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HomeMy WebLinkAbout11/1 Staff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 00 rj I~TE STAFF REPORT Hearing Date: November 1, 2007 TO: Planning & Zoning Commission FROM: Matt Ellsworth, Associate City Planner (208) 884-5533 SUBJECT: South Meridian Area 1. CPA-07-002 Request to amend the Comprehensive Plan Future Land Use Map for the South Meridian Area; to expand future land use designations to include lands east of McDermott Road south to Lake Hazel Road, and t/z mile east of Linder Road south to'/z mile south of Columbia Road, east to t/a mile west of Cloverdale Road. 2. CPA-07-009 Request to amend the Text of the Comprehensive Plan by defining the 4 designations proposed on the Future Land Use Map and include residential uses within the existing text for neighborhood centers. 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, the City of Meridian Planning Department, is proposing to amend the Map for the South Meridian Area to designate future land uses on property that will eventually be within an expanded area of city impact and ultimately city limits. The area of the proposed Map amendment is identified in Exhibits A.1. Note: Staff recommends an adjustment to the study area as shown in Exhibit A.1 for reasons outlined in Section 4.a of this staff report. The "Preferred Alternative future land use map, included as Exhibit A.2, was the result of an eight month planning process driven primarily by public and stakeholder involvement. ACHD is currently finalizing a transportation study for the subject area that identifies needed system improvements based on three future land development scenarios; Communities in Motion - Community Choices, Communities in Motion -Trend, and Meridian -proposed land uses. Since the application was submitted in December, 2006, ACHD conducted a comprehensive transportation system analysis based on the Meridian - "Preferred Alternative" land uses. As a result of the findings of the transportation system analysis (which indicated the need for significant capacity increases that are not currently planned) and outstanding concerns about the results of the public involvement process, staff prepared a revised future land use map ("Staff Response," Exhibit A.3). The changes proposed in the "Staff Response" aimed to (1) minimize impacts on the transportation system in South Meridian, and (2) more closely align with the recommendations of public meeting attendees throughout the process. The "Staff Response" land use map was presented at the April 5, 2007 Planning & Zoning hearing. The Planning & Zoning Commission continued the hearing until April 19, 2007 at that time. At the April 19, 2007 hearing, the Planning & Zoning Commission continued the application again until November 1, 2007, in recognition of Idaho Code 67-6500, which limits the frequency with which Planning & Zoning Commissions can recommend changes to a city's future land use map. The reasons for continuing the application were to (1) convene another public meeting with area residents and stakeholders, (2) await the outcome of a joint City Council meeting between Meridian and Kuna, (3) allow ACHD time to complete the South Meridian South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Transportation Plan, (4) further discuss and define the proposed "Very Low Density Residential" designation, (5) further discuss and define the proposed "Neutraceutical Overlay," and (6) engage the applicant of the Southeast CPA (CPA-06-003) in discussions to reconcile differences between the land use designations approved with that application in October 2006 and the "Staff Response" future land use map. Staff has since considered each of the Planning & Zoning Commission's reasons for continuing the subject applications. Based on what staff learned per the Planning & Zoning Commission's direction and other factors as outlined in Section 8 of this staff report, a "Revised Staff Response" land use map has been prepared for the Planning & Zoning Commission's consideration reflecting the changes recommended by staff for CPA-07-002. The "Revised Staff Response" is included as Exhibit A.4. Concurrently, the Planning Department is requesting to amend the text of the Comprehensive Plan. The original application (CPA-07-009) proposed four new designations to the Future Land Use Map and mandated residential uses in neighborhood centers. Based on follow-up work conducted by staff after the April 19, 2007 Planning & Zoning Commission hearing and other factors described herein, staff revisited CPA-07-009 and recommends changes outlined in Section 4.h of this staff report. The text amendment reflects the land use designations recommended in the "Revised Staff Response" future land use map. If approved, the relevant text changes will apply throughout the City's Future Land Use Map. 2. SUMMARY RECOMMENDATION Staff has provided a detailed analysis of the requested CPA applications below. Staff recommends approval of CPA-07-002 per the analysis and findings in this staff report, and with the changes indicated in the "Revised Staff Response" Future Land Use Map. Staff recommends approval of CPA-07-009 per the revisions in Section 4, the analysis in Section 8 and the Findings listed in Exhibit E 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, which exceeds the minimum six month requirement between that and the current request. After making a recommendation on the subject application, the Commission will have to wait at least six months before recommending any additional changes to the Map. 3. PROPOSED MOTION Continuance I move to continue File Number CPA-07-002 and CPA 07-009 to the hearing date of November 15, 2007 for the following reason(s): (You should state specific reason(s) for continuance.) Recommend Approval I move to recommend approval to the City Council of File Numbers CPA-07-002 and CPA-07-009, as presented in the staff report for the hearing date of November 1, 2007. Recommend Denial I move to recommend denial to the City Council of File Numbers CPA-07-002 and CPA- 07-009, 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.) South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: The original Study Area (per CPA 07-002) is south of the existing AOCI between McDermott Road and '/a mile west of Cloverdale Road, which is an extension of the current eastern AOCI boundary. The southern terminus of the suggested boundary extends east from the corner of Lake Hazel Road and McDermott Road to the mid-mile between Linder Road and Meridian Road, at which point it turns south. It proceeds south to the half mile between Columbia Road and Hubbard Road. From there, it turns east and continues to'/a mile west of Cloverdale Road. Staff recommends adjusting the Study Area neaz the southwest corner of Meridian Road and Lake Hazel Road as shown in Exhibit A.1 to account for (1) expanded Kuna City limits and (2) information learned during staff follow-up from the April 19, 2007 Planning & Zoning hearing and (3) other factors as outlined in Section 8 of this staff report. b. Owners: There are many property owners within the area proposed for the map amendment. See Future Land Use Map, "Revised Staff Response," in Exhibit A.4 of this staff report for properties included within the project boundary. c. Applicant: City of Meridian, Planning Department 660 E. Watertower Street, Ste. 202 Meridian, ID 83642 d. Representative: Matt Ellsworth, Associate City Planner e. Present Zoning: RUT, RR, and R1 in Ada County f. Present Comprehensive Plan Designation: Some of the properties that are included in the subject application do not currently have land use designations assigned to them and are outside of the current Area of City Impact. However, a few pazcels, most of which were the subject of CPA-06-003 (Southeast CPA), are designated with future land uses in the City's adopted Future Land Use Map. These properties are primarily designated Low Density Residential, with some Medium Density Residential, Mixed- Use Community, Mixed-Use Regional, and Public/Quasi-public use designations (see Exhibit A.5). Some adjustments are proposed to the future land uses that were approved with CPA-06-003. An additional change is proposed on the southwest corner of Interstate 84 and Ten Mile Road, which is designated Commercial on the adopted Future Land Use Map. The "Revised Staff Response" recommends changing this designation to Low Density Residential for consistency with adjacent areas and to minimize impacts on Ten Mile Road. Description of Applicant's Request for a Comprehensive Plan Map Amendment (CPA-07-002) (g.l and g.2 are previous requests; g.3 is the current requesbstaff recommendation): 1. Preferred Alternative: The purpose of this application was to amend the City of Meridian Future Land Use Map. The request proposed designating future land South Meridian Area CPA-07-002 & CPA-07-009 CTfY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 uses throughout the study area. 2. Staff Response: The purpose of these revisions was to respond to information that came forward after the submittal of the subject application in December, 2006. The "Staff Response" Future Land Use Map was staff's recommendation at the Apri15, 2007 Planning & Zoning hearing. 3. Revised Staff Response: The purpose of this application is still the same; to amend the City of Meridian Future Land Use Map. The request is to designate future land uses throughout a portion of the study area. Staff recommends the designation of future land uses as shown in Exhibit A.4 ("Revised Staff Response"). The recommended changes from the "Staff Response" future land use map (g.2 above) are a result of follow-up from the April 19, 2007 hearing and other considerations outlined in Section 8 of this staff report. h. Description of Applicant's Request for a Comprehensive Plan Text Amendment (CPA-07-009): The following revised text changes are requested. After each revised text change is a brief description of intent. The requested text changes as revised reflect the "Revised Staff Response" future land use map. 1. Pg. 99 -After the "Medium Density" bullet, add the following: • Medium High Density: to allow for the development of a mix of relatively dense residential housing tunes including townhouses, row houses, condominiums and apartments. Residential densities should range from eight to fifteen dwelling units per acre, with a target density of twelve units per acre. These are relatively compact areas within the context of larger neighborhoods and should be located around or near mixed use commercial or employment areas to provide convenient access to services and iobs for residents. Developments should incorporate high quality architectural design and materials and thoughtful site design that incorporates connectivity with adiacent uses and area pathways, attractive landscaping and individual proiect identity. The purpose of this recommended change is to recognize the Medium High Density Residential designation, which is currently recognized only in the Ten Mile Interchange Area, throughout the area encompassed by the City's Future Land Use Map. 2. Pg. 106 -After the "Office" description, add the following: • Mixed Employment: to encourage a mixture of office. light industrial, and other research and specialized employment areas in the Citv. The Mixed Employment designation promotes a diversity of compatible land uses that may include office, research and specialized employment areas, light industrial including manufacturing and assembly. and other miscellaneous uses. Retail and consumer services that primarily serve employment oriented uses are also appropriate. Outside of the Ten Mile Interchange area as identified in the Ten Mile Interchange Specific Area Plan, higher density residential uses may be appropriate. The purpose of this addition is to recognize the Mixed Employment designation, which is currently recognized only in the Ten Mile Interchange Area, throughout the area South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 encompassed by the City's Future Land Use Map. This request proposes additional allowances (i.e. residential) for the Mixed Employment designation that may be appropriate outside of the Ten Mile Interchange Area'. 3. Pg. 101: Neighborhood Center/Mixed Use. This designation will provide a blend of high density residential, small scale commercial, entertainment, office and open space uses that are geared to serve all residents within a one to two square mile area. The developments are encouraged to be designed according to the conceptual neighborhood center plan depicted in Figure VII-3. Neighborhood Centers that straddle or are centered around one or more principle or secondary arterial should adhere to a similar design and recognize access control measures as conveyed by Ada County Highway District. In the South Meridian Area. Wending the adoption of the South Meridian Transportation Study. access control standards consistent with the South Meridian Transportation Study should be implemented. The purpose of these centers is to create a centralized, pedestrian-oriented, identifiable and day-to-day service oriented focal point for neighborhood districts. Forty percent of all land within Neighborhood Centers shall be developed for residential uses. The centers should offer an internal circulation system that connects... The purpose of this change is to ensure that residential uses are included in Neighborhood Centers. This will mandate more diverse land uses (than, for example, commercial and office), ensure transit supportive densities, and create an appropriate number of rooftops to support commercial businesses in neighborhood centers. i. Applicant's Statement/Justification for a Comprehensive Plan Map Amendment (CPA-07-002): The proposed amendment, per the "Revised Staff Response" future land use map, provides an improved guide to future growth and development in the City by (1) designating future land uses in appropriate locations in the Study Area where none currently exist, and (2) revisiting some of the future land uses that were approved with the Southeast Comprehensive Plan Amendment (CPA-06-003) in light of information gleaned from the South Meridian planning process. The land in the area is primarily zoned Rural Residential (RR) and Residential 1 (R1) in Ada County, which allow for one unit per ten acres and one unit per acre respectively. City services were extended south of I-84 near Linder Road in spring 2007, and the area east of Linder Road will likely experience considerable development pressure in the near future. The proposed amendment outlines future land uses that are compatible with one another and that respect the wishes of current residents and land owners. It provides a guide to both decision makers and developers as new projects are planned and the area begins to urbanize. ~ Staff recognizes that there is a need to better define the Mixed Employment and various mixed use designations, and plans to do so in the future. When staff redefines the City's mixed use designations, the development community will be encouraged to actively participate in the process. South Meridian Area CPA-07-002 & CPA-07-009 CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 j. Applicant's Statement/Justification for a Comprehensive Plan Text Amendment (CPA- 07-009): 1. The Medium High Density Residential designation allows for transit supportive densities at intensities that are more appropriate for areas such as South Meridian. It also corresponds more specifically to the R-15 zone than any land use designation currently recognized by the City. 2. The Mixed Employment designation responds to the need for job creation in Meridian. Mixed Employment areas, unlike the existing Mixed Use designations, emphasize employment uses over retail. 3. Justification for the stipulation that residential uses be mandatory in Neighborhood Centers is provided in h.3 above. Note: The justifications for the subject applications originally submitted by sta, ff in December 2006 are outdated in light of information learned by staff during follow-up from the April 19, 2007 hearing and other considerations outlined in Section 8 of this staff report. The text amendment that was originally submitted with the subject applications is included as Exhibit B. 5. PROCESS FACTS • Planning Process a. Public Meeting 1: Study area boundary identification -April 12, 2006 (Exhibit C.1) The purpose of the first public meeting in the South Meridian Planning Process was to discuss community identity and priorities of area residents. One hundred seventy six people attended the meeting, and seventy six comment forms were submitted by meeting attendees. After reviewing the results of a dot mapping exercise in which participants indicated (1) where they live and (2) the community with which they most closely identify, City Council established the original study area boundary (Exhibit A.1) on April 18, 2006. b. Public Meeting 2: Visioning -July 20, 2006 (Exhibit C.2) The purpose of the second public meeting in the South Meridian Planning Process was to further refine the vision of residents and stakeholders for the planning area. Seventy people attended the meeting and participated in workgroups that considered development patterns, the transportation network, community amenities, future business and employment opportunities, and the overall preferred character of the area. Responses provided by meeting attendees stressed sound planning, responsible growth, ruraUagricultural lifestyle preservation, and adequate infrastructure provision (roads in particular) as the most important elements for the area. Based on input received in the first two public meetings, the project team developed three alternative land use maps to present to the public at a third public meeting (Exhibit A.6, Exhibit A.7, and Exhibit A.8). The alternatives each focused on specific land use elements or community components to continue the dialogue and further refine the future Land use map for the area. One alternative emphasized low density residential development, one emphasized job creation, and the third proposed transit supportive densities along major transportation corridors. c. Public Meeting 3: Alternatives -September 20, 2006 (Exhibit C.3) The purpose of the third meeting was for the public to review the alternative land use maps and provide direction to the project team about appropriate future land uses in South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 the study area. A majority of participants (59%) stated a preference for the land use alternative that emphasized low density residential development patterns. Parks and open space were identified as a priority for many area residents. Participants also reiterated a desire for smaller-scale commercial service provision (to meet day-to-day shopping needs) in the Study Area. Some attendees encouraged the creation of employment opportunity areas in South Meridian. Note: All three public meetings were noticed by post cards mailed to every address in the study area, email, and media release. d. Public Meeting 4: Staff Response Follow-Up -May 31, 2007 (Exhibit C.4) The purpose of the fourth meeting was to present and receive input about the "Staff Response" future land use map. A total of fifty seven people signed in at the meeting. A comment sheet was distributed at the door, and attendees were strongly encouraged to provide feedback. The same comment sheet and support information was also provided online for stakeholders and residents who were not able to attend in person. A summary of comments is included in Section 8 of this staff report. A map of comments received by geographic location is also included as Exhibit A.9. Note: The fourth public meeting was noticed by post cards mailed to approximately three hundred select addresses in the study area, and email to all attendees of previous meetings who left addresses. The meeting date, time, and location where also posted on the project website. • Subject Application 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-07-002 were published on: October 15, 2007 and October 29, 2007. d. Newspaper notifications for CPA-07-009 were published on: October 15, 2007 and October 29, 2007. e. The Public Service Announcement for CPA-07-002 was aired on: October 5, 2007 and October 29, 2007 f. The Public Service Announcement for CPA-07-009 was aired on: October 5, 2007 and October 29, 2007 6. LAND USE a. Existing Land Use(s): Rural residential properties and agricultural land. b. Description of Character of Surrounding Area: Mostly rural residential properties and agricultural land, with a few urban residential subdivisions on the outskirts of the project boundary. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 d. History of Previous Actions: - Meridian's existing AOCI boundary to the south was last updated upon adoption of the Comprehensive Plan in 2002. - A Comprehensive Plan Map Amendment for Southeast Meridian was approved on October 24, 2006 (CPA-06-003). This CPA extended future land uses within the City of Meridian south to Columbia Road, west to Meridian Road and east to Eagle Road and modified some of the existing land use designations on the map along Amity Road, between Meridian Road and Eagle Road. (The geographic area of the subject South Meridian CPA entirely encompasses the area impacted by the Southeast Meridian CPA.) e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: Sewer will be provided to the properties that are subject to the recommended changes in land use designations in a single distinct sewer shed. The shed will be serviced by the Black Cat regional lift station with pressure sewer lines back to the existing systems. The lift stations will be planned, installed and maintained by the City of Meridian but a majority of the distribution system will be developer driven. Location of water: The properties will receive water service via extension of mains in approved developments. New pressure zones will be necessary with the elevation changes in the properties included in this application and the City of Meridian has already begun planning for new well locations. Note: Areas within the Future Planning & Referral Area are not recommended to receive City services in the near future. 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 existing FEMA mapping does not show any of the subject south Meridian area properties lying within the floodway; however, some impacted properties that are adjacent to Ten Mile Creek are within flood zone A. 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. 4. Canals/Ditches Irrigation: The Ridenbaugh Canal, Rawson Canal, Ten Mile Creek, Mason Creek, Carlson Lateral, Calkins Lateral, Farr Lateral, Stevens Lateral, and the Beckdolt Lateral all course through the Study Area. There are also several smaller irrigation/drainage ditches in this area. 5. Hazards: Staff is not aware of any potential hazards within the project boundary. 6. Proposed Zoning: No annexation or zoning is proposed with this application. 7. Size of Property: The Study Area for the subject application is 17.8 square miles or 11,392 acres +/-, of which 6.1 square miles, or 3,882.5 acres are proposed for expanded or adjusted designation of future land uses. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 7. COMMENTS MEETING On March 16, 2007, Planning Staff held an agency comments meeting. The agencies and departments present included: Meridian Fire Department, Meridian Parks Department, and Meridian Public Works Department. The meeting focused on the "Staff Response" future land uses (Exhibit A.3). However, as no new development is proposed, the meeting was for informational purposes only; Meridian Fire and Parks and Recreation were the only departments providing comment (please see Exhibit D.1, Exhibit D.2, Exhibit D.3, and Exhibit D.4). 8. ANALYSIS The "Revised Staff Response" land use map is the third iteration of the proposed amendment to the City's Comprehensive Future Land Use Map. Below is a summary of the two previous versions, and the rationale that led staff to recommend the "Revised Staff Response." A. PREFERRED ALTERNATIVE The "Preferred Alternative" future land use map (Exhibit A.2) is the result of a public involvement-oriented planning process as outlined in Section 5. Throughout the process, meeting attendees and interested stakeholders stated a preference for primarily low density residential uses in the study area. Provision of open space and limited day-to-day commercial businesses were also identified as priorities by area residents. Many meeting attendees also expressed a desire for transit services in the study area. Participants strongly stressed the importance of providing adequate transportation infrastructure throughout the study area. The "Preferred Alternative" land use map was staff's first attempt to incorporate these elements. Low density residential uses constituted the majority of the study area (70.4%). Two Neighborhood Centers were also proposed to meet day-to-day shopping needs of residents in South Meridian. Higher density residential uses, primarily Medium Density Residential, were proposed along primary transportation corridors to increase their viability as future transit routes. Although quantitative comments received by staff from the public indicate a desire for an abundance of land designated as Low Density Residential throughout the study area, informal conversations with and qualitative comments from area residents indicate a desire to preserve the rural and agricultural character of South Meridian. Members of the public expressed support for Low Density Residential uses to convey this sentiment, but staff is confident that they do not envision urban levels of low density residential development throughout the study area (please see "Meeting Summaries" -Exhibit C.1, Exhibit C.2, and Exhibit C.3). In addition, results of a market study prepared with the South Meridian Comprehensive Plan indicate that the number of new households proposed throughout the study area cannot be absorbed by the market in the near future. Finally, a transportation system analysis prepared for ACHD based on the proposed land uses found that the "Preferred Alternative" would require extensive roadway improvements that (1) are not currently identified in any local or regional transportation plans or programs, (2) are counter to the suggestions of area residents and stakeholders, and (3) still fail to function at an acceptable level of service. B. STAFF RESPONSE Based on the factors outlined in Section 8.A, staff prepared the revised future land use map titled "Staff Response" (Exhibit A.3). The revised future land use map aimed to decrease the total number of new households in the study area (thereby decreasing demands placed on the South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 transportation system), increase densities along major transportation corridors identified in Communities in Motion to levels that can support transit services, promote the diversity of future housing types available in the study area, and more closely align with public comments received throughout the planning process. Further analysis by ACHD indicated that the "Staff Response" provided relief to the transportation system in the Study Area but still required extensive roadway improvements that are not currently planned and do not coincide with public input received that encourages the City to preserve the rural character of the area (for example, thirteen roadway miles throughout the Study Area required seven lane sections with the "Staff Response" future land uses). C. REVISED STAFF RESPONSE & RECOMMENDATION At the April 19, 2007 hearing, the Planning & Zoning Commission continued the subject applications until November 1, 2007 for reasons one through six below. Staff followed up, to the degree possible, per the Planning & Zoning Commission's direction at the April, 19, 2007 hearing, and an update on each issue raised is as follows. Additional information that also shaped staff s recommendation follows thereafter: 1. Convene a Public Meeting: The Planning & Zoning Commission suggested that staff convene another public meeting to gauge public and stakeholder response to the "Staff Response" Future Land Use Map. A comment sheet was distributed at the door, and attendees were strongly encouraged to provide feedback. The comment sheet was made available online after the meeting to allow interested individuals who were not able to attend the meeting an opportunity to provide input. Thirteen comment sheets were collected at the meeting. Of attendees who submitted comments, 69% (9 respondents) supported the "Staff Response" future land use map, 15% (2 respondents) requested increased densities in some parts of the study area, and 15% (2 respondents) were neutral. None of the comment sheets received at the meeting indicated support a decrease in proposed densities. Outside of the meeting, staff received input from sixteen residents by fax, mail, and in person delivery. Of the individuals who submitted comments outside of the meeting (before or after), 25°Io (4 respondents) supported the "Staff Response" future land use map, 31% (5 respondents) requested decreased densities, and 43% (7 respondents) requested increased densities. No respondents indicated neutrality. One resident who requested increased density lives on the northwest corner of Ten Mile and Amity. He requested a designation of Mixed Use -Community or Mixed Use - Neighborhood rather than the Medium-High Density Residential in the "Staff Response." This resident submitted eleven copies of his comment sheet signed by neighbors. Comments received from the public during and after the fourth meeting in response to the "Staff Response" future land use map are displayed in Exhibit A.9. 2. Joint City Council Meeting: At the time of the April 19, 2007 hearing, Meridian and Kuna city councils had a joint meeting scheduled on April 30, 2007. The topic of the meeting was eventual city limits boundaries. The meeting was cancelled, and a different date was not rescheduled. Formal resolution has yet to be reached by the two cities on the issue of ultimate city limits boundaries, but the Blueprint for Good Growth process may facilitate an agreement sometime in the future. The City of Kuna has annexed South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 several parcels south of Lake Hazel Road and west of Meridian Road within the original study area. It therefore makes sense to scale the study area boundary back to reflect these annexations (please see Exhibit A.1). 3. South Meridian Transportation Study: The South Meridian Transportation Study is in a final draft phase. ACHD is waiting for the completion of the last component prior to presenting the Plan to the ACHD Commission for review, revision, and adoption. Meridian staff plans to bring a future Comprehensive Plan Text Amendment before the Planning & Zoning Commission after the Transportation Study is adopted that will address in greater detail the transportation component for this area. 4. Very Low Density Residential Designation: The "Preferred Alternative" land use map proposed parts of the Study Area for a new residential land use designation; Very Low Density Residential. The intent of this designation was to preserve the rural chazacter of the area. Upon further examination, staff feels that the same can be achieved by allowing the area to remain in unincorporated Ada County that is instead identified as a future city planning and referral area. As conditions change or at some later date, when expansion of the area of city impact and ultimately city limits into this area is appropriate, a Comprehensive Plan Map Amendment will be necessary. Areas proposed for Very Low Density Residential on the "Staff Response" land use map are included as "Future Planning/Referral Area" in the "Revised Staff Response" land use map. 5. Neutraceutical Overlay: The original intent of this overlay was to expand employment opportunities in Meridian. Due to its proximity to the proposed Mixed Employment azea centered around Lake Hazel Road and Meridian Road, and conversations with area residents who oppose the overlay, staff recommends removal of this overlay to avoid competition between the two employment centers and to reflect the wishes of area residents. 6. Reconciliation of Differences with Southeast CPA: Based on conversations with staff on September 13, 2007, Brighton Corporation submitted a letter to staff dated October 22, 2007 that is included as Exhibit D.S. Brighton's letter makes the following requests in relation to the proposed future land use map. Responses are provided after each of Brighton's requests to better clarify staff's recommendation to the Planning & Zoning Commission. a. "That the South Meridian Comprehensive Plan expansion include the area bounded by Columbia Road on the south, Meridian Road on the west, and east of Eagle Road..." The adjusted Study Area recommended by staff includes the area of interest to Brighton. b. "That the currently-adopted Mixed Use-Community designation of the Lake Hazel and Locust Grove intersection be retained." The change of this Neighborhood Center from Mixed-Use Community (per the adopted future land use map) to Mixed-Use Neighborhood (per the "Staff Response" land use map) was an unintentional mapping error. The "Revised Staff South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Response" includes the Mixed-Use Community Neighborhood Center at the intersection of Lake Hazel Road and Locust Grove Road. c. "That the currently-adopted Comprehensive Plan designation of Mixed Use- Regional for the 80 acres at the southeast corner of the Meridian Road and Lake Hazel Road intersection be retained." Staff recommends extending the Mixed Employment designation further south on Meridian Road to the mid-mile between Lake Hazel Road and Columbia Road per Brighton's request. Staff does not recommend maintaining the Mixed-Use Regional designation for the same area per the adopted Future Land Use Map. Staff recognizes Brighton's concerns with the Mixed Employment designation as defined in the Ten Mile Interchange Specific Area Plan. Staff tries to address these concerns with the revised subject text amendment depicted in Section 4.h.1 - 4.h.3 of this staff report, and in response to Brighton's additional comments. d. "That the proposed Medium High Density land use designation extend no more than one-eighth of a mile from Lake Hazel Road; that the Medium High Density designation be removed from the east side of Meridian Road; and that the Mixed Use-Regional designation be retained for Brighton's 80-acre parcel..." A portion of the area designated Medium High Density Residential in the "Staff Response" land use map (near the corner of Meridian Road and Lake Hazel Road) is recommended for a change to Mixed Employment in the "Revised Staff Response" (as described in "c" above). The first note on the adopted Future Land Use Map states that "In residential azeas, other residential densities will be considered without requiring a Comprehensive Plan Amendment. However, the density can only be changed one "step" (i.e. low to medium, not low to high, etc.)..." Therefore, when a project is proposed in an area designated Medium High Density Residential, zoning consistent with Medium Density Residential will be considered without a Comprehensive Plan Amendment. This will allow enough flexibility in site and product design to adjust to market fluctuations. Again, staff does not recommend retaining the Mixed Use-Regional designation for the 80 acre parcel on the southeast corner of Meridian Road and Lake Hazel Road. Brighton's letter dated October 22, 2007 also makes the following requests pertaining to the proposed text amendment (CPA-07-009). Responses are provided after each of Brighton's requests to better clarify staff s recommendation to the Planning & Zoning Commission. a. In response to the changes proposed on page 101 of the adopted Comprehensive Plan which state that "Neighborhood Centers that straddle or are centered around one or more principle or secondary arterials should adhere to a similar design and recognize access control measures as conveyed by Ada County Highway District," Brighton's request is for "Qualified approval, with concern that the `ACHD' language may limit the City's ability to make site-specific determinations." South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Staff recommends the addition of the following language regarding Neighborhood Centers at arterial locations: In the South Meridian Area, pending the adoption of the South Meridian Transportation Study, access control standards consistent with the South Meridian Transportation Study should be implemented. Brighton has been in touch with ACHD regarding access and roadway treatments in the Study Area, specifically at and around the intersection of Lake Hazel Road and Locust Grove Road. Brighton is currently working on creative intersection treatments that will meet the intent of the ACHD Study, and staff is confident that these treatments will not fall in conflict with the Study. If staff is wrong in this assumption then the proposed language can be revisited. b. Residential Uses in Mixed Employment Areas: The Mixed Employment designation as described in the Ten Mile Interchange Specific Area Plan does not allow any residential uses. Brighton feels that the restriction is arbitrary and inappropriate for the subject area. In response, staff recommends removing the text changes originally proposed on page 102 in the adopted Comprehensive Plan. The language proposed in Section 4.h.2 of this staff report allows residential uses in Mixed Employment areas outside of the Ten Mile Area. c. Retail and Consumer Services Uses in Mixed Employment Areas: Brighton is concerned that the definition of this designation in the Ten Mile Interchange Specific Area Plan is too restrictive on retail and consumer services. Staff recommends the revised language in the description of Mixed Employment areas (outside of the Ten Mile Interchange Area) in response to this concern (please see Section 4.h.2 of this staff report). The language provides more flexibility in uses without loosing focus on the employment-oriented intent of the designation. Staff feels that this change addresses Brighton's concern with the understanding that the City will revisit/redefine the Mixed Employment and Mixed Use designations in the future per text request "d" below. d. Brighton requests that the City establish a task force to consider substantive Comprehensive Plan text changes for the Mixed Employment and Mixed Use designations and to establish requirements for uses, identify minimum percentages of residential uses and densities, etc. Staff acknowledges this request and intends to move forward accordingly. In addition to these considerations, staff recommends the "Revised Staff Response" Future Land Use Map for the following reasons: 1. City Services: The City's comprehensive water and sewer plans are included as Exhibits A.1O and A.11 respectively. As indicated in the Exhibits, the Public Works Department has planned for service provision throughout the study area. While it is possible for the City to extend services throughout the Study Area, providing services to the area west of Linder Road would occur at the expense of other service areas that are, per direction provided by City Council, higher priorities for the City at this time. 2. Public Involvement: Comments received from residents and stakeholders throughout the South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 process indicate a strong desire to preserve the existing character of South Meridian. Maintaining the current Ada County zoning for the western portion of the Study Area achieves this. At the same time, staff compiled and mapped all comments received through August 23, 2007, which shows support for the land uses proposed in the "Staff Response" for areas east of Linder Road. 3. Current Market Conditions: Due to the recent downturn in the housing market, there are an abundance of platted lots and empty homes throughout the County. Based on current market conditions it is unlikely that the Study Area will build out in the near future, so staff recommends that the City direct growth into areas that are most appropriate. At such a time when conditions change, the western portion of the Study Area may be appropriate for development. At that time, a Comprehensive Plan Amendment should be prepared based on updated and timely information. 4. City Priorities as Identified by City Council: At a workshop on April 10, 2007, City Council considered what areas of Meridian are the highest priorities for capital expenditures, provision of services, and future development. Of the areas identified, Council also considered the order in which development should occur. Council indicated that there are higher priorities for the City than the Black Cat and Amity area including Downtown, the Eagle and Pine area, the Ten Mile Interchange Area, and North Meridian. Council's priorities are mapped in Exhibit A.12. 5. Blueprint for Good Growth: In 2004, the City of Meridian, along with the other cities in Ada County, the Ada County Highway District, the Idaho Transportation Department and Ada County embarked on a regional planning effort, The Blueprint for Growth. The purpose was to link land use and transportation planning in Ada County. Phase I, which was completed in 2006, resulted in the acceptance of a set of goals, objectives and polices addressing land use, growth management, capital facilities provision, open space and areas of impact by the elected representatives of the participating agencies. Phase II, implementation of the plan, is proceeding. The cities and Ada County are drafting a new protocol for area of city impact expansion processing and review. The new process includes the identification of ultimate city planning boundaries and phased area planning within those boundaries. The planning area boundaries are not intended to be synonymous with areas of impact. Ada County recently offered to cede responsibility for planning for much of the unincorporated county to the adjacent cities with the goal of eliminating planning area overlaps. The Blueprint for Good Growth Consortium (elected officials) is scheduled to meet on November 8, 2007 to discuss the ultimate city planning area boundaries. Staff recognizes that the boundaries will likely not be adopted while the Commission considers the South Meridian Plan. However, the revised recommendation of a future planning and referral area as identified in the "Revised Staff Response" is consistent with the implementation phase of the Blueprint For Good Growth and supports the concept that more detailed planning for the area be deferred until conditions change, capital facilities and utilities are programmed or provided for as the area of city impact expansion are contemplated. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 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. Assigning future land uses to the South 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 I, Objective D, Action 7 (page 110) -Permit schools, churches, and other public and quasi public uses in rural areas, that are compatible with adjacent uses. The proposed Future Land Use Map attached in Exhibit A.4 of this staff report depicts several schools, fire stations, neighborhood and community parks, and park & ride locations in the south Meridian area. These public/quasi-public designations are placed strategically according to the surrounding uses planned for this area in order to provide essential services needed for future development. • Chapter VII, Goal IV, Objective C, Action 10 (page 113) - Support a variety of residential categories (low-, medium-, and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. The proposed CPA's recommend the additional residential land use designation Medium High Density. The addition of this designation will provide for a wider variety of residential uses in this area. The Medium High Density Residential designation will also allow for transit supportive densities at intensities that are more appropriate for areas such as the South Meridian. 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 South Meridian CPA specifically addresses future land uses within the study area. The "Medium High Density Residential" designation will allow for more transit supportive densities along transportation corridors. The proposed Mixed Employment designation will emphasize employment uses over retail and will create more jobs within this area of the City. The Neighborhood Center proposed at the corner of Lake Hazel Road and Locust Grove Road will provide a sense of place as well as a small commercial center to meet day-to-day service needs of area residents. 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 South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 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. Staff estimates that, based on anticipated households per acreage in each designation and average persons per household according to the 2000 Census, the population of the area between 'h mile west of Meridian Road and t/a mile west of Cloverdale Road, and north of Columbia Road to Amity Road will be 38,251 (based on average household size of 2.93 persons). 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 subject amendments include the existing residential land use designations (Low, Medium and High) and propose the incorporation of Medium High Density Residential, which is currently recognized only in the Ten Mile Interchange Area. The comprehensive plan specifically addresses the need for providing various types of housing within the City. Based on estimated households per acre in each proposed designation, there will be 3,320 new households in areas designated Low Density Residential, 4,304 new households in areas designated Medium Density Residential, 4,667 new households in areas designated Medium High Density Residential, and 764 new households in the proposed Neighborhood Center. d. Economic Development Meridian's economic base has been gradually shifting over the last 20 years from a farming-based economy to a retail, service, and manufacturing-based economy. During this time, local policy with regard to the types of lands needed to support the economic and employment needs of the community has also changed. The 2002 Comprehensive Plan forecasts the need to continually adjust the provision of commercial lands in order to gradually broaden economic opportunity throughout the City. The proposed South Meridian Area Plan specifically addresses the need for more job opportunities within the City. To achieve this, the plan includes a large Mixed Employment area on the corner of Meridian Road and Lake Hazel Road to promote job growth within the city. Some smaller businesses offering employment opportunities will also likely locate in the Neighborhood Center at the intersection of Lake Hazel Road and Locust Grove Road. e. Public Services, Facilities, and Utilities The purpose of this element is to ensure that all public services and facilities are accounted for with new development. The Public Works Department is confident that all necessary services can be provided to this area based upon the proposed densities and projected population. f. School Facilities and Student Transportation The purpose of this element is to direct new residential development to areas with adequate school facilities and student transportation. The proposed plan specifically designates 8 new locations for school facilities; at least one in each square mile of areas designated with future land uses. These school locations are often near major transportation corridors and should be accessible by various forms of transportation. g. Transportation The purpose of this element is to promote an efficient and safe transportation system within the City. A future transit location is proposed on the southwest corner of I-84 and Ten Mile Road for a future park and ride lot. This location will allow residents of Kuna South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 and eastern Canyon County a convenient transfer point from personal vehicles to public transportation in the future. A second future transit station is proposed at the corner of Meridian Road and Lake Hazel Road for the same reasons. Further, the higher density residential designations proposed along major transportation corridors will assist in providing transit supportive densities. h. Natural Resources The purpose of this element is to promote conservation of areas of natural significance, where appropriate. Staff does not believe that future development of this area will significantly pollute or degrade the natural environment. i. Special Areas The subject amendment directly addresses the need for the preservation and planning of significant natural resources such as the Ridenbaugh Canal, Rawson Canal, Ten Mile Creek, Mason Creek, Carlson Lateral, Farr Lateral, Stevens Lateral, and the Beckdolt Lateral, which all course through the South Meridian Study Area. The Meridian Master Pathways Plan designates the land adjacent to these natural features with green space that is to be used for pathways and other amenities. j. Hazardous Areas The purpose of this element is to ensure regulation of development in hazardous areas, such as floodplains, unstable slopes, etc. No major hazardous areas have been identifies within the study area. k. Recreation Recreation resources within Meridian include seven City parks totaling approximately 65 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. Future park sites are identified on the "Revised Staff Response" land use map. Parks are located in close proximity to future school locations when possible. 1. Land Use This element is addressed in the Comprehensive Plan Land Use Map and related text in the Plan. 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 employment-oriented 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 assigning land use designations for future expansion of City limits. These designations are shown on the "Revised Staff Response" future land use map shown in Exhibit A.4. 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. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 n. Property Rights The purpose of this element is to ensure that the land use policies, restrictions, conditions, and fees do not unconstitutionally violate private property rights, and establish a consistent review process that enables 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 changes, as recommended by the Meridian Planning Department, will not unconstitutionally deprive the owners of economically viable uses of the subject properties. 9. UNIFIED DEVELOPMENT CODE No amendments to the Unified Development Code are being proposed with the subject CPA applications. 10. SUMMARY AND RECOMMENDATION Staff recommends approval of CPA-07-002 per the analysis and findings in this staff report, and with the changes indicated in the "Revised Staff Response" Future Land Use Map. Staff recommends approval of CPA-07-009 per the revisions in Section 4, the analysis in Section 8 and the Findings listed in Exhibit E of this staff report. 11. EXHIBITS A. Maps & Drawings Associated with CPA-07-002 1. Original and Revised Study Area 2. "Preferred Alternative" Future Land Use Map 3. "Staff Response" Future Land Use Map 4. "Revised Staff Response" Future Land Use Map 5. Adopted Future Land Use Map -Southeast Meridian 6. Low Density Alternative 7. Employment Alternative 8. Transit Alternative 9. Map of Comments 10. Water Master Plan 11. Sewer Master Plan 12. City Priority Areas B. Original Text Changes Proposed with CPA-07-009 C. Meeting Summaries 1. Meeting 1 Summary 2. Meeting 2 Summary 3. Meeting 3 Summary 4. Meeting 4 Summary D. Comments 1. Fire Department (a) South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 2. Fire Department (b) 3. Fire Department (c} 4. Parks & Recreation Department 5. Brighton Letter E. Required Findings from the Unified Development Code South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit A. l : Original and Revised Study Area Original Study Area South Meridian Area CPA-07-002 & CPA-07-009 Revised Study Area CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit A.2: "Preferred Alternative" Future Land Use Map Preferred Alternative Pr©posed Land Use Map 0 0.5 1 2 Miles w i i i ~, :'. ;~ NC Proposed LardUssDse4pnadans OM~erYe®EiarrNtds YYMrwsys i#i Rn &wba ~ ~.o.nayr~rauro ~ sm..a D~ndro Rat j ~enc.~aree~e.ir -.+~.awa~ ~. 1~ Qwi 9paw or Ps4 ~. Oewmwil~~wb ; A4~d.Ur Nr~beAwad ~ NNpleamooe Nrks f Af~rd~tM .u+n. 6yeWN CoriWer I ~ a,y Cdr ~ TtarotlonMa ~.~ ~ ~ .=. Wed•Uw R~NavliM Q RdeA buVdRY ,. srr~ rq~ [r~tyauerro EslstlaO Land Use 0ssgrortloes ~~f foir D~rpayrsuarda i warm oweyab.nr /// MaM ti+P~IMI t South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit A.3: "Staff Response" Future Land Use Map Staff Response Lmd Use Dk~atlaz Acres Percent Iioaaehdda Very Lorv Denetty 5,63433 51.496 1,691 Low Ucmiry 3.02898 27.696 4,543 Medium Deaeity 1,101.40 10.195 6,061 Med-Hlg6 Dauity 733.35 X796 7,334 Ncig6bnrhood GenLer 23230 2196 1,278 MU~ornuuutiry 22.80 0.296 .. MU-Regional 58.93 QSAv _. Bmpla~entSanegiarr iS29 id96 - Tatal 1l~,l7269 100% 21107 Legend QStudyArea Boundary ®High Density Residential ®Mixed Use -Neighborhood Creeks &Canals ~ Medium Density Residential ®Mixed Use -Waste Water Treatment Plant - Commercial Low Density Residential -Old Town - Med-High Density Residential O Very Low Density Residential - PubliclQuasi-Public Mixed Use -Employment ~ Mixed Use -Interchange -Public Park ® Industrial -Mixed Use -Regional -Public School ® Office -Mixed Use -Community Neutraceutical Overlay South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit A. 4: "Revised Staff Response" Future Land Use Map ,. , - ,. ~, (~_ i _~. { __~ - - ~ ..._ ; ~' `- l __ C___ November 1, 200 South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 ~~~ t.a~w uaee .«~,~.w~~rsp.mraa. CanrertW ~~. g! as ~~ ~~~ ~- aw~ swan u® r-~ 'rry'f Mh9 vas~awwronw ~Mletl Lke-R~g II _•.:: Mroe4lhe~Ne~bMhuDJ - IAeeN lRO-YAIYG'M1iplr ilyYnwt P4M F141r't7ubN-PWIC Legend Fee Statbna Exerting 8 PaerMal ~ Poon,usi Inkercharge • Exmtlrg Domeetlc Walk ~~~ Pok~tlal Owepxs • Potental Dorneatlc Well e~ Entryway Corridor Parks Existing & Potential ~ Sewer Mapr Lne j Schools Existing & Potential -Interstate Pokntial Trarad Station - Pri+cgW ArMrial ~~ E Amer of Reknal - kMrror Artarul Urban Service Pdsnnfng Area 20Q5 AAajor Colkeclor Croeica 8 Canak ~-~--~ RalkOad ...._......... SeGilOrl t.al! South Meridian Area CPA-07-002 & CPA-07-009 Exhibit A.S: Adopted Future Land Use Map -Southeast Meridian CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit A.6: Low Density Alternative Future South Meridian Comprehensive Plan tn<.tutanq Land Use Scenario 1: Low"Density Overland Yratary Proposed Land Up Dooignatiom Other Map Elomorno tar orwyawgriaW 1 Esilhtp Fke Btetlans ® ~ fMpwpd Fko9~bno Ma Dn~y ~ ~ Roywed 8chooN - AardOreA®1c EaD~tr~t q RoDaad CwnmwtlY P ~ _ Ca~rael n rwoaVrrrpmm~oao ~ PuuE A1p010VNCOmRR/r/ tZi POBltii CMBMpfG Existing Land Uso Dowgnatians ~`~'~ ~~ ~'~~ 1ai''p°°a"'~ ®Poter+psl Visir lie '.f. ;' AlrOmtDwWtyASptMa MItaO Ur woyonW ~ProNcl l3ounEary 0 0.5 1 2 MNea I ~ i i i i ~ ~ i "f' ONIL'k5 Lrx:~w South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit A.7: Employment Alternative - - ~. ' :l1~~~1~5~1~i :~~ ~. _~ 'y~'~`~' ~'llll` ~'a~ ~ 1%Ji+I ~ r ~j ~i M~r •~ '~` '' • . '~.„ ~ , //, %~ . ~ii'' fY*~i ~ ~~J~i %i,s%f.+~ Mfr ~x x BFI ~ ~~~ i.~/'• rr/r .~' ~~~ ~ -~~~ ~C''t' ~ ~, * .. 1 .. ~ ~~ `_ ~ - ~ F ~ ~ i ~ .. .'~ ~ ~_ ~~ ~r .. - ~~` 1 _~ ~ ~~~ '~r • 0 o.s t a M~~ ~,~,; r ~ ~ ~ i ~ ~ ~ 1 -~ owe*cs ,r, ,,.- South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit A.8: Transit Alternative Use 3 Victory proposed land Uee Designations Other Mep EMmelde ® Lw mrr/ ! ExieWg FFe 8letiom rwsrwsra j MW4m fMMJnrYiraltl V PropwaE Fp~nl~enr ~DrrMy waarrm ~ PrapoaW 6ahmM Pawec craw.y 4 P.Prn~u ~c~~lry ~ Comtwoa Proposed NrdpMOrlnc ~ P i ~~ ar ty Porrlhlr Grernrpau ~g rb~iOlM I iiitlllg land UN Dellgnationi Coni6r~M 0saCiwt t~ /f "' Lgr~m~M1Y IAetlMInY ~ POINItY1 WfeW lAfs MI0Yl11 UaN[70.reCBreM ~(.f' rAYtYB N10/o1W ~R~~~~ ~ Ob 1 2 Mflea E ~ t r ~ t 1 South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit A.9: Map of Comments U ~_ 1Aealfn 9 0 2 2 13 ~ {i- -~ Af10r MYCNR 4 5 7 0 18 _ ~ ~, i ~ „~r p ~ .~ ''``~~` ~ • i ~ i otat 13 {44.8296) 5 (1 Z2Aq) 9 (31.03%) 2 {6.89%) 28 "y Land tJsa Legend _Rdl[41ASFPtCJN[ ^ QMlglllfiDpm$y Reetle'Oal Q91ft~1Vli80YMF'y ` (YMn $ :sNls x ~ Low Den:fy Reri0ltlad ®NR~BCeWltel Umlry -t'OrtmErcgl ©~ty lDw De~S~'Rnmtrda '" ~.__._..L_ ~ ~ ®Me6Hig+Den[Y RESIOe~NI-NbeO USe-NC~EOmoGO Psks EaslPip$POtHtltBl ®w10C~U58-Emp~gmeix -MYM USt--ekpma j ~tmd ErWYq$Pp41Wp1 _. ®hnuatna~ - NNeO usa • ~nmudry . Pre Sgonns E>dsmp$ Pota~G~ South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit A.10: Water Master Plan ~ a . s.~a ~=- ;.: T • Ezisdtp PRV . at,:tire WNI Preswro Zone • Fritl9e PRV ^ FOtOfe INNI K':~:iix 1 -2700' - EIUStIrIp YedDef LiM ^ E1n3tltIQ B003CeR 2 -27CA' _..___. Future tNaror Lint ^ Future Booster ~ 0 -2100' ~. o ~u~ ~a . E7[iS011Q tb7e1 Wfr . -233' • Fvtun Reaervar B -2030' feet .., 0 1,500 3,000 South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit A.11: Sewer Master Plan --- ~ ~ - ~ ~~ z ovewTwo wo,~o l4.ON/ OFFIIN ~,,, at es IACDBiMOTT $ Il$ oo .. ~. .1 .. ? ,,~ YICTORI' ~_ ~ M~v e T w~ ~..~~ ~ l3 +~ ~ a.a z, LEGEND ~ ~~. rr.~~r emu ~ LAIN:MAa9.A0AC ~~~ qg• ~ ~ ~~~ 18' .. - ._ aa- • COLUIIMIIROAD ~~~ YT- ~~~ a0- ~~~ ae- --- PONCEMNN Q STUDYARPA r~ • DIVFR616N a,,." uvrSfATg11 ,e• ost+wuw~~r N NEw rr ~ South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit A.12: City Priority Areas ,.~~ ~ , ~. ~ - w .. BLAC'~C G~ _ ~, ~ ~~ -~ ~ r _ ~ ~_ .±. ~; .. EN - €~ ~~ _ , ~ t _ ~ . ~ .. -. _ ~ i ,~ . ., ~~ _ _ ~ ~ C - ~' ~' y K ~~ -~ ~~~~~ ~ ~ -~ i ~~~~ ij ~ k ~ ;i ~> __ _ ~~ J ;3~ _ - _ _ ~ i 1 OLD .~. T~C3WN _ . ~ ~ ~. , i . . EA .LE ~; . ANDt PiN6 ~ ~ .~ TE~t 1-ttLE r m ...~~ ___' _ t~+- ~; x ~ PowriE -- 8~~~~ ~~R ~ j. L H ~ i t: South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit B. Original Text Changes Proposed with CPA-07-009 details of the cbaages regwested T;fi requested texxt changes coincide ~w~ith the "mouth 1~leridian Catnprrhensive Map dt»cnt .and ser~rc t~~o purp~a:~ex: 1. To add four new designatiotYS trs the Futur~c Land. [~ Map. Very L+ow Cknsity Kesid+cntial, R~ledium High nen~ity Rrsidential, Neutraceutical C?~#+~Irla„ s~r~d Mixed. E~ - ~mplc~yment arc propasrd as described in tJrrderlinr and xtrrJFeowt rlron~cs for ~~art ar~re»di~ir~s t~elow. 2. To ensuxe that resde~ntial uses arc irtcludcd in neighl~arhaad centers. 'his will mandate ~re diverse land uses (than, fr example, cotzunereial and aftlcR~ }, e~tsU~re tran.~it suppcmivv+e detasitirs. and Create atl appropriate number pC r~x~t'tc~}~s to xuppr~rt eomtnerrial businesses in neighbarhaod 4cnten. Address bar~a the prop+nsed amendment provides an improved guide to Mture gr~aw~tb and development +~f the city. . ~I"h additicxn cal thr Very L.ow Density ~esidcntia! designation atlaws the t"iity ua xw as rec~ammrndccl by affected residents throughout the South Meridian i"lanuning Process. It will preser+~~c the rural feel of areas sa designated while prur~du~ tore diversitX in housing choices (larger. +~tute lots) and allowing lonb-term prc~scrvaton ofagticultural land and open space. I3, ~l~hc Medium High Uen:~ity Re:~identiul designation allows for transit supportive densities at intensities that acre murc appropriate far areas such as South Meridian. It alsca ccarr~pc~nds mare :specifically tv the R15 Zone than any land use de~zignaton currently recognized by the City. ". "Thr 1Veutraccutical Chterlay alla-ws the opportunity to lute and ert~te busincssrs that are mutually bcrtcfical to~i~-°ith the agricultural and graK~ing operations that currently exist ir- South Meridian. At the sarhe time, tt will help to create living wage jobs in ~~estern Ada. County. l~. 'l~e'Nixc~d Ll~ -~ fimplraymrnt designation responds to the need for job creaticm in !-~irridian. Mixed Use - ~mplayment ,unlike the existing Mixed Usr ~Ee~i~*natinns, em izc cmploycncnt uses aver retail. Any retail uses proposed mint. serr~~e the ct~tployment us~cs in these area:. Any atber data and iaaformatiun that ~vauld sup~rt Ibis regncst. Pl+rasc aet• relatc~cl map am~endm~ent. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 l:~ndertiae an+d strtkeoat etts-u$ea for tent amendments: Residential 1'g. 49 - Before the "I.ow Density'' bullet, add the fallawin,g (new desigrwtion): r V w 1r1en,~ity° to allow fc~r the evelopment of gin~le family horncs nn very la.~e l ; and tato }~s~erve the rural feet af" areas desi~natc~,,;Uses crm, in~elude sintt[e-farnil~ homes on minim three acre. loll. Trt;tasfer or purchase crC level meat ri ~tva~ecn,parcels ix rncaurast~l t4 allow frn cluster subdivisions and t~'es+~r~~ati+~aC ac~een sttaee and agricultural land Pg. ~'~ ,_ After the "Medium I~ettsity" bullet, add the fallowing (new designatit~n): • hcdium High Dcn,~ity• to allow, r the development +afa ~t~of relativelx d~~ ~s-ci~,ntial housing .j~~lgc~~g tawnhause~ row houststicondomittiiums and a;,ments. Reside, t,~I`al densities should rarlge from eight to fifteen dwe ling IINt3 rx~r at;re with a tartzet dett~ity of t~^elve units per sire :Nixrd Lase T'g,1C}l: Before lYel~+bburrtraad Gcnrtcr/MLtced Use: ruiustrial ~~. rot: ~eig/r~c+rAraod t'enter/~4ftxed tlsa, This dcsignatic>n will provide a bl+e»d of high density residential, small scale commercial, entertainmer-t, office and open space uses that are ,geared to serve ill residents within a erne tsa two square mile area. The developments are encouraged to be designed arcc~rding to the conceptual neighborhood center plan depicted in l"`igure VII-~, g~i~- ~'t~ttcrs that straddle or are ~t-terect aroun~ane car mo rmci !e ar ca Quid ad i ~tcc;ss. trot ~ ~~.E~n4'e~ed by ~-da County~;l~'g~ ~ Distriet The purpose of tlacse renters is to create a centralized pedestrian-aricntcd, identfitable and day-today u:rvic:rt oriented fabcal point fvr neighbc~rhovd dis[rietc. forl~nercentof all tend within South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 '~eit~Itbonc~xld t~`enters st~atl be de r residential uses The centers should offer an internal circutataon system that connects... Pg, lOl: Last raph: t fr-1 otherwise devctg¢ ±~ the Future Land lase Mae, #i .centers arc intended to t-e developed around the half-mite paint between two section line roads... ~'~. 1.02: A9'u~rcd tfsr. There are ~+e six sub-~categ~are:~ aFth~ µMixe~i [..'st designation... Pg. 102.5ccond buttet under,~f~iretl Use • Where feasible. ~d with the exceptian,~Careas deli cd Mixed [~sc ~- Io nt, multi-fatuity residential uses will be encouraged, especially 1'or projects with the potential... fg. l03 ~ After the "`Mixed Use _ Regional'' bulled, add the trsllov~~ing knew designation). Vli t. ` 'lte of the fir[ vtnent deli t` trx encaurauc~, rttix.~rC~offi light industrial and other rescgrch anal epecialir~l ;~e-1.t .irea~. ~lhcse areas lZeneraly do oat inelu Mail and con:;umrr service u~g ,.jtllg,.thc_w~dcr community A.~mall amount of,~~,~,an I~scrvice etitabli~shmants rtt„g, cmplo~ccs and. u.~erc of the Viaced t,~s~ ~ itr-~tovntent areas are allowed `The ....wine standards c~ylt aunty ta ~.,go~; • tto four stow bu" 'n • ~~.1 flt~wr areas tsetwren l O.OOQ and 1.Qr~O,,~Q.U ~g:_ft. • No new rrsidentia • s wilt ,pcrrn{ttcd existing residential vas` ,-wcd to rernrain and «Iaand accessory structures • ,~~~rses gci+udc• l'rofe,~ional c>flice limit '' ~~~.research and ~_c.~°clopnknt. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit C.1: Meeting 1 Summary ~~uth Meridian I'~ort~ I~nna Study ,area ]?alre, 'Frame and I~oeation 12, 21106 ~b-~:~M6 pm) - Nluy , 1054 E. Aar Rcl, Maidiso, I~lw Ands ~'~ Mart t;? I.e~ Gcatry 4+-~ r~l Lvo'cls FYiesz Phiblic Srad ~-T L~ ~. A~tendaac~e A cxf orals ~mdted s~~ty~z ~(~ 76a rt the m5vamatiaml meeriag. y4a was l~eid Aga'! l2, ~00~6 a< , IOS+D B. ~' Itd., in TLe P a~f the to dis+cvss the ~ ide~~ ~d P flu Ads property awoe~ ~ located betsreem Y and. H~a 'The taeh7ded a by tlse ~ o~ Pai~2ic liG~aYs wait ~ a~ sevter nr nests in tl~ T'he was fiailio~ered by a and P~o'a Mew puticip~ts wee +~ aslmed on m a Ma fib. attt tLey J'' ~ the ma6,t A pat3~ a~f ' was pro~sided ea a~ they ~goed m~. ema~isLa South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 ~EWS e,~Sf!S i~ ~H~1~1[ ~eC71]Ce a4lRRl8ti{t,'lAd'IItS 151euvs Rel,ea~es and Fulrlic Secviee AruwRmeemeirts distnlinr6ed to local media outlets is the area emcataagaxg P+m at the meeting and media doge prim ~ the meeting. As a esult, the Idaho Statesman aid Foa 12 Telerisioa iepm~bed am the study and mfosmatianal meeting.. S of R rittca Gtmwuuts &ums weae distributed and. colleciaed at the - meeti~. Seo~n#y-su (76Ji written cammeot foams regaxdmg the study were ~him±+*~i Camai~ts CaIleettd :t the In~armatiatral Mctti>ag The i6~lkrwirtg cotctt boxes tx~e pnrnu~eciacl o~ the commetlt forms distributed at the informstiottsl maeting: t} 1?o y~rru awPa qty within the So+rth Aleridian - r+fortr~ Kuntr sfudy.arso? YE5 t~to Z} ff ~ whet is fire address!la~ation of your Property? - 3) Apiproxirrwtetybow nn+ch land dV~ ynrr ownr () 4} Whrch laco+f tify+ do you identify .with the most? Meridian ~ tLuna ^ Dither fP~ t~+~hl 'Sl ~ db you p-'lefi~r lire camrrMrn.Ity yorr clro5e? lA?Yat are the C~rr7~W/ntfy'S "VOtL1F5"_7 6j it~irat issrwes due tip grasath in tlhe area will need to 6e a~ressprf within tare next 3 te+ars?' Within ilt to 15 years' 7} What ty~Pes of serviceslarnerrities db yvtr vwont to see in this area wittrin S years? tVithan tti to ?5 ye+ars? ~~J'~t4, haSpitatS, 92'W@F, ef6.) Eiel+~w !s the off` the meet~g paitiCipant's answers t0 QA7eSt1O05 ~ - ~. ~ and 7 w171 be m more detail. arD a .latex repout to the Crty of Meridian plaaamg department- tad aY~41 wlt+lin the 5allrth Meridian ' f~Iorth Ktrtro S Area?' YES ~ ~ All 5eL Ie~t~"~'"-5i7t" tjlat SEI~IQlIt~ ~Ct71~7~' t ~iYTID9 Y!e5~o~ded. ~~ thej+ }IV~2 iII t}!! Stlifly ar2a. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Z t YLES vrleat u the aaldnessEtaua , • ~ listed tfiie addr~ess,'1n a~ t?a~ p[a~t~t. 3 haru natich dnnd dv aurae?' ~ Ixss tfi~ ~ acres -1941 (snmtl~t ~",'~re) ~ 5 to 10 arz~ - 3#7'rir + I~ 10 to 4Q acres - 31'4 It~a ~ Lo 1110 e+[~s - Y3~`a • 1 then 100 acres - "T4o ~ 264 acres] ~)1Vhlrh lacad qty do you idfemeetti fy uwith the mast? AAerw~last _ 1CUrea _ c~her (45j I~uaa ~ 1~ ~ {1(1~ a ,4dr a )`&ampa~ (i~ a NeiRi>er ~1) a LT dl) 5 da r flee caanr~uti cdso~e? what are the - 's'taa6as'"1 South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 4 South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 6) r"es ah,~e to ~vtir in the wit! t~e+er/ tt- lx add within the ne# 5 !' F!-i~ain S!7 t~ 15 ~ 7,i -1~ ty¢-es ~ se_rw+icestr~i,enities dD y~tl rArant !ha gee in this area within .5 y+ears? Witlan OQ tn~ t5 3 AEMAef etC. 5 South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Abe were ~ Oe'ws~e 1mCWde~i i1a ih! [ 60~. b. ~'hee's ~ instead a~}st~ge h"? 7. 'W9nrt ab+artt flsR gcotmd Sae coops? ,ore ire ~uin~ 6a stave to rel}r am tsatside t~ t35A SYia' 1. YJ~t issa itn~h~d arit~ Pviesan C~c' !Gib' of 1. L~Vhy wv4aLd wed ~ ,~a to C sa r~a9e tQ FCma? ~. ~f vne aie ia~a ~tiIl w~ 5e d:mged tLi add~ss and s~6oat distnd'~' South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 South Meridian Area CPA-07-002 & CPA-07-009 I+tesslts +nt the Cttatntut0uty I,deatit~ F.~elre panc~rpa~ts were asked to pa~tti~,abe in a magp~g ~~+~ tra find cmt whi~c3~ acm~mimaty #~}' i$entify with the aaast. II~eLarair is dre se~n~ting map from dye exercise. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit C.2: Meeting 2 Summary ~ou~.h ~erid~n Ca~npr~l~en~ive Plan Peih1ls 1lfcetls; i~2 S~rmsmie~~ Meek C'~e,'fine ite~caitiioo I-~y 2Q, ~~-9:00 p-n ~- I..ac~t Gr~re Grsn~ t~etE. 12;01 E. Ycs~ fta~d, ll~iee~d~, [daha & Aide ,~~ wag f~~y} Mxt Euh cc~~ C1iat }Dai31~y ~C'tty Hea~loa Coates , sa~,re . {Ci~y? Harheza Shitt'er (City) rye Fei,~-iklatie ~1.y bdatt F~astie City of Meried<sa1";Cicyl Garetr~Ca~u(CQC~r Lys Friesz i:'ub~c Reiatioris 1~ FFit1 Meed~.diMeAda`aoe ,+- c+f a3~+erity (7'0} peapie aad-s at the pub~e meeta~g. i+deeditg t?~ertieer The Cry of i1,~ar' a public meetaeg JtiEy 20,,,..2:006 at the Laer~t Grove Gram Halt.12~U1 F. Yictary Rd, ~ 1Vie '' ' fdaha~ Se~eaty peaple atDeeded the emeetiag eodiscuss the qty`s vision bar the ftdune of the ptoye~ct ama ~aae taa~p ~e pie 6). Pattiepaa~ w+e ~e aotifted about the cr~et>sg by duect mai)r a- aearauaaeroetds. aad the beat media. Hardaat 1acladed: studyr map,. reeae m®p, cure at and f uteae aex~ner system pleas, a~ Ten Mile trNe~hart~e in 'Ibe "vamcmudty vah~es atd iden~+"' (dog map) ger~eraEed at the fttat public meeting urea ciao displayed. Thy a the aec~omd eaeeda,~ is s cocamety avotvee~erd process that vrill euooipo~e the public's input htto a fa~tbcortnag Cacr~pmehe,a~ne F'tac- the yea A third public meeting is schsduted for Se~pEettber 2A, 20(76. Publiir iin+rdweme~rt Sctedude Th+e fnliawieg aetiv~uas used to icd' peapia abacd this meet°[ag: luty 14t~ 2;006 Meeting Aa me adPaslcatd mailed Ib ataioehoideca .Tuiy 13~. 2006 News iR.aiessa acrd to I[urw i+~~ 1Ve~rs and Yatiey Ttmes South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 July 17. fiatiaeE talieeE~g A ales ffiBt roo atalaeha~dets vrho ~!cavided ecaail addneasee Icy L~. N~evrs 1R,eieeee aeeK to Matra Steleaawc-. ldalaa Pcea¢ Tt~ncae. KNC't-Tir„ K'~ffl~- Jt~yy 18:, : C~ucaaam~y ~ervi,ae Brdla ~n ae ~ ~ nt~a icrclndi~g+Llear Ctlannet Ca~caal+estira~e, Citadel C ' ateot~a, acd branet Jay 2U; Peaatye t~eetiag head at L.a~cast C,rava C~raa~e Halt in Mermen, bdaha )K~reli,~easee aad Gnw~ty Set~iae BielletLm Relaaaet acrd Cbta Servi;oe ~t~letina~ene disErib~ed roar ~ocat eaedia aatiets en the rad~aJiC aes e ~ t?~ a< the nreettag acrd aiedis cavac~e pttiar roe the a~eet~g. {}tea a+tene acfred nerd defamed, psttic~~wreie awed rrr placae c c~eoEt to at~leQerds they with thre t Thee dot ~exee-ciae B trove P~-Pacas P~ vatuse, and ide atifred epeciRc ~u~s the c~arcaauality iieela aye a7~7rottaat. ~'arkehap S~umsaary "Flanfar "bbe 4n+~th." " Rcaal ~amatgl',~1,grLec~ltural ~~~.r end "Pbov~de Eletmr Talc ~rast~vatrme'" erene tacdoed as the highest pr~ity r~ea by the aattaatstety. Theae ttmea toPi~cs neoei~v!ed the asst dis~asaiaa aad ladvictual aoaeareats rt flue vrcKkahaEt. The faibwing ataaata~ pnovutas an av~ae tview a[ cacaa~ecrta aad d" Lmm the ~etiag Sxty~vro vno-tlcattap a~ phxaed data neat roD the catniactuty values they felt vaene ia~pa~. This aea heaped ratify the caca prdo~es that need to he in the {Casapmebesalroe l~ksn ~4a~e ta. The table baleen dt thre nesr7~s of the pr~ag(do~)eaana~e. Co.in~ ~ ~ t'+eror al Tbtai Dots tteaet-ad agile South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Peeserve T ~ee'etrE bert~kt~l 1~' 1e 2316 rake s bet6er tradfrr at>~[~h'lzcE]a'~e X96 P"eeaenre ~ 12~C, F'ie~e ou l days g rE close m 6a e~tisl 1O'!Fa Pt~ovuie servlCaes wittaa 5 - lO ~ '94fe Cofeeretaa c-g each Gaeetar~a~y Yaltre Csleg~ory vr+ar~e providetf ~ the vrat sad age [i~1ed bebo-~w. " aorta hie trees transcribed ~ elaae~j b the' wrY~ep coea~eat aspesa~t~Be. • Keep yarn aterr growth, ro Mend®a :Road nerd eurC er ' at anew • eat farve t~crr{a ~ mew+er syarern • D~ scat develop aetreEl ee ` ~ lam Ott ~ lergp acneagr: P"c'apertY + T frame a~ ~ ses~lt affrcleRu~siaess the re da eeslde etel * Csnow fra~t ia~tiag c tl~ta antt • I7er Prat t~lae ta7ce6 ~8t ~r gmwth Sled e]iegCeltg dev~eloperrent • Need scho~ola sear Ti®n lAdc~le Raed * IrEa a inc+eaide sneas, ptetaa ee rcaat aeeaa • Law siensit;~+ tee~iat d vKhh aiedean density, high density ~ oaeettar+cisi areas South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 ~ ~ ~8[IB ~~ t ~' K1~II~B • Rtgsl ~ ~cc+ea a~ sae (email ~ ' seocic owrrcraist + I.~ovr coat dev~ l~apcnec~ yi~ida imp dal r~~a ro ial vrtlt~ 5 - 7 uu TI>~icc €?ammaltisded tdid t~ waive ~ va~ea ~ci-ide: + Ttaft'~t: alyolt4d be f ieat gcity' * S~tlydy ~sct a~ ~> ~ ftrat + I Crlo+ve C)ve~tpaas T~x+t-v~ i®ftaacruttt~a pr'r~ tin st ,mast gr+awt~t + Co~capiaoa E'HIa send Staaets thiole~h stnaeta 4 South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 s Ti~ING 470~F'4~9i, ~ S 8t i~~ IYd'~i Q~1[i lOiB1~S Sad 3}AIV~ ~'pe~d ~4Tiltt3 Peeeer~e ~~ epacc sad p~erica A. [~SISt ~ tYQ~ YOBS 8~ t18~~ tR U~dBF ~ ~ S ~~1~P {s~rt>~S witk~ tiye 1t' ~c p°~ity * F'~ks mod' ~ (Kalldi~g, and a~ * Wildti6a a®eaa tad ~r ~ta+~uii~ed tf~at ~ r! mot n~cae fv® rni~a~v va1~ s i~clvde I~~e c¢a~IetX park • i~saa+*e orn~c~e ape ®spr~oe is ~Itmeet + I~leaen~I~ta~a Cn_raa~erc~al ri~vrelam~et~t caa>ats maAr~ed tt~t ci<d mt a im u~a,rity wages ~ncht,~~ ,~ - ~hapg aenCnii~ed * fiaarg~c~ .. a vwdtda 5- 1i~ pries ~ to ~ Sn~ii ae` 1wad vase eaaneats dose ga ss ' 1 E'ranri~de city eea~icee wrifiin 3 - IO Beare A~ nts~stHoere~~s that tape iced vag~s see limed is amides u€ps ~ .. a iaeiuw 4sg>Qti~g w~ ~tle hi~tlest Irity~. + r aad wag3r South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Cftrr serr'r~ce c ets ~smrnri~d than d~ mt ~c~eipv~+ tr~iiv ~-~nmsaeleYfe: PcQ~rMde ~braries * l'cx~*dde aew~ fu~ttret a4uEtt ~ I]eer Flat trp S I.aarxst C~or~ RAa~d H,etiv rraa !6e ~asnnue~i7 ~pereeeaied? The meeting vras at®ecrded h'y ~ ~x ardtateneate~ cue oa that aepnaeecmed a ba~osd a~' the stucb~r aaea~ 6albaiwing Wrap abovrs the app~auc:isiale bcat~s yet ~ witEua rare study area that the paFti~lpae~w •' Tabu ~, i ~. i TebNr 1, 7.~i pw- • ~, i P~ • libh $, 7:46 bran. TahNr 3, ®~ni. +e TehiM 3, 715 +! Tehla ~, 8 paa. 15r South Meridian Area CPA-07-002 & CPA-07-009 $~ratfy A+teat CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit C.3: Meeting 3 Summary mouth ler~ci~sn Gompret~er~~ve Flan ~+ ~~ South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 S ,rt' ~Comtt®eats - Quetptio~ I 1. Plattaiag Ads t'miet~ed -Ninety-fae~ ot'the 193 pactiatpacas {dg pemeffi) s d ~ atacoccteni amd one ~ sent ca~ee®ts is ~ 1r-a~ba a-mail: @~e~y rt0 p~eeat a~ tt~ p~eEtuc ~ct~a~e A 've 1 tLow I~eettaity~ astheirpm aLetaat~re. ll~recky-one pecxjeatcho~e A 2 ~Ek~me~~eened), amd 16 pac>annt A 3 .~ ~ F~xtt papie did tt~ot ek a pmefetr+ed a wh11a testa peapia selecltad teatlt A 2 amt Ahezaatire 3. (See tals~ taalaw:~ Total Yota Pt:ceeat JI111ao~tire l ear Ika ` 55 5916 ' 3 t'Pawtw ) l4 •~ #`l5) td 16 4'iaae~7~laAuwer 4 d!E TOTAL. ~ ~ P~'Pr card bbed lltlei..ti.,r 2 ad Altsaa~!c 3 sa tltir cha~oe_ L ~ieca~isiaa pecaera~, each °daaL arrk" urea caa-atecl as talfa vale br ettrer ; lhcrhp iatalis~ a•t fiatl g~ ~ bade Altaraativm Z sad Albcaativr 3 &eccecc>War,~ .if CatactaecKs - Qiue ~ - 7 Qhr~tiarn ~. ~wvamed t~tetneats of the - FactNaipecds favaringAllerwtive 1 stnoegly sttppact Uow~ttsity teoetsut;g and mare schoa~, perlca, patlt~r~s aed open ~- F1aw+ever, aces a a pmopaaed canal path that worttd ba placed oa his cntra~ pwpecty. Madt-ae- aced hi,~h-density dekipme ats aye higldy a'PPa'~ ~ A tune t Same P'~eP~ elan aPP'a'm' tcteat sanctclariea actd aomcnerciad areas ~egra~d into zeaidentisl eteighbatiroods. ~-irm tiact d. ku~atparased Elemec~s Elates Othe r Aheraatires - al? the panticipae~ who sappoct five 1 tire~ne that service atatotea„ stea!p~ping ateas and lu~taet-deiasiry hoe~i~g vraatid he ~aad in oecural and ca~ueae d asses. respoadatKs also indicated a desire Safi mama packs aed span epees. Thiety-two participateta dbd rmt nt on flee questinn, acd six said they did sot west actr,~ ether e is d ~o A "ve 1 Qteestioee 5. A+.6eetie~g Comnt+ecticial Needs of teuy -~ l'ew psticipac~ wbo Iaerom A11er~taro 1 tdatad that rte aareeE+cial arses may tte ceeeded; flee ma~ety ~ peetyeipec~s feel the aLereeti~-~e has se7Efiecciec~ canene~ial amass. Same etrpmessed aoreaeras about Eeavvryl strip malls or cao tyteaiceeaeea stash ~ ~V'sl-fit he the1~ ceei~h'bn Serexat pa~eipa>~vrnabe theyr ~r rather drira to a shapptag oe tmer then have arts is their ae' Qteest-or- r,. Additional ~eeas needed 'en the Aces - Alrar~ive 1 have tyro trait -open space acd trafl"rc. Participeraa west to pmo~ct apace apace thnoteg~e law~a ~,ky ttarna-sg attd rreeone perks. Ado, flee west to inprav~e coeds in the ~a by widat-ieg thet0. adding tttaa and tecroeasitg assess to !-8~d. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Q~Teest~on7. ~~1P1C!C ~'~ - Oveeallr paTtc ~ vrtio fiavarc A ~ ~ aT~e taona~oeTared ala~x 6aetag the rota! aaTt criltuT~e ~ tlTe A®ea A?laay ~ aaa~nti~ed b write that they want ~ ~ spies, a T:Ta[1ll Lifestyle and letBer, wbd:lrtmakLs befese aQy deveiopa7eat 17~tTig ,A-ltenua111are 3 - Su~ontire Q'~~ .'~. ~easa~ f~ Pt~efeTSeTae - S~rporleTS ~'.~- 3 i~l~d F6e g~ecTaral vlervr tETat ~ ~deasity liowusla~ is a~ee~ded is Crider to en~oa eases tracT~lt aisd p~ei forncn~ei~ po~pdatloa w6iie ~miti~ tarbaa spaaavrl, f,~uea taoci 3 l~vaoed Eli me nts of rtes Abe - Pstticipa~s who pee her tl~lta matins 3 desiro I- de~~ tTOHaaiag becaTne ~f ~ nrhaa love. t and .fuse placeaa~ ~'~ poputati~ iaceeaaea. 1V'oaatlbeteas,aie wears nTS+diuTtlydea~ty~aties. (~-uestaatTd. Tpi[7IT>aeetl El~TnenES fTUfi[I U~tder fk tines - Several pattl~sipatits won farorAlteetRativa 3 w~T~tl ~~ ro ' ane Tit saa~tuary atto tttie plea. 3 South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 t~iv:t~n 5: tip Coa;~e~noiat t+ieeda of ~ - I~o-sE a~ the s y-!W ~anEf!er ak 3 bet~ve the phan cre adequate oa ' 1 eases b meet derv- needs T+~ro panioiparrts said that the plan dnea not asset da~r~oF~day treadaw th-g that >n~+e Eo~cst shopp~i~ and pn~eas~mt aervi~ea vnere needed trt the S~onrth Viridian Aree~ Qtu~estaan ~. Addhi.oc~ei rda needed in ttre Aaea- Parl4~ipa~awho pme6erA 3 woxdd tile! erome e~arerarere ~ spec~'calty aet;~btrorhaod oen6era aaxt yeatarrarda, in tare Sough ` nAna i]~are paaticgaaat etas aaoed a paet'e~ ~e foT deveiapaae at at B er<rd Gotu:rl>Iia Ram. Qurcrsmon7, OtberCacnrrre~a-Coa~reatafrac~-pa~clapa~~arrhopme~erA 3Mne~e hiyvaied. hroc btr~t arrtaoa~ta is ~.ed-r7ae v~a~e aa4~er ~iiea, creatlag a'"brrlh~e~w,• derreiopneeit plan Ica no ial for buaic~asea to ~ ~cacrioe, etc,, addhlg e ~ roe mlea acrd adding lasses ~ 1~em~~ 2 acrd i. 'Fti~rr ~~dne~ia me~i~,wl boor el0ee~.~ti•,pw Q-tion 2 l~eaa~€ f~ Pbe6ex~er~ce - The panc~ ipaa~w6a ~tacled bat6A~ ~ and Aleeraatira s<~ that deretiapio~ their taerit was ttreir tap prbarityr. Qtian ~ d Eie m~enta al the A -'Ills twa pezfc' wtro merl®d t~oRh Atbmetive sad A 3 iaav~ ~cacaeaexaiat and tagb-da~ity ntigk ~e~. Q-l~sti~oct ~. Additiacret Ng needed in the Aaea - A ttie p~ertrciper~ wtxs selected bath A ti~+es ~ asmd 3, Hoare deah~ moss hig~rdaaarty boatB.itlg. fYoneVNa htalernetlee C7raee~ Qtrest~art 3 d 61e ate nta a# the A - one participe~ wtbo did eat ae lect a gmnfarred atiemetve $ ashen! ar hie props sty, sad acrather d drat trig ar her nmi+~ ace wars in the cor~rtry beae he ~ d'ed rrat west to t~,*e is the pity. t~trr~Inort+6. Additioeret ens needed inure Aaes- t?ae ~ Trated the sties betxreen papa acrd open apace. Nei sled an i is peeserviag a~aturat ~s apaaeRand t ua~, motion 7, Qttrer +Coc~ana Ala - Paiticipaats vwha did mot ic~lc a pme~ned a~raati~ne also t>ad vied . inchldiag the dea®e torenuaiet an rraincatparatedAd~ Cody amen and tE+e ie edet%nR to- Aber' toad a iat cider iaa~ad of t lelial ea~.tidor dIe tQ traffic South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit C.4: Meeting 4 Summary South Meridian Comprehensive Plan Public Meeting # 4 Meeting Date, Time, and Location Thursday May 31, 2007 4:30 pm - 7:30 pm Mary McPhereson Elementary lt)50 E. Amity Road Meridian, ID 83642 Staff A ttendance Anna Canning Director, Meridian Planning Department Pete Friedman Comprehensive Planning Manager, Meridian Planning Department Matt F:Ilsworth Asscx:iate City Planner, Meridian Planning Departrn,E;nt Meeting Attendance A total of fifty seven (57) people signed in at the public meeting Meeting ©verview The Meridian Planning Department conducted a meeting on May 31, 2007 to discuss the South Meridian Comprehensive Plan with the public and interested stakeholders. The purpose of the meeting was to present and receive input ahout the "Stat'f Response" future land use map. A comment sheet was distributed at the door, and attendees were; strongly encouraged to provide feedback. Meeting handouts included: • South Meridian Comprehensive Plan Fact Sheet. and Future Land Use Map Comparison • New Designation Explanations The meeting ap;ned with a presentation by staff about the process to date, and a comparison of the "Pre1'errcd Alternative" and "Staff Response" future land use maps. For an overview of the process to data, and an explanation of the changes front the "Preferred Altemative' to the ``Staff Response" future land use snap, please visit the Planning Department Website: httpJ/www.meridiancity.ore/nlanning zonine/south meridian study/index.asn. In particular past meeting summaries and the Staff Report dated April S, 2007 are of interest. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Presentation materials included: • "Preferred Alternative" Future Land Use Map • "Staff Response" Future Land Use Map • South Meridian Area Parc:elization and Sewer Shed Map • Adopted City of Meridian Future Land Use Map Staff explailred to the group that due to parcelization, efficiency of service provision, and priority areas in other parts of the City (i.e. Downtown), the likely recommendation from staff for this area is uncertain at this time. After the presentation, an informal question and answer session ensued. Same attendes's voiced support for the "Staff Response" future land use map and indicated that they would like to see the plan move forward as recommended by staff. Others felt the pttfposed residential densities are ttxa low throughout much of the study area anal stated that increased intensities are appropriate. Meeting attendees were generally cY~ntfortable with the amount of land designated for non-residential uses. Comments Received Thirteen comment. sheets were collected at the meeting. Of attendees who submitted comments, fi9~r"v (9 respondents) supported the "Slat)' Response" future; land use map, I5~l~ (2 respondents) requested increased densities in some parts of the study area, and 15~c (2 respondents) were neutral. None of the comment sheets received at the meeting indicated support a decrease in proposed densities. After the meeting, staff posted the comment sheet and meeting materials online to allow an opportunity for interested stakeholders who were not able to attend to provide feedback. Staff received input. t'rtam sixteen residents by fax, mail, and in person delivery hefote and after the meeting. Of the individuals wha submitted comments outside of the meeting (before or after), 25~~0 (4 respondents) supported the "Staff Response" future land use map, 31%~ (5 respondents) requested decreased densities, and 43~r.~ (7 respondents) requested increased densities. No respondents indicated neutrality. One resident wha requested increased density lives on the northwest corner of Ten Mile and Amity. He requested a designation of Mixed Use -Community or Mixed Use -Neighborhood rather than tlx: Medium-High Density Residential in the "Staff Res~onse." This resident submitted eleven copies of his comment sheet signed by neighbors . The attached map provides a geographical indication of comments received to date. Next Steps A fallow-up presentation of issues surrounding the South Meridian CPA is scheduled for the Planning & "Coning Commission on October 4, 2007. The public hearing far this application will restlrrK on November 1, 200?. ~ One of the eleven wp~s was signed by a citizen wha resides north of I-84. The other ten copies were signed by residents of the South Meridian Area. An additional resident echoed the same comment in an emait to staff. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit D.1: Fire Department (a) 1.1 Any building greater 30' in height shall require roadways to be a width of 26', placed a minimum of 15' from the building and no farther than 30' from the front of the building per D 105 of the International Fire Code. The surface of the roadway shall be capable of supporting 75,000 lbs. 1.2 The most remote part of unsprinklered buildings shall be within 150' of the fire department access roads as measured azound the perimeter of the building. 1.3 All occupancies shall meet the applicable requirements of the International Building and Fire Codes as adopted by the City of Meridian. 1.4 Fire flows shall be provided per Section 508 of the International Fire Code with fire flow and hydrant spacing per Appendix B & C. 1.5 Based on the proposed street widths some parking restrictions may be imposed to provide the minimum widths required by the International Fire Code. 1.6 This area lies outside of the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Advanced Life Support. The budget constraints are typically defined in capital outlay for facilities that aze located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit D.2: Fire Department (b) Llaaithew EN South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit C.3: Fire Department (c) ~~ 'ra .tae S11va t~ saeyaw~lee t~ txl~ r~~oera t+Yan. Mai tlwa M 2l) 2007 lase Soup AAtetis CPA t7n Friday, Mauch 16, Maidlan Phatnimg Department statff nret with i'nbtic Works staff, Floe Department staff. and Parks .k Recreation Departtnettt staff ro dLRCUSS the proposed CPA's that will be eonsideted by Meridian PcYtZ on April S, Z!>(r7. The South Meridtam Map Amendrneat will be aoooanganled by a text amendmen eatabiishing several new designatiats to oaincide with fete proposed map (see attached. The folbwiag isstres were discassed an Mauch I5 relating to the purposed Swath Meridian CPA: I, Fire Station locations Prbor to the first public rroeting for the South hteridtan Ptanaimg Prooesa, Planaing staff ooordinatad with Deptrty Chief Silva to identify appropriate locatiana for future fire seatians In South Meridian. The following new statist lotattfans were idrmtifled and are proposed in the reap amendment: - Garner of Ten Mile and Lemont - Ten Mile at (roughly) the mid-mile heiweem Amity and Labe Hazel - Labe Hazel approximately one gaarter mile east of L.ocu9t Grave Pinning staff will likely reoottttnend changes to the proposed rasp, hart futtue smtion iocatiomt wED remain the same as proposed fn the "Preferred Alternative" (current applicaaion), 2. Water Supply Deputy Cit~f 5llva indicated sane canoem about the availab[iity of water in the area Mike Cole sealed [hat water will be available for whatever intensity of devek7pment is approved. 3. Developrxtent IntertsityfBatlding Heigh South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit C.4: Parks & Recreation Department t=a~aeo: ~ li Faiday, Marva 9D, ZOI~7 1:~ Tas: Mayhew alawax~ ~9ubjarat: #~: Meridan Futuae fared Uaae Map Navy seed 1 tesere at ~eie anal it kx~CS tise a goad dis of iutaas paaka~. Sa, wa are good reith what is bang alt Ua the ~ io a:aaieeraeeaet. From. [~ktrew El~rr~rf}a s~Rt; t=r~la~y, Maeda ~~ zcun' sa:aa Au+I To: Qoug ~9 SS~ebjax#: Soe#Cn Maridean t=uttxe Land 119e Map A~ftaaad is aeetrir~d tutuae land use map. ~ y«, ooiid aepare a m~eute to false a look at flee Thad park seer! let me kreaw what you ~enrlcc. l wcxid appaeeaiatQ it. Matt E Caty P r Meai~aae Plarwaaeg C1s art 68U E. Watertawer, Mite Zt3~ Meridtara, 1L183d+42 ~O~B,884.563~ South Meridian Area CPA-07-002 & CPA-07-009 CTTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit D.S: Brighton Letter South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 - ~ .. BRIGHTON CORPORATION October z2, Z4U7 Anna Canning Director City of Meridian :Planning.~ent 6611 l~, Watertower, Suite .202 Meridian, TT7 S3ti42 Sr~b}eel: 5©uth Merld~an Cor~preherr.~ive Plan Dear.4r~na} Over the past few months, Brighton Corporation has worked with staff to address South Meridfun Gampreltetrsive Plan issues as directed by the Planning & Zoning Commission at the last hearing. At that hearing, Commission members stated that changes to the Comprehensive Plan for the Lake Hazel/L.acust Grove areashould be with Brighton's concurrence. 'The purpose of this letter is to comment on pn~sed map and text changes to the Comprehensive Plan, and to raomtnend specific actions for modification of the latest draft of the Plan as they apply to Brighton's property in the South Meridian Area The attached gages address three issues... South Meridian Comprehensive Plan. Boundary [page lJ Comprehensive Plan. Map Future Land Use Designations [pages 3-dJ Proposed. Comprehensive Platt Text Amendments (jaages S-7J ...and. offers an additional. recommendation [page ~J for text changes to all Comprehensive Plan Iwtixed Use designations. We appreciate the opportunity to present this information for cattsideration as you prepare the staf~'report fat the Planning & Zoning Connnission's Wovember 1" hearing. If you have questiarts, ar need additional infomsation nr clarification, please let me know, Sine 1y, David W. Tomball ~r~btore Co-por~gtote 1~7 W. t?~plorer DriNG Sutta Z89, BoEse, Iddko 839I3 www.brlghrne~.,~,~ Tcl (} 37d-4U~DR Fmr (,~R$} 397-8"96? South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5.2007 Issue Otte -South Meridian Comprehensive Plan Boundary $righton has reviewed the study area boundary depicted in the following Satoh Meridian Comprehensive Plan map iterations: n South Meridian Camrrrehensly~ lan• Preferred Alternatfve Prap~sed fsnd Use M,,gg, January, 2007 (excerpted segment below) • S uth Meridian Sta~$nse Man, dated March 23, 2007 • South Meridian Comprehensive Plan• Comme~ Received to Dam, August 23, 2007 Jt is our understanding that a modified. boundary may be presented to the Planning & Zoning Commission at the November 1"hearing. Brighton's primary interest is expansion of the City's plan to include the area north of Columbia Road and east of Ivieridian Road.. l- ~h~an Reeomme»dat an: That the cwo-aih Mar3dian Compre5onsive Plan expansion iaclade the area hounded Fly Columbia Road an the goath, Meridian Road nn the west, sad eaxt of Engle Road am depicted in the map, above. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Issue Two - Gom rehensive Plan Map Future Laud Use Deli atians A. BFYghtan supports retention of ~{~lre I.crnd Use MoD designations afthe current Gity of Meridian Comprehensive Plan (excerpt below) adapted August 6, 20(12 and as amended an October l0, 2006, far the following two (2) specific lncations: F) The Mixed Use-Community designation encompassing the four quadrants of the Lake Hazel and Locust Grave intersection. ~~r ent. This matter has been discussed with staff, which acknowledged that the change of designation to Mixed. Use-Neighborhood was inadvertent and should remain Mixed Use Community as depicted in the current Comprehensive Pian. i- f3ritrttton Iteeomm ndatioo: That the carrentiy-adopted Mixed Use-Commanity designation of the Lake Hazel and i.ocnst Grave intersection be retained.. 2) The existing Mixed I Jce-Regional designation of the RO acres at the southeast corner of the Lake Hazel and Meridian Rand intersection. Comment. The land use designation for the intersection has been proposed to be changed Cram the adopted Comprehensive Plan's MixecJ Use-Regional map above) to Employment Sanctuary (January, 2007) to Mixed Use-F.mplaymerrt (March 23, 2007 Staff Response Map}. That change also reduces the "mixed use" area from 80 to 4D acres which signihcantly affects the potential use of that property. Brighton does not agree with that change of designation far the southeast canter of the intersection:-especiaFFy the. reduction ofthe mixed-use area, Ratter, Brighton favors retention of the MU-Regional designation of the current Meridian Comprehensive Plan for all SO acres. The reasons for that position one as follows: Given the high-votume, high-speed nature of Meridian Rand, and the expectation that Lake Hazel will have similar characteristics is the future, the four corners of that intersection will not function as an integrated Employment Center complex. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 • The proposed Mixed Use-~rnplaymet<t text changes to ttte Comprehensive Plan would limit retail and consumer services and prohibit residential uses and would significantly-and arbitrarily--constrain development options and the flexibility kn~~1 to respond to rnarket oppoc3unities. ~~ {~^ 1- Rr'i~~tton Recommendati~c Tfiat the cnrrentlgadopt~ Comprehensive Plan ~,~ designation of Mised Use•Regional for the till acres at the aontheast miner of the ,~.~ Meridian Road sad Lake Harei Rand intersection be retained.. B. Brighton Proposes modification of the residential land use designation in the March 23, 2007, South Meridian Sta~'Restaonse Manus depicted in the excerpted segment of the Plan, below, it is important to point out that the map denotes a change of designatian from mixed use to residential Car 40 acres of the 80-acre parcel awned by Brighton at. the southeast comer of the Meridian Road/L,ake Hanel intersection-an action apposed by Brighton as discussed above. ~_. _ i~ awy~..ea~r~ ~~yaa.~t~i ~Qw.cilG~eal+ QA1~iweda.gn,idtd'ei -e«e..~rid I.o.thmY~ra..~.+~.1 ~+er+ow~ naieetir pmru.o+nwr~wwnn~ '" mment; The proposed text for the new Medium High Uensiry residential land use designation states: "Residential densities should range front eight to fifteen dwelTtnlg units per acre, with u target density of twelve units per acre. " The pmpased land use map designates. t R(I acres of land along Lake Hanel Road. between Meridian Road and Locust Grove Road as Medium High Density. The goal oCiransit-density development along Lake Hanel is commendable, but the amount of land {the ISO acres extend up to one-half mile from each of the arterials) and number of units (1,440 at 8d.u.lac., 2,160 at 12/ac. and 2,700 at 1 Slac.} is unrealistic. In order to achieve the "target dentiiry of Huelva units per acre" (or even the minimum eight units per acre), the housing would have to be at least attached, and likely include a cesmbination ofmulti-family and condominium housing. Absorption of 2, iG0 units of "target density."' housing would extend far beyond a reasonable development time frame, constrain. development options, and arbitrarily and artificially limit market flexibility. 1 Brighton Reenrrrmendat~r,i: That the proposal Mtdiunr Hlglb Derrsi{y Isnd ase designation eattead no morethanone-eighth of a mik from T.,ake Hamel Road; that the Medium tflgh 1-~ensity designation he removed from the east aide of Meridian Road, and that the Mixed Use-Re6ional designation be retained far Brighton's 8tl-acre panel a®discrrssai in Lasoe Two A.2, above. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 IRSUe Three -Proposed Comprehensive Plan Text Amendments The following are I3rightast's responses to staffs "regteesled text changes jthat) coincide with the S~nuth A~eridtan Camprehencive Map. " First l~tatT Request, Pg. 99 [Meridian Comprehensive Plan] -Before the "Low Density" bullet, add the ~fo~tlowing (new designation): Very Law Density: to allow for the development of single family homes on very large lots and to preserve the rural feel of areas so designated. Uses may Include single family homes on minimum three acre lots, Transfer or purchase of development rights between parcels is encouraged to allow for cluster subdivisions and preservation of open space and atgricultemal land - Britthtan Rdecammeadatian: No position; ao# applicable #013rtRhit-N interests Secaad StagReanest. Pg. 99 -- Ailer the "Medium Density" bullet, add the following (new designation): Medium High 1}ensity: to allow for the development of a mix of relatively dense residential housfrtg types inclerding townhouses. row houses, cnndomintums and.apeertments. Residential densities should range from eight to jlJleen dwelling units per acre, with a target density of twelve units per acre. These errs relatively compact areas withn~ the context of larger neighborhondc aced should he located around or near mixed use commercial or employment areas to provide convenient access to services and jabs for resideeus. Developments should ttuorpnrrne high quality architectural design and materfals and thoughtful site design that Incorporates ennnecYivlty with nrl acent use's card aria jsathways. attractive landscaping and indivldturl project identf[y. - Brishton Reco®mendati~n: QnaBSed appt~-vai. aobjeM to its applkation as reoammeetded in heat Two "$" above Third Staff iieanest. Pg. 141-Before Neighborhood Centert'Ml:ed Use: Neutraceutical Qverlay. Targeted parts of Eery law Leenstry areas may be suitable for agriculture and health-related businesses inclaedingseed and other resettrrlt and development. Nurseries, ea~ban farms, a»d sfinllar iwses are allowed thrartghnut. Prucessitrg, martxffactta~irtg, and storage uses relating tq and necessary fur related businesses are. allawecr* Uierelated processl»g, manyfacturing, and storage uses ca~e prohibited as are txcavatiu» businesses, can[ractor's yards, and other light and henry industrial uses. - Rrigh#on ommendatian: Na position; oat applicable to Brighton interests South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Fourth Stpft' Reanesk 1'g, 10.1 - Add the tttiderlides to exisiir-g Comprehensive Plan text; NeigLilliarleaod Center/Mixed Use. This designation will pravr'cle a blend o, f high denstry residentad, small scale commercial, entertainment, ~,Q'ice and open spare uses that are geared to serve all residents within a one to two square mile area. The developments are encouraged to be designed according to the conceptual neighborhood center plan depicted r`n Figure l'll 3. ly~ishborhoad Cgnters that straddle ar are centered around one or mare„~-tnciple or secandarv arterial should adhere to a similar design and recognize access control measures as convey"r1 by Ada. C~ Nighwa~ic .The purpose of these centers is trr create a centralizea~ pedestrian-t~riented, fdentiftable and day-ta-day service oriented focal paint for neighborhood districts. Forte cent of all land within Neir~h¢~rhoo~C'enters shall bP develg~ed for residentic~ uses. The centers should offer an internal circulation system Ghat connects... (- n R Qaalilied approval, with cogcern that the "At~fil)" targaage may Ifmit the City's ahiNty to make site-apecii4c determiaati~s Fifth Staff Renuesk Pg. 10 t -Add the u erlines to existing Comprehensive Plan text: last paragraph: Unless otherwise depicted an t11e Future Lantf Use Man all centers are intended to 8e developed around the half-toile paint behveen two section Line raacix._. - ~t~htan Recommendation: Apprpval, with encouragemeai that the City reconsider iffi hail-mite Neilhbarhoad Ceater locaticq policy per the "lnfonwatioroal cantnKnt" behrw. (ln orntationa{ Cglnmenr The City ;s mid-mile neighborhood center plan was bcrsarl, in part. on a planning concept promrtlgated by nvted New Clrhanist, Peter Calthnrp~. Ironically, four wears ago (3:45 p: m., ,lone 2p, ZIID3, to he specjTcj, Calthorpe admitted to attendees of the annual con,/erence of the [:'onRress far the New Urbanism (CNUXi) to Washi»gton, D.f.. thw the er~ncept,,firstlrroposed for the Gaguno West project near Sacramento, C'alifomia, "'did oat work `° and thru he would design °`no more neighhorhovd centers Jn the canter of the neighbor- itrx~rl. " He noted that you ""can bend the rules, but you can't break thew "' and expect success in thr• !creation of commercial services in cammunities.J Sixth Staff Reaneak Pg. 102 -Add the un ' es to existing Comprehensive Plan text: Mixed Use. There are star soh-categories of the Mixed Use dertgnatian... Second bullet under Mlxed Uxe - ii'liere feasible, multi family residential uses wlll be encouraged especially far projects with the pvtentia7,.. - Brighton itecommendation: IVo position on the float change bat eacouragsment that the City review the namber of Mired Use detiggatiogs. Oppot~i lathe s~aad change, given that the proposed Mired Use-Employment test tbeiow) limits retail and service nees aad eliminates the poesibiliiy of reraideatial saes iq MU-Employment areas. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Seventh: Staff R~ucat. Pg. 103 -- After the "Mixed Use -12egional" bullet, add the Fallowing (new designation): Mixed l/se - Employment Tire purpose of the Mixed U.se -Employment designation is to encourage a mixture of ofJ?ce, light industrial, and other research and specialised employment areas. These areas generally do not include retail and consumer service uses serving the wider community. d .small amount of retail and service '~ establishm~~s,serving employeesand users ofihe Miaced Use - Employment areas, ' ~ e allowed. The fallowing standards will apply to this category,: ~,,,/ • fine to four stagy huildings • Total,Jlaarareasbetween1t7,0Q4and1,040,Q00sq.,j1. • Na new residential usev wall be permitted (existing residential will be allawsd to remain and expand accessary structures) • Scrraple rases include: l'rafessianal o,~ice, light industrial, research and development. - Brisrftton Recommendation: Opposed #o proposal that ft be applied to the southeast earner othee Meridian itaad and Lake hazel Road intersection. The proposed Mil-E iangua~e orb#rarily limits retail pad consumer service uses and absolately prohibits consideration of r~fdcntial noes. This is of particuipr capcera to l3rightou, pad is the basis for the recommendation stated in Issue Two, A.2, above. In addition to the eamments above concerning the number and location Mixed Use Centers, l3rightan requests cansideratian of the Additional Recommendation (next page) for proposed changes to the NiU-E and other Mixed Use designations. Such substantive MU-E text. changes allawittg retail and consumer services and residential uses, are necessary before Brighton would consider application of that designation to the 80 acres at the southeast corner of Meridian Road and Lake Haz~1 Road. Brighton's position is based on its development experience with the Boise Research Center pmject which encompasses the major employment uses envisioned by the City's MU-E proposal. as wall as retail and services and high-density residential. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 d~ d[ti~nal Racam stdon: That t6a City aa~biish a tack force to considarsubstaat3ve .-~ Campre6easive Pitta Mixed CTse text cbaugas to establtah ~uiremeats for rognirad uses, minimum pttteutage of residesdal urea and minimum deasidee for tech of the Mixed lJst d~xigsatioas--including the propo~d Mixed Uac-Employment desgnatton-.ir saggested 1~eMw: Mixer! Ilse-Nelg,hiborltoad. The following standards wHl apply to this category: • Up to 10 acres may be non-residential uses, including c^mme[c[sl, retail arxf office uses • Up to 1Q0,000 sq. ft of Han-residential building area • A minimum of XX9~6 fto be determirtedtof the total area but n~ less than XX acres (TBDj, of a Neiahborfiaod Center shall be residential • Residential density shah be a minimum of 3 4 unitla~.r and uo to B unitdacre'` • Sample uses include; grocery stares. drug stares, caffeatsandwfCh shops, dry cleaner/ teundromat, salons, daycare, praMssionel offices, medicaVdentai clinics, retaiUgift shops, schools, parks, churd7es„ clubhouses, Public uses. Mixed tJse-Community, The folkrwing standards vdil apply to this category: • Up W 25 acres of non-reaidanUai uses, including commercial. retail ~,d of'f~e uses. permitted within the Mixed Use-Community areas es strown an the Futuro bind Use Map. In Mixed Use- Community areas that are net Neighborhood Centers, over 25 acres of Han-residential uses shall the permitted (through the CUP process}. • Up to 200,000 sq. ft, of non-reskte~tai building area • A minim f ° BD] 4f the ~i area Of a C-Mnmunijv Center shah he res ntiaF • Residehtiai density shall be a,~ini~~p„of $ 5 uhits/acre a ua to 15 unita/acre" • Sample uses include: All MU-N categories, clothing stores, garden centers, hardware stores, restaurants, banks, drive-thru faalitres. auto service station, department storms Mtxed Use-Regional. The following standards wiU apply t4 this category; • hlo upper omit of non-residential usas,j~tudina cammer rotaN and afNca uses • Aver 200,000 sq. ft. of non-residential building area • CUP application would not be Headed unless a project lies within 300 fast of an existing residence or school ar CUP is otherwise required per ortNnan~ • A minimums, fo XX95 iTBDJ Q# the total anaa of a ~ggional Center shall be residential • Residential density shell oe a minimum of 3 6 unitsfacre and uo to 40 units/acra* • Sample uses include: AIM MU-N and MU-C categories, entertainment uses, major employment centers, clean industry Mixed Use -l=mployrrrent. The purpose of the Minced Use -Employment designation is to encourage a mixture of office, iighC industrial,. anp other research and specialized employment , generaiiy9a-ASt-include with limited retail and consumer service uses serving the wider community,-A srnali• employees and users of the Mixed Use -Employment areas.-are allowed and iliefi-density residentaa! y#~. Tha fallawirlg standards will apply to this category; + One to foot story buikAngs • Tatat floor areas between 4$860104.000 and 1,600,000 sq. ft. . w.. ercp~arld-aeses~ry~ uses include: Pro€essional office, light industrial, research and development. Nate: Text at the itottam of page I pl of tiAe Gamprefeerasir+e Plcar states That residential density in neighborhood centers "'may not be balmy etght (h) dwelling rorits per acre. " This conflict needs to be corrected as ehcm~ea in nr~ed [lee desiRrraticros are eansidered South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 5, 2007 Exhibit 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 will provide a guide for future growth and development in this area of the City in which much land currently has no future land use designations assigned. 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. Please reference Section 8, Analysis, 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 proposed amendment is in the best interest of the City. South Meridian Area CPA-07-002 & CPA-07-009