping at the time said parcel is developed. • Chapter VII, Goal III, Objective Chapter VII, Goal I, Objective B, Page 109 -Plan for a variety of commercial and retail opportunities within the Impact Area. Staff believes that the future proposed education institution and associated oj~ce/retail uses will, in fact, contribute to the variety of services located within the area and will complement the existing and anticipated A, Action 1, Page 111 -Ensure that adequate public services, including transportation, for existing and future development are provided. The subject site is currently located within the county (zoned RUT) but is within the City's Area of Impact and Urban Service Planning Area. Upon annexation and development of the site, the developer will be responsible for providing city services to the site and comply with ACHD regulations. • Chapter VII, Goal IV, Page 112 -Encourage compatible uses to minimize conflicts and maximize use of land. Staff believes that the proposed "Mixed-Use Community" land use designation for this property will be compatible with the surrounding properties adjacent to the site. The site is expected to develop with office and retail uses along Chinden Boulevard and a Private School site adjacent to Locust Grove Road. The proposed residential potion of the development will also transition from higher density residential patio homes located internally, to three-quarter acre estate lots adjacent to the existing county subdivisions. With the commercial uses along the major roadways to the transitioning of medium density residential to low density residential, staff believes the future development of the site will not have an adverse impact on the surrounding uses. Chapter VII, Goal IV, Objective D, Action 5, Page 114 -Require appropriate landscaping and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.). Upon annexation into the City, the subject site shall fully comply with the landscaping standards set forth in UDC 11-3B. Dean Property -CPA-07-O1 1 Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 18, 2007 8. STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review, and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell out how these policies are to be achieved. The order in which the following policies are presented implies no order or priority. a. Community Design The purpose of this element is to ensure a pattern of planned growth resulting in orderly and attractive developments within the City of Meridian. As is applicable to the subject application, the City should encourage the clustering of commercial development at or near existing arterials and collector roads and require landscaping of new development to provide beautification. All future construction and establishment of new uses on the subject site will require Certificates of Zoning Compliance. Staff will ensure that future development on this site will comply with any and all applicable design and landscaping standards, as provided for through the Unified Development Code. b. Population The City of Meridian must ensure that population growth is accommodated in an orderly pattern. Residential and commercial developments must be easily served by City infrastructure and public services. Upon annexation into the City, the applicant will be responsible for providing city services to the site. 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. In the applicant's narrative, he explains the site is to develop with patio homes and estate lots. Staff believes the differences in the housing mix will provide a variety of choices for the future residents of the development. d. Economic Development Meridian's economic base has been gradually shifting over the last 20 years from a farnung-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 applicant is proposing a variety of commercial uses and private school on the site. The increased office/retail uses and private school should provide additional employment opportunities for Meridian residents. e. Public Services, Facilities, and Utilities The property involved in this request will be have to install the necessary public facilities and services and shall be sized to Public Works specifications. 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. Adjacent to the subject site is a public school site. The site is also proposing to develop a private school for 300 K-12 students. This will contribute to the growing needs of the City of Meridian for additional school facilities. g. Transportation Dean Property -CPA-07-011 Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 18, 2007 The purpose of this element is to promote an efficient and safe transportation system within the City. Staff believes the proposed plan amendment may impact transportation within the City of Meridian. ACRD has indicated in its report to staff that three lane expressways (Chinden Boulevard) have an acceptable level of service level of "E" and two lane minor arterials have an acceptable level of service of "D." Chinden Boulevard is exceeding this standard and Locust Grove Road is better than C standard. (NOTE: Traffic counts were done in 2005.) Prior to any development on the site the applicant will be required to prepare a traffic study for ACHD review. Staff can anticipate some of the trips generated by the development may be reduced due to future resident's children attending the private school or possibly working at the office/retail stores within the future development. h. Natural Resources The purpose of this element is to promote conservation of areas of natural significance, where appropriate. Staff does not believe that the use of this property, as proposed, will significantly pollute or degrade the natural environment. i. Special Areas The subject amendment does not directly impact any lands zoned for open spaces, natural resources, or scenic areas, nor does the parcel contain any known significant natural resources. j. Hazardous Areas The purpose of this element is to ensure regulation of development in hazardous areas, such as floodplains, unstable slopes, etc. Staff is not aware of any hazardous areas associated with this property. k. Recreation Recreation resources within Meridian include seven City parks totaling approximately 210 acres. The City is in process of developing new park facilities. The City also maintains several pathways. This site is not formally designated for recreational purposes. The developer will be responsible for additional amenities when this parcel is annexed and approved for development. 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 request for land use changes. Staff has taken in account the surrounding uses. Staff believes the applicant has done a nice job of balancing the commercial and residential uses on the site. The scope of the project is designed to have compatible land uses. The Comprehensive Land Use Map currently depicts multiple parcels with the mixed-use community land use designations along the Chinden Coridor. The proposed school site is east of the existing public school site and the proposed residential densities are compatible to the existing residential subdivisions. Staff feels the applicant should keep the commercial uses to less intense businesses such as professional offices, salons, coffee shop and financial institutions to maintain more of a neighborhood commercial character. 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 Dean Property -CPA-07-011 Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 18, 2007 Council. The Planning & Zoning Commission is also authorized by the Council to review, approve and make recommendations on proposals affecting the public's interest in land use. n. Property Rights The purpose of this element is to ensure that the land use policies, restrictions, conditions, and fees do not unconstitutionally violate private property rights, and establish a consistent review process that enable the city to ensure that any proposed actions will not result in an unconstitutional taking of private property without due process of law. Staff believes that the Comprehensive Plan Land Use Map change would not unconstitutionally deprive the property owner of economically viable uses of the subject property, as the request was initiated by said owner, David Dean. 9. RECOMMENDATION City Staff supports the subject CPA application, as proposed. Staff recommends approval of the request to amend the Comprehensive Plan Future Land Use Map to the "Mixed-Use Community" land use designation, as presented in the staff report for the hearing date of November 1, 2007. The Meridian Plannin & Zonin Commission heard this item on November 1 2007. At the ublic hearing the Commission moved to recommend aanroval of the subiect CPA aanhcahon 10. EXHIBITS A. Drawings 1. Vicinity Map B. Required Findings from the Unified Development Code Dean Property -CPA-07-01 I Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 18, 2007 A. Drawings 1. Vicinity /Zoning Map Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 18, 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. The Commission finds that the proposed change to the Future Land Use Map does not conflict with other elements of the Comprehensive Plan. Staff recognizes the flexibility in the Comprehensive Plan especially with regard to mixed use projects. (Please see Sections 8 and 9 for detailed analysis.) b. The proposed amendment provides an improved guide to future growth and development of the city. The Commission finds that the proposal to modify the Future Land Use Map will increase the ability for innovative design in this highly visible area of the City. The Commission believes that allowing for mixed use projects to locate in this area will improve the growth pattern in this area. (Please see Sections 8 and 9 for detailed analysis.) c. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensive Plan and the Comprehensive Plan Land Use Map. The Commission finds that the proposed amendment is internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan (please see Section 8 for detailed analysis). The Commission recognizes the existence of other residential uses in close proxirruty to this proposed Mixed Use Community designation and believes that through innovative design and variety of uses in the proposed development; it would not have an adverse affect on surrounding properties. d. The proposed amendment is consistent with the Unified Development Code. The Commission finds that the proposed amendment is consistent with the Unified Development Code. No annexation or zoning approvals have been granted with this application and all subsequent development applications shall comply with the UDC. e. The proposed amendment is in the best interest of the City of Meridian. The Corrunission finds that the proposed Map amendment is in the best interest of the City. Exhibit B