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HomeMy WebLinkAboutMemo from PlanningProject: South Meridian Comprehensive Plan Amendment (CPA-07-002 & CPA-07-009) Location, size of property and existing zoning: The subject CPA encompasses the land east of McDermott Road south to Lake Hazel Road, and % mile east of Linder Road south to % mile south of Columbia Road, east to %4 mile west of Cloverdale Road. The subject area encompasses 17.8 square miles or 11,392 acres +/- and is zoned RUT, RR, and RI in Ada County. Description of Character of Subject Area: Mostly rural residential properties and agricultural land, with a few urban residential subdivisions on the outskirts of the project boundary. Applications: CPA to amend the Future Land Use Map for the south Meridian area to expand the Area of City Impact (AOCI) and approve future land uses for eventual expansion of city limits (CPA-07-002); CPA to amend the Text to add 4 new designations (Very Low Density Residential, Medium High Density Residential, Neutraceutical Overlay, and Mixed Use — Employment) to the Future Land Use Map and include residential uses in neighborhood centers. 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 o, - the subject South Meridian CPA entirely encompasses the area impacted by the Southeast Meridian CPA) Outstanding Issue(s) for Commission: Staff Recommendation: Staff recommends approval of CPA-07-009 per the Analysis in Section 8 and the Findings listed in Exhibit D of this staff report. Staff also recommends approval of CPA-07-002 per the same analysis and findings with the changes indicated in the "Staff Response" Future Land Use Map. However, Staff recommends that the subject CPA's be continued until April 19, 2007, and that the Commission re -notice the April 19, 2007, hearing to allow the public and interested entities time to review and provide comment on the "Staff Response." Continuation to April 19, 2007, will also allow the Commission adequate time to review the proposed CPA's in detail prior to making a recommendation. Notes: RECEIVED APR 0 5 2007 City of Meridian City Clerk Office FEB ~ ~ 200 City Of iVleridian City Clerk Office February 15, 2008 MEMORANDUM TO: Mayor DeWeerd City Council FROM: Pete Friedman, Comprehensive Planning Mgr. Matt Ellsworth, Associate Planner RE: South Meridian Plan Amendments CPA 07- 002 and CPA 07 - 009, Outstanding Issues The purpose of this memo is to direct your attention to some outstanding issues related to the referenced land use map and text amendments. The majority of the facts and Planning and Zoning Commission's recommendations for approval are found in the staff report. However, based on the information below, staff recommends additional amendments for your consideration. Background The City initiated the South Meridian Plan in 2006 with the intent to designate land uses on properties in the South Meridian Area that will eventually be within an expanded area of city impact and ultimately city linuts. The planning process comprised four public meetings with over four hundred fifty (450) participants, community identity exercises and ample opportunities to submit written and electronic comments. The result of the planning process was a "Preferred Alternative" Land Use Map, which is the subject of the original map amendment application (CPA 07-002). Subsequent to the development of the "Preferred Alternative," staff collaborated with ACHD through the South Meridian Transportation Plan process. When it became clear that the future transportation system could not support the intensity of uses recommended in the "Preferred Alternative," staff developed a revised land use map ("Staff Response"). The "Staff Response" land use map was presented at the April 5, 2007 Planning & Zoning hearing. After taking testimony, the Commission continued the hearing until April 19, 2007, at which time the Commission continued the application again to November 1, 2007. Planning Department .660 E. Watertower Street, Suite 202, Meridian, lID 83642 Phone 208-884-5533 . Fax 208-888-6854. www.meridiancity.org Page 2 The Commission continued the application to November 1, 2007 to: • Allow staff to convene another public meeting with area residents and stakeholders. • Await the outcome of a joint City Council meeting between Meridian and Kuna. • Allow ACHD time to complete the South Meridian Transportation Plan. • Further discuss and define the proposed "Very Low Density Residential" designation. • Further discuss and define the proposed "Neutraceutical Overlay." • Reconcile differences between the land use designations approved with the Southeast CPA (CPA 06-003) and the "Staff Response" future land use map. The Commission directed staff to follow-up on the items above, and to provide an update when the hearing reconvened. Based on the results of the Commission's direction, and other factors that are outlined in the staff report, staff recommended a "Revised Staff Response" land use map for the Commission's consideration at the November 1, 2007 hearing. After review and consideration of the "Revised Staff Response" and public testimony, the Commission voted to recommend to City Council approval of the "Revised Staff Response" future land use map with the addition of approximately forty acres on the south west corner of Lake Hazel Road and Meridian Road (designated Medium Density Residential) (please see Attachment 1). The Commission continued consideration of the related text amendment (07-009) until December 6, 2007. Outstanding Issues Map Amendment At the November 1, 2007 Planning & Zoning Hearing, the Commission recommended approval of CPA 07-002 as revised in the attached future land use map (Attachment 1). Between adoption of CPA 07-002 and final consideration of CPA 07-009 (South Meridian Text Amendment), the following occurred: 1. Discussions between the cities of Meridian and Kuna regarding ultimate planning or future city limit boundazies, and 2. Conversations with Brighton Corporation about the descriptions of Mixed Employment and Mixed-Use Regional. Based on these two factors, staff submits the following revisions to the future land use map recommended for approval by the Planning & Zoning Commission: 1. Boundary adjustment in the southeast corner of the study area per Attachment 2. The boundary reflected in Attachment 2 coincides with the boundary identified by city leaders as eventual (buildout) city limits between Meridian and Kuna. 2. Re-designate the four corners around Lake Hazel Road and Meridian Road from Mixed Employment to Mixed Use Regional. This (1) addresses the suggestion (by the P&Z Commission) that some of the services allowed in the MU-R designation be provided in South Meridian, (2) remains consistent with commitments made when Council adopted the Southeast CPA (in 2006), and (3) with the proposed revisions to the MU-R Comprehensive Plan description (please see below), addresses staff's concerns with changing this designation on all four corners. An additional issue that may surface at the February 19 hearing is testimony of residents on Tasa Drive, north of the Ridenbaugh Canal, regazding concerns with the proposed designation of Low Density Residential. The adopted Future Land Use Map has this area designated Commercial and Low Density Page 3 Residential. Staff proposed the re-designation to avoid traffic and access-related problems that may come from a Commercial designation this close to the interchange. The residents feel that, since motorists will have to drive through commercial areas (in Southridge), then under Ten Mile to access these parcels, that some sort of commercial use is appropriate north of the Canal. They also feel that proximity to the interchange will render the neighborhood undesirable for residential uses. Staff does not feel that this is an unreasonable request, since access will be linuted due to grade differences between this area and Ten Mile (direct access to Ten Mile is not possible; the underpass is the only way to access these properties). A Commercial designation may be appropriate. Text Amendments Initially, four text amendments were proposed with CPA 07-009: 1. Adding language for a neutraceutical overlay. 2. Adding a requirement for inclusion of residential uses in neighborhood centers. 3. Adding the Mixed Employment designation to the text of the plan and including provisions for high density residential development and retail uses in this designation outside of the Ten Mile area. 4. Adding a Medium High Density designation to the text of the plan. At the November hearing, representatives of Brighton Corporation, which controls the eighty acres on the south east corner of Lake Hazel Road and Meridian Road, expressed their desire to retain the current land use designation of Mixed Use Regional. Brighton opposed the recommended change to a Mixed Employment designation for that parcel. They offered to work with staff to further clarify all of the mixed use categories contained in the Comprehensive Plan. After considering testimony, it appeared that the Commission had mixed opinions on the recommendation for the Mixed Employment designation. The Commission acknowledged that there is a need for the types of uses allowed in the Mixed Use Regional designation in the southeast planning area. However, the Commission was also of the opinion that there should be equal treatment for the properties on all corners of Lake Hazel Road and Meridian Road. Based on staff's recommendation and Brighton's offer to work with staff to revise the definition for the Mixed Employment designation, the Commission voted to recommend approval of the map amendment (CPA 07-002) and continue consideration of the text amendments until December 6, 2007 for further clarification of the Mixed Employment text. Subsequent to the hearing, staff determined that it would be more appropriate to revise the Mixed Use Regional text to follow the Commission's direction and to avoid the confusion of having two Mixed Employment designations'. Staff met with Brighton and the result of that collaboration was a revised recommendation to the Commission pertaining to both the map and text amendments for South Meridian. The resulting recommendations were to: 1) Designate the entire area recommended for Mixed Employment as Mixed Use Regional. 2) Amend the description for Mixed Use Regional per the attached text. 3) Recognize the South Meridian Transportation Plan and require residential uses in neighborhood centers. 4) Add the Medium High Density Residential text to the land use chapter of the plan. Note: The three text amendments recommended by the Commission are included as Attachment 3. ~ The initial thought was to adjust the ME designation for areas outside of the Ten Mile Interchange Area to allow some higher-density residential uses. Page 4 On December 6, the Commission reconvened the hearing on the text amendments. After reviewing the staff recommendation and considering testimony, the Commission voted to recommend to the City Council approval of CPA 07-009 with revisions recommended by staff. Although the Commission did not reopen the hearing for CPA 07-002 (South Meridian Map Amendment), nor did they amend the recommendation pertaining to that amendment, they did discuss the re-designation of the corner of Lake Hazel Road and Meridian Road. Issue A review of the Commission transcript indicates that the motion recommending approval was for the action " as stated" during the hearing. It did not specify that it was solely for the text or for the text and the map (Mixed Employment to Mixed Use Regional). The intent of staff's recommendation was for approval of both the text amendment and revised map amendment (redesignating the map from Mixed Employment to Mixed Use Regional). Staff therefore recommends the same to the City Council. Summary of Recommendations Map Amendment: CPA 07-002 The Planning & Zoning Commission recommends approval of the attached future land use map (Attachment 1) as outlined in the staff report. Staff recommends the approval of the revised future land use map (Attachment 2) for reasons described above. The differences between the maps are: 1. A boundary adjustment in the southeast corner of the study area per Attachment 2. 2. Re-designation of the four corners around Lake Hazel Road and Meridian Road from Mixed Employment to Mixed Use Regional. Text Amendment: CPA 07-009 As described in the staff report, the Planning & Zoning Commission recommends the following changes to the City's Comprehensive Plan: 1) Amend the description of Mixed Use Regional per the attached text. 2) Recognize the South Meridian Transportation Plan and require residential uses in neighborhood centers. 3) Add the Medium High Density Residential text to the land use chapter of the plan. Note: The three text amendments recommended by the Commission are included as Attachment 3. Page 5 Attachment 1 P&Z Recommendation ~+IU M1I> ~ ~ ~ I 1 t3X. .4. ;~ ~y, ~ ~ <~ ~- ...,i1 1 1 ' ' I ~' ~ . 'NG ` h'.C. t ~ ~ ~ I ' .AMITY r. `~ $N~A2EL ~° a -- .. ~ ~~ ~ ~\ - J. 1. Legend Greeks 8 Canals ®Lovr Density Residential Q Revised Study Area - Commercial ®Mixed Use -Neighborhood ~"?•"~'~ planning & Refertal Area Med-High Density Residential -Mixed Use -Regional ~~ w parks Existing & Potential Mixed Use -Employment -Mixed Use -Community ~ Schools Existing 8 Potential Industrial ~ ~ Ten Mile Irrierchange SpeGfic Area Q Fire Stations Existing & Potential Medium Density Residential - Public/Quasi-Public ® Potential Transit Stations Page 6 Attachment 2 Revised Staff Response __ ~ _ . , _ _ __. ~, rK~t li qT ~ILi ~~ ~ ~ ~ ~ - ~ ~ x~wi irea' 1 I r'' i ~ - - AAII'1'Y I ~ ~~ ~~' ,fir 1 _" --I r-~..` ~ _ _J Y ~ t V~ os as o.e ~~ i.z y,te -- .; ~~ ~ ~ ;. , - - Legend Creeks & Canals ®Low Density Residential Q Revised Study Area - Commercial ®Mixed Use -Neighborhood ~`"r"~ planning & Referral Area C ~ Med-High Density Residential -Mixed Use -Regional ~~~ parks Existing & Potential Mixed Use -Employment -Mixed Use -Community j Schools Existing & Potential ! Industrial ~ ~ ~! Ten Mile Interchange Specific Area ~ Fire Stations ExlsUng & Potential •1 Medium Density Residential - PublicJQuasl-Public ® Pofenlial Transit Stations Page 7 Attachment 3 A. Revised Mixed Use Regional Designation Mixed Use-Regional. The purpose of this category is to designate areas at prominent corners of major arterials for developments that provide a mix of employment, retail, and residential or public uses. The developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have support retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The detailed standazds for the category provide an incentive for public and quasi/public uses where they provide a meaningful and appropriate mix to the development. The intent is to integrate a vaziety of uses, including residential and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. The following standazds will apply to this category: • Residential uses shall comprise a minimum of 10% of the development area at densities ranging from 6 to 40 units/acre • Retail uses shall comprise a maximum of 50% of the development area • There is neither a minimum nor maximum imposed on non-retail commercial uses such as office, clean industry, or entertainment uses • All developments shall have a mix of at least three of the four types of uses: retail, non-retail commercial, public/quasi-public and residential • Where the development proposes public and quasi-public uses to support the development, the developer may be eligible for additional area for retail development (beyond the allowed 50%), based on the ratios below: o Supportive public and quasi-public uses would include parks, plazas, outdoor dining and gathering areas, open space, environmental restoration, libraries, public schools, etc. o All such areas must be open to the public and not limited to patrons of the development. o For land that is being donated (or nominally sold) to the public, such as a library or school, the developer is eligible fora 2:1 bonus. That is to say, if there is afive-acre library site, the project would be eligible for ten additional acres of retail development. o For active open space or passive recreation azeas, such as a park, tot-lot or playfield, the developer is eligible fora 2:1 bonus. That is to say, if the park is 10 acres in area, the site would be eligible for 20 additional acres of retail development. o For plazas that aze integrated into a retail project, the developer shall be eligible fora 6:1 bonus. Such plazas should provide a focal point (such as a fountain, statue, and water feature), seating areas, and some weather protection. That would mean that by providing a half-acre plaza, the developer would be eligible for three additional acres of retail development. Sample uses include: All MU-N and MU-C categories, entertainment uses, major employment centers, clean industry. Page 8 Attachment 3 B. Residential Uses in Neighborhood Centers 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 recog~ ze access control measures as conveyed b~Ada County Hiphway District. In the South Meridian Area,~ending 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. Fort percent of all land within Neighborhood Centers shall be developed for residential uses. The centers should offer an internal circulation system that connects... Note: Proposed additions to the Neighborhood Center/Mixed Use description are underlined. Page 9 Attachment 3 C. Medium High Density Residential Medium High Density To allow for the development of a mix of relatively dense residential housine types including townhouses row houses condominiums and apartments. Residential densities should range from eight to fifteen dwelling units per acre with a tareet density of twelve units ner acre. These are relatively compact areas within the context of lar eg_r neighborhoods and should be located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents Developments should incorporate high quality architectural design and materials and thoughtful site design that incorporates connectivity with adjacent uses and area pathways, attractive landsca~in~ and individual project identity. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 STAFF REPORT Hearing Date: TO: FROM: February 19, 2008 Mayor and City Council Matt Ellsworth, Associate City Planner (208) 884-5533 ~t v illn~io ~y 0 ~ 4 SUBJECT: South Meridian Comprehensive Plan Amendments '~"'~'""°'"'v °~ 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'/z mile east of Linder Road south to 1/z mile south of Columbia Road, east to'/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 Note: The format of this document deviates from that of other staff reports forwarded to City Council. To increase clarity, strike-through and underlined changes are removed. This staff report reflects the information considered by the Planning & Zoning Commission in formulating the recommendations herein. Further, staff is recommending minor revisions to the recommendation forwarded from the Planning & Zoning Commission for CPA 07-002 (South Meridian Map Amendment). Those revisions are outlined in the memo from Pete Friedman and Matt Ellsworth to Mayor de Weerd and City Council dated February 14, 2008, and included in this staff report as Exhibit A. 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 Exhibit B.1. The "Preferred Alternative" future land use map (which was the subject of the original CPA 07- 002 and is included as Exhibit B.2) was the result of an eight month planning process driven primarily by public and stakeholder involvement. ACRD 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 - "Preferred Alternative" land uses. Since the application was submitted in December, 2006, ACI-ID 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 B.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. r..rrv nr ~' ,~ ,~~ ~t'I~IG><l? South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 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 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, the Planning & Zoning Commission now reconunends a revised future land use map for the Council's consideration. The "P & Z Recommendation" is included as Exhibit A.S. 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, and November 1, 2007 Planning & Zoning Commission hearings, and other factors described herein, staff revisited CPA-07-009 and presented the results to the Commission on December 6, 2007. The Commission's recommended text changes are included in section 4.h of this staff report. The text amendment reflects the land use designations presented in the "P & Z Recommendation" 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. The Commission recommends approval of CPA-07-002 per the analysis and findings in this staff report, and with the changes indicated in the "P & Z Recommendation" Future Land Use Map. The Commission 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. The Meridian Planning & Zoning Commission heard CPA 07-002 (South Meridian Map Amendment) on November 1, 2007. At the public hearing, the Commission moved to approve the Comprehensive Plan Amendment as revised in the "P & Z Recommendation" land use map. a. Summary of Commission Public Hearing: i. In favor: Josh Haws, Dave Taysom, X (illegible), Dave Morgan, Robin and Alan Willeman, Lori Den Hartog, Justin Lucas, John Greenfelt, Terrence Mann. iii. In opposition: Don Roberts (4/5/2007), James Percy, Gary and Alice Eshelman, Robert Bevens, Jeff Fullmer, Kent Roberts, Nicholas Kraus, Gordon Croft, Eugene Larson, Angela Commish, Craig Groves. iv. Commenting: Diana Sanders, Shirlie Meyer, Pam Sticker, Charlie Conley, John Peterson, Mark & Vicky Russell, Jim Jewett, Jim Mashburn, David Turnbull, Mike Wardle, Don Roberts (11/1/2007), Becky McKay. South Meridian Area CPA-07-002 & CPA-07-009 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 v. Written testimony: Troy Manning, Dave Taysom, Dan Van Grouw, Linda Lake, Claude and Gail Sheffield, Mike and Cheryl Miller, Justin Griffin, Ben and Renee Jones, Jeff Fulmer, Jim Percy, Justin Lucas, Kenneth Jantz, Jason Brixendine, Terrance Mann, Nicholas Kraus. vi. Staff presenting application: Matt Ellsworth vii. Other staff commenting on application: Peter Friedman b. Key Issues of Discussion by Commission: i. None c. Key Commission Changes to Staff Recommendation: i. None d. Outstanding Issues: Staff recommends minor revisions. to the recommendation forwarded from the Planning & Zoning Commission for CPA 07-002 (South Meridian Map Amendment). Those revisions are outlined in the memo from Pete Friedman and Matt Ellsworth to Mayor de Weerd and City Council dated February 14, 2008, and included in this staff report as Exhibit A. The Meridian Planning and Zoning Commission heard CPA 07-009 (South Meridian Text Amendment) on December 6, 2007. At the public hearing, the commission moved to approve the Comprehensive Plan Amendment as revised in Section 4 of this staff report. a. Summary of Commission Public Hearing: i. In favor: David Turnbull. ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Peter Friedman vi. Other staff commenting on application: None b. Key Issues of Discussion by Commission: i. None c. Key Commission Changes to Staff Recommendation: i. None 3. PROPOSED MOTION Continuance I move to continue File Number CPA-07-002 and CPA 07-009 to the hearing date of February 19, 2008, for the following reason(s): (You should state specific reason(s) for continuance.) Approve a. I move to approve File Number CPA-07-002, as presented in the staff report for the .hearing date of February 19, 2008. Note: Staff recommends additional revisions to the map recommended for approval by the Planning & Zoning Commission. The memo included in this staff report as Exhibit XX provides details about the changes recommended by staff. b. I move to approve File Number CPA 07-009, as presented in the staff report for the hearing date of February 19, 2008. South Meridian Area CPA-07-002 & CPA-07-009 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Deny I move to deny File Numbers CPA-07-002 and CPA-07-009, as presented in the staff report for the hearing date of February 19, 2008, for the following reasons: (you should state specific reasons for denial.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/I,ocation: 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 near the southwest corner of Meridian Road and Lake Hazel Road as shown in Exhibit B.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 B.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 parcels, 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 B.6). 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 "P & Z Recommendation" proposes changing this designation to Low Density Residential for consistency with adjacent areas and to minimize impacts on Ten Mile Road. South Meridian Area CPA-07-002 & CPA-07-009 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE, HEARING DATE OF February 19, 2008 g. Description of Applicant's Request for a Comprehensive Plan Map Amendment (CPA-07-002): (The "P & Z Recommendation" is the fourth iteration of the land use map for this application) a. Preferred Alternative: The purpose of this application was to amend the City of Meridian Future Land Use Map. The request proposed designating future land uses throughout the study area. The "Preferred Alternative" was the subject of the original CPA 07-002. (Exhibit B.2) b. Staff Response: The purpose of these revisions was to respond to information that came forward after the submittal of the original application in December, 2006. The "Staff Response" Future Land Use Map was staff's recommendation at the Apri15, 2007 Planning & Zoning hearing. (Exhibit B.3) c. Revised Staff Response: These revisions emerged from follow-up work directed by the Commission at the April 19, 2007 hearing. (Exhibit B.4) d. P & Z Recommendation: At the November 1, 2007 Planning & Zoning Commission hearing, the Commission recommended approval of the future land use map changes contained in the map titled "P & Z Recommendation." (Exhibit B.5) 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 are consistent with the "P & Z Recommendation" future land use map. 1. Pg. 99 -After the last "Medium Density" bullet, add the following: • Medium Hieh Density: to allow for the development of a mix of relatively dense residential housine types includine townhouses, row houses, condominiums and apartments. Residential densities should ranee from eieht to fifteen dwelline units per acre. with a tareet density of twelve units per acre. These are relatively compact areas within the context of lareer neiehborhoods and should be located around or near mixed use commercial desien and materials and thouehtful site desien that incorporates connectivity with adiacent uses and area pathways, attractive landscapine 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. 101: (New text is underlined) • 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 South Meridian Area CPA-07-002 & CPA-07-009 $ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 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, vending 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. 3. Pg. 103 -After the "Mixed Use-Community" bullets, replace the "Mixed Use- Regional" description with the following: Mixed Use-Regional. The yuryose of this category is to designate areas at prominent corners of maior arterials for developments that provide a mix of employment, retail, and .residential or public uses. The developments should be anchored by uses that have a regional draw with the appropriate suyyorting uses. For example, an employment center should have support retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The detailed standards for the category provide an incentive for public and guasi/yublic uses where they provide a meaningful and appropriate mix to the development. The intent is to integrate. a variety of uses.. including residential and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. The following standards will apply to this category: • Residential uses shall comprise a minimum of 10% of the development area at densities ranging from 6 to 40 units/acre • Retail uses shall comprise. a maximum of 50% of the development area • There is neither a minimum nor maximum imposed on non-retail commercial uses such as office, clean industry, or entertainment uses • All developments shall have a mix of at least three of the four types of uses::retail, non-retail commercial, publidguasi-public and residential • Where the development proposes public and quasi-public uses to support the development, the developer may be eligible for additional area for retail development (beyond the allowed 50%), based on the ratios below• o Supportive public and quasi-public uses would include parks, plazas, outdoor dining and gathering areas, open space, environmental restoration, libraries, public schools, etc. o All such areas must be open to the public and not limited. to patrons of the development. South Meridian Area CPA-07-002 & CPA-07-009 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 o For land that is being donated (or nominally sold) to the public, such as a library or school, the developer is eligible fora 2:1 bonus. That is to say, if there. is afive-acre library site, the proiect would be eligible for ten additional acres of retail development. o For active open space or passive recreation areas. such as a nark, tot-lot or playfield, the developer is eligible fora 2:1 bonus. That is to say, if the park is 10 acres in area, the site. would be eligible for 20 additional acres of retail development. o For plazas that are integrated into a retail proiect, the developer shall be eligible fora 6:1 bonus. Such plazas should provide a focal point (such as a fountain, statue, .and water feature), seating areas, and some weather protection.. That would mean that by providing a half-acre plaza, the developer would be eligible for three additional. acres of retail development. Sample uses include: All MU-N and MU-C categories, entertainment uses, maior employment centers, clean industry. The purpose of this change is to better define the Mixed Use-Regional designation. The recommended changes will ensure a true mix of uses in areas so designated. Applicant's StatemenbJustification for a Comprehensive Plan Map Amendment (CPA-07-002): The proposed amendment, per the "P & Z Recommendation" 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 recommended 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. j. Applicant's StatemenbJustification 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. Justification for the stipulation that residential uses be mandatory in Neighborhood Centers is provided in h.2 above. South Meridian Area CPA-07-002 & CPA-07-009 '] CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February l9, 2008 3. The purpose of the change to Mixed Use-Regional is to better define the designation and ensure a true mix of uses in areas so designated. Note: The justifications for the subject applications originally submitted by staff in December 2006 are outdated in light of information learned by staff throughout this process. The text amendment that was originally submitted with the subject applications is included as Exhibit C. 5. PROCESS FACTS • Planning Process a. Public Meeting 1: Study area boundazy identification -April 12, 2006 (Exhibit D.1) The purpose of the first public meeting in the South Meridian Planning Process was to discuss community identity and priorities of azea 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 pazticipants indicated (1) where they live and (2) the community with which they most closely identify, City Council established the original study area boundary (Exhibit B.1) on Aprii 18, 2006. b. Public Meeting 2: Visioning -July 20, 2006 (Exhibit D.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 chazacter 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 B.7, Exhibit B.8, and Exhibit B.9). 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 azea. 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 D.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 the study area. A majority of participants (59%) stated a preference for the land use alternative that emphasized low density residential development patterns. Pazks 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. South Meridian Area CPA-07-002 & CPA-07-009 $ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February I9, 2008 d. Public Meeting 4: Staff Response Follow-Up -May 31, 2007 (Exhibit D.4) Staff conducted the fourth meeting at the direction of the Planning & Zoning Commission after the April public heazing. 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 B.10. 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 heazing is required before the Commission and City Council on this matter. c. Newspaper notifications for CPA-07-002 were published on: January 28 and February 11, 2008. d. Newspaper notifications for CPA-07-009 were published on: January 28 and February 11, 2008. e. The Public Service Announcement for CPA-07-002 was aired on: January 25, 2008 f. The Public Service Announcement for CPA-07-009 was aired on: January 25, 2008 6. LAND USE a. Existing Land Use(s): Rural residential properties and agricultural land. b. Description of Chazacter of Surrounding Area: Mostly rural residential properties and agricultural land, with a few urban residential subdivisions on the outskirts of the project boundary. d. History of Previous Actions: - Meridian's existing AOCI boundary to the south was last updated upon adoption of the Comprehensive Plan in 2002. South Meridian Area CPA-07-002 & CPA-07-009 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE I°IEARIlVG DATE OF February 19, 2008 - 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 6.77 square miles., or 4,316.84 acres are proposed for expanded or adjusted designation of future land uses. South Meridian Area CPA-07-002 & CPA-07-009 1Q CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 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 Depaztment, and Meridian Public Works Department. The meeting focused on the "Staff Response" future land uses (Exhibit B.3). However, as no new development is proposed, the meeting was for informational purposes only; Meridian Fire and Pazks and Recreation were the only departments providing comment (please see Exhibit E.l, Exhibit E.2, Exhibit E.3, and Exhibit E.4). 8. ANALYSIS The "P & Z Recommendation" land use map is the fourth iteration of the proposed amendment to the City's Comprehensive Future Land Use Map. Below is a summary of the previous versions, and the rationale that led to the Commission's recommendation. A. PREFERRED ALTERNATIVE The "Preferred Alternative" future land use map (Exhibit B.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 azea. Participants strongly stressed the importance of providing adequate transportation infrastructure throughout the study azea. 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, primazily Medium Density Residential, were proposed along major 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 azea, informal conversations with and qualitative comments from azea residents indicate a desire to preserve the rural and agricultural chazacter 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 D.1, Exhibit D.2, and Exhibit D.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 mazket 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) aze not currently identified in any local or regional transportation plans or programs, (2) aze counter to the suggestions of area residents and stakeholders, and (3) still fail to function at an acceptable level of service. South Meridian Area CPA-07-002 & CPA-07-009 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 B. STAFF RESPONSE Based on the factors outlined in Section 8.A, staff prepared the revised future land use map titled "Staff Response" (Exhibit B.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 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 ACRD 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 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 directed staff to convene another public meeting to gather public and stakeholder input on 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% (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 comer 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 shortly after the fourth meeting (by August 23, 2007) in response to the "Staff Response" future land use map are displayed in Exhibit B.10. South Meridian Area CPA-07-002 & CPA-07-009 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 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 Apri130, 2007. The topic of the meeting was eventual city limit boundaries. The meeting was cancelled, and a different date was not rescheduled prior to the November 1, 2007 Planning & Zoning hearing. At the time of the November 1 hearing, the City of Kuna had annexed several parcels south of Lake Hazel Road and west of Meridian Road within the original study area. The boundary was therefore scaled back to exclude parcels that were already annexed into Kuna (please see Exhibit B.1). 3. South Meridian Transportation Study: The South Meridian Transportation Study is in a final draft phase. ACRD is waiting for the completion of the last component prior to presenting the Plan to the ACRD Commission for review, revision, and adoption. Meridian staff plans to bring a future Comprehensive Plan Text Amendment before the Planning & Zoning Commission and City Council 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 "Staff Response" 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 character of the area. Upon further examination, staff felt that the same can be achieved by allowing areas so designated to remain in unincorporated Ada County, and by identifying the appropriate area 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/Refen al 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 area centered around Lake Hazel Road and Meridian Road, and based on conversations with area residents who oppose the overlay, staff recommended 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 E.S. Brighton's letter makes the following requests in relation to the "Revised Staff Response" future land use map. Responses are provided after each of Brighton's requests to better clarify staff's November 1 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 reflected in the "Revised Staff Response" includes the area of interest to Brighton. South Meridian Area CPA-07-002 & CPA-07-009 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 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 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." The "Revised Staff Response" extends 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 did not recommend maintaining the Mixed-Use Regional designation for the same area per the adopted Future Land Use Map. At the November 1, 2007 hearing, staff still had concerns with the MU-R designation as it was too broad and lacked language requiring a true mix of uses. Note: The revised text amendment as recommended by the Planning & Zoning Commission pertaining to the Mixed Use-Regional designation addresses staff's concern. 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 designated as Mixed Employment in the "Revised Staff Response" (as described in "c" above). 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 per the "Revised Staff Response." 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 `ACRD' language may limit the City's ability to make site-specific determinations." 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 South Meridian Area CPA-07-002 & CPA-07-009 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 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 those 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 azbitrazy and inappropriate for the subject area. This concern is addressed by changes in the "P & Z Recommendation." Staff's concerns with the MU-R designation aze addressed in the revised CPA 07-009 (South Meridian Text Amendment) per the Commission's recommendation. 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. This concern is addressed by changes in the "P & Z Recommendation." Staff's concerns with the MU-R designation are addressed in the revised CPA 07-009 (South Meridian Text Amendment) per the Commission's recommendation. 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, the following led staff to recommend the "Revised Staff Response" Future Land Use Map to the Planning & Zoning Commission on November 1: l . City Services: The City's comprehensive water and sewer plans are included as Exhibits B.11 and B.12 respectively. As indicated in the Exhibits, the Public Works Depaztment 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 process indicate a strong desire to preserve the existing chazacter 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, and those comments show 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 aze an abundance of platted lots and empty homes throughout the County. Based on current mazket conditions it is unlikely that the Study Area will build out in the near future, so the "Revised Staff Response" allows the City to direct growth into azeas that are most South Meridian Area CPA-07-002 & CPA-07-009 15 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 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 B.13. 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 identif cation 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 of 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) continues conversations regarding ultimate city planning area boundaries. While no formal agreement has resulted from these conversations as yet, 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, and capital facilities and utilities are programmed or provided for as area of city impact expansions are contemplated. D. P & Z RECOMMENDATION At the November 1, 2007 Planning & Zoning hearing, the Commission voted to recommend to City Council approval .of the "Revised Staff Response" future land use map with the addition of approximately forty acres on the south west corner of Lake Hazel Road and Meridian Road (designated Medium Density Residential). This addition was based on testimony from residents in this area requesting inclusion in the planning area. The "P & Z Recommendation" future land use map is included as Exhibit B.S. South Meridian Area CPA-07-002 & CPA-07-009 16 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 COMPREHENSIVE PLAN -POLICIES AND GOALS The Commission 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 recommended Future Land Use Map attached in Exhibit B.S of this staff report depicts several schools, jcre 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 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 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 South Meridian Area CPA-07-002 & CPA-07-009 1'] CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 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 t/s mile west of Meridian Road and '/a mile west of Cloverdale Road, and north of Columbia Road to Amity Road will be between 35,000 and 40,000 (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 3,916 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 Use-Regional 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 comer of I-84 and Ten Mile Road for a future park and ride lot. This location will allow residents of Kuna and eastern Canyon County a convenient transfer point from personal vehicles to public South Meridian Area CPA-07-002 & CPA-07-009 18 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 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 azea 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, Cazlson 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 identified 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 "P & Z Recommendation" land use map. Parks aze 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 Commission recommends amending the Map by assigning land use designations for future expansion of City limits. These designations are shown on the "P & Z Recommendation" future land use map in Exhibit B.S. m. Implementation The City provides the necessary staff and facilities to administer and enforce the policies and goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the Comprehensive Plan and its policies, under the direction and supervision of the Meridian City Council. The Planning & Zoning Commission is also authorized by the Council to review, approve and make recommendations on proposals affecting the public's interest in land use. South Meridian Area CPA-07-002 & CPA-07-009 19 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 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 The Commission recommends approval of CPA-07-002 per the analysis and findings in this staff report, and with the changes indicated in the "P & Z Recommendation" 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. South Meridian Area CPA-07-002 & CPA-07-009 20 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 11. EXHIBITS A. Memo from Planning Staff to Mayor and Council, Februazy 15, 2008 B. 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. "P & Z Recommendation" Future Land Use Map 6. Adopted Future Land Use Map -Southeast Meridian 7. Low Density Alternative 8. Employment Alternative 9. Transit Alternative 10. Map of Comments 11. Water Master Plan 12. Sewer Master Plan 13. City Priority Areas C. Original Text Changes Proposed with CPA-07-009 D. Meeting Summazies 1. Meeting 1 Summary 2. Meeting 2 Summazy 3. Meeting 3 Summazy 4. Meeting 4 Summazy E. Comments 1. Fire Department (a) 2. Fire Department (b) 3. Fire Depaztment (c) 4. Parks & Recreation Department 5. Brighton Letter F. Required Findings from the Unified Development Code South Meridian Area CPA-07-002 & CPA-07-009 21 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit A: Memo from Planning Staff to Mayor and Council, February 15, 2008 February IS: 2U(18 MEMORANDUM TO: 1•Qayor DeWeerd City Council FROM: Pete Friedman, Comprehensive Pluming Mgr. Man Ellsworth, Associate Planner RE: S<ruth Meridian Plan Amendments CPA 07- 002 and CPA 07 - 009, Outstanding ISSUE'S The purpose of this tttemo is to direct your attention to some outstanding issues related to the referenced land use map and text amendments. The majority of the facts and Planning and Zoning Commission's recommendations for approval are found in the staff report. However, based on the information below, staff recommends additional amendments for your consideration. Background The City initiated the South Meridian Plan in 2006 with the intent to designate land uses on properties in the South Meridian Area that will eventually be within an expanded area of city impact and ultimately city Emits. The planning process comprised four public meetings with over four hundred fifty (450) participants, community identity exercises and ample opporttrnitics to submit written and clc~ctronic comments. The result of the planning process was a "Preferred Altemative" Land Use Map, which is the subject of the original map amendment application (CPA 07-002). Subsequent to the development of the "Preferred Alternative," staff collaborated with ACHD through the South Meridian Transportation Plan process. When it became cleaz that the future transportation system could not support the intensity of uses recommended in the "Prefeaed Altemative," staff developed a revised land use map ("Staff Response"). The "Staff Response" land use map was presented m the April 5, 2007 Planning & Zoning hearing. After taking testimony, the Commission continued the hearing until April 19, 2007, at which time the Commission continued the application again to November 1, 2007. Plmming Departmen[ .660E Watertower Stree[, Suite 202. Meridian, [D 83642 Phone 208-885533 . Fax 208-888~i854 . www.rneridiaiuiry.org South Meridian Area CPA-07-002 & CPA-07-009 22 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Page 2 The Commission continued the application to November 1, 2007 to: • AI low staff to convene another public meeting with area residents and stakeholders. • Await the outcome of a joint City Counci] meeting between Meridian and Kuna • Allow ACRD time to complete the South Meridian Transportation Plan. • Further discuss and define the proposed `Very Low Density Residential" designation. • Further discuss and define the proposed "Neutraceutical Overlay." • Reconcile differences between the land use designations approved with the Southeast CPA (CPA 06-003) and the "Staff Response" future land use map. The Commission directed staff to follow-up on the items above, and to provide nn update when the hearing reconvened. Based on the results of the Commission's direction, and other factors that are outlined in the staff report, staff recommended a "Revised Staff Response" land use map for the Commission's consideration at the November 1, 2007 hearing. After review and consideration of the "Revised Staff Response" and public testimony, the Commission voted fo recommend to City Council. approva} of the "Revised Staff Response" future land use map with the addition of approximately forty acres on the south west comer of Lake Hazel Road and Meridian Road (designated Medium Density Residential) (please see Attachment 1). The Commission continued consideration of the related text amendment (07-009) until December 6, 2007. Outstandine Issues Map Amendmeut At the November I, 2007 Planning & Zoning Hearing, the Commission recommended approval of CPA 07-002 as revised in the attached future land use map (Attachment 1). Between adoption of CPA 07-002 and final considerntion of CPA 07-009 (South Meridian Text Amendment), the following occurred: 1. Discussions between the cities of Meridian. and Kuna regarding ultimate planning or future city limit boundaries, and 2. Conversations with Brighton Corporation about the dexriptions of Mixed Employment and Mixed-Use Regional. Based on these two factors, staff submits the following revisions to the future land use map recommended For approval by the Planning & Zoning Commission: 1. Boundary adjustment in the southeast corner of the study area per Attachment 2. The boundary reflected in Attachment 2 coincides with the boundary identified by city leaders as eventual. (buildout) city limits between Meridian. and Kuna 2. Re-designate the four comers around Lake Hazel Road and Meridian Road from Mixed Employment to Mixed. Use Regional. This (1) addresses the suggestion (by the PBrZ Commission) that some of the services allowed in the MU-R designation be provided in South Meridian, (2) remains consistent wide commitments made when Council adopted the Southeast CPA (in 2006), and (3) with the proposed revisions to the MU-R Comprehensive Plnn description (please see below), addresses staff's concerns with changing this designation on all four comers. An additional. issue that may surface at the February '19 heazing is testimony of residents on Tasa Drive, north of the Ridenbaugh Canal, regarding concerns with the proposed designation of Low Density Residential. The adopted Future Land Use Map has this area designated Commercial and Low Density South Meridian Area CPA-07-002 & CPA-07-009 23 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Page 3 Residential. Staff proposed the re-designation to avoid traffic and access-related problems that may come from a Commercial designation this close to the interchange. The residents feel that, since motorists will have to drive through commercial areas (in Southridge), then under Ten Mile to access these parcels, that some sort of commercial use is appropriate north of the Canal. They also feel that proximity to the interchange will render the neighborhood. undesirable for residential uses. Staff does not feet that this is an unreasonable request, since access will be limited due to grade differences between this azea and Ten Mile (direct access to Ten Mile is not passible; the underpass is the only way to access these properties). A Commercial designation may be appropriate. Text Amendments Initially, four text amendments were proposed with CPA 07-009: 1. Adding language for a neutraceutical overlay. 2. Adding a requirement for inclusion of residential uses in neighborhood centers. 3. Adding the Mixed Employment designation to the text of the plan and including provisions for high density residential development and retail uses in this designation outside of the Ten Mile area. 4. Adding a Medium High Density designation to the text of the plan. At the November hearing, representatives of Brighton Corporation, which controls the eighty acres on the south east comer of Lake Hazel Road and Meridian Road, expressed their desire to retain the current land use designation of Mixed Use Regional. Brighton opposed the recommended change to a Mixed Employment designation for that parcel. They offered to work with staff to further clarify all of the mixed use categories contained in the Comprehensive Plan. After considering testimony, it appeared that the Commission had mixed opinions on the recommendation for the Mixed Employmentclesignation. The Commission acknowledged that there is a need for the types of uses allowed in the Mixed Use Regional designation in the southeast planning area. However, the Commission was also of the opinion that there should be equal treatment for the properties on all cornets of Lake Hazel Road and Meridian Road. Based on staff s recommendation and Brighton's offer to work with staff to revise the definition for the Mixed Employment designation, the Comnssion voted to recommend approval of the map atrrendment (CPA 07-002) and continue consideration of the text amendments until December 6, 2007 for further clarification of the Mixed Employment text. Subsequent to dte hearing, staff determined that it would be more appropriate to revise the Mixed Use Regional text to follow the Commission's direction and to avoid the confusion of having two Mixed Employment designations. Staff met with Brighton and the result of that collaboration was a revised recommendation to the Conmtission pertaining to both the map and text amendments for South Meridian. The resulting recommendations were to: t) Designate the entire area recommended for Mixed Emplo}intent as Mixed Use Regional. 2) Amend the description for Mixed Use Regional per the attached text. 3) Recognize the South Meridian Transponatiott Plan and regain: residential uses in neighborhood centers. 4) Add the Medium High Density Residential text to the land use chapter of the plan. Nate: The three text runendments recommeruled by the Commission ea•e inclra'led us AttucJ~mern 3. ~ The initial thought was to adjust the MEdesignation for nreas outside of the Ten Mile interchange Area to allow sottte higher-density residential uses. South Meridian Area CPA-07-002 & CPA-07-009 24 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Page 4 On December b, the Commission reconvened the hearing on the text amendments. After reviewing the staff recommendation and considering testimony, the Commission voted to recommend to the City Council apprrn-al of CPA 07-009 with revisions recommended by staff. Although the Commission did not reopen the hearing for CPA 07-002 (South Meridian Map Amendment), nor did they amend the recommendation pertaining to that amendment, they did discuss the re-designation of the comer of Lake Hazel Road and Meridian Road Issue A review of the Commission transcript indicates thm the motion recommending approval was for the action "us stated °' during the hearing. It did not specify that it was solely for Ute text or for the text and the map (Mixed Employment to Mixed Use Regional). The intent of staff's recommendation was for approval of both the text amendment andrevised map amendment (redesig»atittg the map from Mixed Employment to Mixed Use Regional). Staff therefore recommends the same to the City Council. Sununary of Recommendations Map Amendment: CPA 07-002 The Planning & Zoning Commission recommends approval of the attached future land use map (,Attachment 1) as outlined in the staff report. Staff recommends the approval of the revised future land use map (Attachment 2) for reasons described above. The differences between the maps are: L A boundary adjustment in the southeast corner of the study area per Anachment 2. 2. Re-designation of the four corners around Lake Hazel Road and Meridian Road from Mixed Employment to Mixed Use Regional. 't'ext Amendment: CPA 0}-009 As described in the staff report, the Planning & Zoning Commission recommends the following changes to the City's Comprehensive Plan: 1) .Amend the description of Mixed Use Regional per the attached text. 2) Recognize the South Meridian Transportation Plan and require residential uses in neighborhood centers. 3) Add the Medium Higlt Density Residential text to the land use chapter of the plan. Nate: The three test unrerulmentr recommeruled by the Contneission ure inclu.led as Attuchutent 3. South Meridian Area CPA-07-002 & CPA-07-009 25 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Page 5 Attachment I South Meridian Area CPA-07-002 & CPA-07-009 26 P&Z Recommendation CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Page 6 Attachment 2 South Meridian Area CPA-07-002 & CPA-07-009 2'] Revised Staff Response CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Page 7 Attachment 3 A. Revised Mixed Use Regional Designation Mieed Use-Regional The purpose of this category is to designate areas at prominent comers of major arterials for developments that provide a mix of employment, retail., and residenrial or public uses. The developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have support retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The detttiled standards for the category provide an incentive for public and quasi/public uses where they provide a rr~aningful and appropriate mix to the development. The intent is to integrate a variety of uses, including residential and to avoid predominantly single use developments such as a regional retail center with only restaurants and other conuttercial uses. The following standards will. apply to this category: • Residential uses shall comprise a minimum of lOc3a of the development area at densities ranging from 6 to 40 units/acre • Retail uses shall comprise a maximum of 50~/~ of the development area • There is neither a minimum nor maximum imposed on non-retail commercial uses such as office, clean industry, or entertainmentnses • Alt developments shall have a mix of at least three of the four types of uses: retail., non-retail commercial, publidquasi-public and residential • Where the development proposes public and quasi-public uses to support the development, the developer may be eligible for additional area for retail development. (beyond the allowed 509'n), based on the ratios below: o Supportive public and quasi-public uses would include parks, plazas, outdoor dining and gathering areas, open space, environmental restoration, libraries, public schools, etc. o All such areas must be open to the public and not limited to patrons of the development. o For land that is being donated (or nominally sold) to the public, such as a library or school, the developer is eligible fora 2: I bonus. That is to say, if there is a five-acre library site, the project would be eligible for ten additional acres of reucil development. o For active open space or passive recreation areas, such as a pazk, tot-lot or playField, the developer is eligible fora 2:1 bonus. That is to say, if the park is 10 acres in area, the site would be eligible for 20 additional acres of retail development. o Forphzas that aze integrated into a retail project. the developer shall be eligible fora 6: t bonus. Such plazas should provide a focal point (such as a fountain, stntue, and water feature), seating aeeas, and some weather protection. That would mean that by providing a half-acre plaza, the developer would be eligible far three additional acres of retail development. Sample uses indude: All MU-N and MU-C categories, entertainment uses, majoremploymenteenters, clean industry. South Meridian Area CPA-07-002 & CPA-07-009 2g CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Page 8 Attachment 3 B. Residential Uses in Neighborhood Centers A`eighborhood Center/Viixed Use. This designation will provide a blend of high density residential, small scale commercinl, 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 Figwe VII-3. Neiehbofiood Centers that straddle or a~ consistent with the South Meridian Transportation Studv should 6e imolemented. The purpose of these centers is to create a centralized., pedestrian-oriented, identifiable and day-to-day service oriented focal point for neighbodtood districts. For Qercent of all land within Negghborhood Centers shall be developed for residential uses. T7te centers should. offer an internal circulation. system that connects... Note: Proposed additions to the Neighborhood Cerrter/Mixed Use description ure uuderlirred. South Meridian Area CPA-07-002 & CPA-07-009 29 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Page 9 Attachment 3 C. Medium I~igfi Density Residential South Meridian Area CPA-07-002 & CPA-07-009 30 Aledium High l)cnsity: To allow. for the development of a mix of relatively dense residential housine Xypes including townhouses. row houses. wndontiniums and anartntents. Residential densities should ranee from eight to fifteen dwe]linp units per acre. with a large[ density of twelve units per acre. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit B.1: Original and Revised Study Area Original Study Area :, CITI( OF MERLDIAN w J ~W ~~ f :mil Study Area V ~~ I Revised Study Area _..~_ _------ ~r ~.. .. _ __. _ wr~•xsr~re ~ _ ~~ ~ ~ 4 . O~'F.FLI.AfiO ~I ~ ' I ~ ~ti ~~ ~'~~ _ Z rn , . ~' ~ . - ~ - ~ _ _ wrrouv EXC. 1 N.l.'•~ ' ~ ~ ~ ~ '~ _ _ _ _ ____~ A>IfIY _ ~~ '' ~i LAA611AZLL ~~ ! Re ov d from Study~,Area ~ 1 _ , __ .. ,~ v .. /J~^~~~5 L~_~ NN ' evised, St dy Ar~ South Meridian Area CPA-07-002 & CPA-07-009 31 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARIIVG DATE OF February 19, 2008 South Meridian Area CPA-07-002 & CPA-07-009 32 Exhibit B.2: "Preferred Alternative" Future Land Use Map CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February I9, 2008 Exhibit B.3: "Staff Response" Future Land Use Map Staff Response ___.._.. Land Use Des~uatlon Acres Percerrt Hoasittolds ~_~_ - Yery Low Density 5,834.33 51.44'0 1,691 ~_ _ __ ___ Low Density 3,028.08 27.645 4,143 •L ~ Medlum Density !,101.90 f0.14b 6 061 . ~. , Med-High Density 793.35 6.7'0 7,334 s NetghborboodCenter 232.30 2.7~ ],278 Lam, i ~ ~ MU~ommuniry 22.80 0:24'0 __ MU-Re ional 58 93 OS~ g . -- • ~ i , ~r ~ Emoloyment Sancwurv t52.9 1.49!0 ~, '__~_ _- _ ~ Total _ ,.10,97269 L00% 2A,907 •J Legend ~StudyArea Boundary O High Density Residential ~ Mixed Use - M1leighborhood O Creeks & Canals O Medium Density Residential ~ Mixed Use -Waste Water Treatment Plant Commercial O Low Density Residential ®Old Town Med-.High Density Residential O Very Low Density Residential ~ Public/Quasi-Public Mixed Use -Employment ®Mixed Use -Interchange ~ Public Park Industrial O Mixed Use -Regional O Public School Office O Mixed Use -Community \\ Neutraceutical Overlay South Meridian Area CPA-07-002 & CPA-07-009 33 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit B.4: "Revised Staff Response" Future Land Use Map i- - i ' aw. i~ ~- i ^'~- ~ Iflr STATE ~ ~ .gip ~ ' •~/~` ~ j,,,, y~ ~' ` J ,~~~ at, ~'# ,a ;~. ~ i ,r NC ~~~NC ' ~. ~ ~I~ dk, i :{ t ~ F -, ~:, -~ j (tom ~`~-`., ~r. 11a ~~ '~i4 ~ --- ~ ~~ ; r.. ~ '~7~'~ iYr - ~ '} / ~!~_~~NIfY~ ~t_I ~ { i h~ ~ ~ ~ ! ~ yam'. ~.~ ~'~.~ ~. r ~/~~ - - 5 ~i 1f y ~ ' I ~ ~' • ?-. ~. ~ ~ 1r r I _ ~ 1 _ ~ -~ ' --- ~ ~' ' ~ L. n ~ r '} J ,f. ~ t~ auAZkl. ~ ~ .,~ ' -t- r_ - J Legend .Creeks & Canals ®Low Density Residential O Revised Study Area - Commercial ~ Mixed Use -Neighborhood ~"°"°~ Fulure Planning & Referral Area Med-High Density Residential -Mixed Use -Regional Parks Existing 6 Potential ® Mixed Use -Employment _ Mixed Use -Community j Schools Existing & Potential Indllctrial ~"~~ Ten Mile Interchange Specific Area ~ Fire Stations Existing & Potential Medium Density Residential - PubliGQuasi-Public ® Potential Transft Stations November 1, 200'7 South Meridian Area CPA-07-002 & CPA-07-009 34 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit B.S: "P & Z Recommendation" Future Land Use Map P&Z Recommendation _ 1 - I ~ -- _- , - r'r<__ ~ IC7T~RSTATE I,~` ~ - ' ~~ ~ ~ r , `, ~,1 ~1 ~ ,` I 1 'I... ~ I l 1 ~ U +* ~ Y7 •~Y /.~~ - ~_ __ I , r / ~_ ~~ 1 i Legend Creeks & Canals ®Low Density Residential ®Revised Study Area - Commercial ®Mixed Use - Neighbofiood ~~' ~ Planning & Referral Area Med-.High Density Residential ~ Mixed Use -Regional - Mixed Use -Employment -Mixed Use -Community Parks Existing 8 Potential j Schools Existing & Potential Industrial ~ _ ~ Ten Mile Interchange Specific Area ~ Fire Stations Existing & Potential Medium Density Residential - PubliGQuasi-Public ® potential Transit Stations South Meridian Area CPA-07-002 & CPA-07-009 35 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Future Land Uses ~..7 rpn rAa mlwrt.,na. g~i«+r~: wu - commel®r ~~-ma.cfrel JJJJ',~ arStl -11 V' 1 Detryt/ n~JCL`IIIfI O ,.IOfnma~nYq. RaJawW Iw Cb+tllr RNOSNS` a1C Taal ~, hf iwo Uea • aue~lrunue - IA0.a0 UtG ~ R1aiG~a1 Q nlwu ux • M~~oo,alr ~.NGld Ut! • INlly'ta111oD1 _ IAaaO uw-VrtrJi VNkf Vaxmus fWl ~ ACtiCaunlftiefa ~\!C. N,lywneul Cents Legend Fire Stations Existing 8 Potential ®Potential Intercharfge • Existing Domeslie Well rrnsr~ Pofenllal Overpass • PatentlafDomesticWeO arr_EnUywayCoriSdor Parka EzisfingS Potential ~ Sawer Main Line j Schools Existing 8 PWential - Infersiate ® Potential TI'ensh Station -Principal Arterial ~~IRIaEAreaal~Referral -MlnorMeriat Urban tiervke Planning Area 2005 MaJor Collector CreekaBCanats r--~ Railroad - Section Line South Meridian Area CPA-07-002 & CPA-07-009 36 Exhibit B.6: Adopted Future Land Use Map -Southeast Meridian CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit B.7: Low Density Alternative South Meridian Area CPA-07-002 & CPA-07-009 37 0 0.5 1 2 Mlles cocn~ c~;nu;nu CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit B.8: Employment Alternative South Meridian Comprehensive Plan Int~hareps Land Use Scenario 2:~Employment ~~ t~ r r ~ ~ ° I li•r~:-. ~ri~Yi~-Y~7ieI3 9 ^"~ I ' ` - ~ 9 ,~~_ q ~ a _ ~ `"~ rposed Land Use Designations Olher Map FJem solo ] lax D•nsrty R•udensv Fslsting Fits Stetiore ~ "~0`rran ~ ] N•dWm aBMRy k4•IOEttOal Ropon~a Pine smtiotm ] Npn oeurtya•uden~i Q proposed SChaole PUDONaWa~UtlIC FinpoYmmt eunanary Pb d Canniun h OXloe q Park Camraercl•I Nn~edU®Nei~mrMOtl proposed NelpModrac ~ pg~ 1 Npgp Uip py~ypty Po66Ide Gtecnepc+ca •It Corridorwq OBCVast sting Land Use Designntiona Ttai a 1a"'c~°yR~OBntlm ®PotentialViewLOb NBONIII a•n61t~R•9EBn~1 'd uimd VM wgorat OPtoiat Fbuneary Victory f ~9 i I 11.,` ~ m'~ q, ~~ ` ~1 ~ NC a ~Haz I -' ':-~1 - - C I bta i A q.. q a . sl i2 d 0 0.5 1 2 Miles co%,Aa [ r i r I r. t t 1 ~- 01vC~S = Ir.u., cr~:n~ ~..•. South Meridian Area CPA-07-002 & CPA-07-009 3g CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit B.9: Transit Alternative South Meridian C nd Use Scenario .~ rte--. O -t x 0 o u .O f Victory O. ~:~~' Proposed Land Use Designmiona Other Map Ebmerda n,. ~~'±' ~'Llke h~ ~X Q LaerWO%aePStnaft t ~ISU~g Fhe 6letbn> q ~ ~~~~ t~ ~ Pmpmee Rn 6tetlone 'lam Q euaum Hoag wnommi Q Hynoaaiga.raeem~ O ~oseasmnom ~ v4~ ~. i ownravmwu>re !~ Empgneoisaaesp q ~ .~aon,~,ay tol blo , 0 Commetcief 1 PR`s aaw~encom~e - 9 Qn mcaausnapnmrrooa PooaseCieenapwa o q~ ® sumo useomnmuy iii q>niaor and Oaavaa V i Tre0 E.xistingLand Use Desigaationa - .~_ fr.Ca ~m.oamrcrwemnav ®PmentmiwswiDb _ Qj/ ~amomoumgaeoa3nnu g ti enoa use aepaw OPmjeq BamEary 0 0.5 1 2 Milea 6 i t i ~ I South Meridian Area CPA-07-002 & CPA-07-009 39 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 South Meridian Area CPA-07-002 & CPA-07-009 40 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARIIVG DATE OF February 19, 2008 South Meridian Area CPA-07-002 & CPA-07-009 41 Exhibit B.11: Water Master Plan CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit B.12: Sewer Master Plan al .~. I I q / U / _ _ , I- I ~ t~ 1 [' I i rt r a I ~ ~ ,u t 1 i' IL I u1.. _ i ..~ j t, r f ~~r ~ I n~~ `l ! N0 ~ KLI ' , e r -~ t-at 1 II ~ ~ . I I F _ ~ ~ r . L ~ -~.1 I LS ~ ~ i i ~ - ~ i~~ , I ,~ ,- ~ _ f ', L1_ ~ ~ U ~ - f , ,,. ~ 1 ~ ~~ sz _ i - _ , ~ ~_: a ~ ~ ' s 1 ~ . I I!^ 'I y'8. L ly"i., ~ IY OVERLAND,ROA01 ," ~ ,ti ,0 '•1~1. 1 " ~' ~ ~1 ,^~ ~I ~' ' Sa +s 1 r 1 , I , rxDeRraoirs ~s I I ~ ~ , ~ ~ ~t'~. ~ ,;j ~ ~ t ~ ~ e ..r*; 1 a ~ 1 _ . - - ~ .~, ~ ~~~ , ~ I i ,- ~L.,111L , A ~/ ~ I C ~ ~ I l /'',~.-~ I ~ ~ • ~i ~ ~~ ~ ~ I .~ ~I 1 ~~ 1 -~7f 111„ f , f: ~. ~ LI ~ ~ 1 J . y _, ~ ~ ' _ ' ~' - I ~ ~ - ,- , a ~ .. , ~ ..I , ~~ ~1 I 1 r ~i l1 G! 1-1~~ ~ f ~ICiONY AD~ - ~ -. "1 , 1 (Ili 1 _ J [ :..~ ol. s ~ ~ . _ _, a 1~', I~~ ~l~d ~~,~ L ~ ~sr ~ ~6~ ~~ ):9~ 1 ~ i S'~ ~.+ 1 r; 1 1 i~~~' I 1 I~ I, ~ fteEK ;.. i - -~ ~~A90NiC . i~ I ~ ~ ~, `L i ~~~ ' - r-i 1 ~~! 7 L,i.'' ~'~ ^ t ~ I UEGEND r 1 ~~.... -i ~ f - - ~ • ~'~ ,.y ' , - i I I ~ , ~ 1 .'. , 1 ~ ~..~..:.~~~ ~1 eeaemm I I ~ ~ I ~ ~ ~ ~ I , ~ ..~ ~ e I ~ ~, , -TAKE HA2EL'N_OAD' ~ ~~~ zr I ~ -~T~ a ! - r~ ~~~ 27_ ~ ~ • I COLUNBIA ROAD - .. ... 30' ~ 38° ^--- FONCEMAIN Q til'UDYARF,>, U, ONHRHION e.,mm.,,, LIFT STA7WN 1H' OR161NAL IEV 677F1 3d NEW MP Sam South Meridian Area CPA-07-002 & CPA-07-009 42 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit 8.13: City Priority Areas " - - - - - - ~ __ I 'j, ' ~.:. _ • BLACK CAT .~~ ` r .t '~ fi ~ ~' ~ '' ~ ''~ ~ ~ ~ "~ - _- 3,: t - r . _..~ nf, r ~t. B A $)H / ~ '-a" ~ • MC691 ,- M ~~~~, I'" ~M rr~ r- r~t r; T-~ 1.~ 4, , 1. ~ - ~~ 1 " r ICK 1 '"~ ~~ ~ [~ ~ ~I"~"~ Ji L~,r,~ ~;;ir;~~ 1 {~ r~ ' `\~ - :ki Utrl H ~ ¢ _'~G,-LD TOWN ,1 _ . _ ANDr_ HILA( ~ 1 FRANKLIN ~ ,I - _ - - PINE-~•I ~~~w ~1 ~ ~ ~3~r'~ 1 r., ._,~ t. }'t _ it 4c ~~ov. ~, NT'ERCHANG .,_ ~i~~i• - - ~ .,-~ S `` i 1'k:-~ _ = _ r _ I g ~ 1 ~~`~ ~~ ~~~~ r~ ~J ~ ~~ 4 } / ;~3p - PowDE~ YYY - ;r Y _ "•; r '17~r BLACK CAT RIVEEt 1; ~};~~~ AIVD ~ aNlTY ~ 1,.3 I AMTfY . ' I ,: .I _ ., _ ~ r~ OCUST GROV I i f ~> .. 1 LAKE ~. , I IAidI) LAKE MA~EiI 1 I ~ I:AKE t[AZBL ;I I ~, ~ OLUM81 ~ I I COL M IA 1 South Meridian Area CPA-07-002 & CPA-07-009 43 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit C: Original Text Changes Proposed with CPA-07-009 S'pcci£r details of t:he changes requested Ttae tequested~te~`t Ch~tlg~s COiatCl(~~ ~1~'Ith the ~c~tith vlercliaxa ~crrnpre~tensi`=c ~1tiap Atncndmcnt and serve fivo p~rrposes: 1. To ~cfd .four new desi~t~ations ro the t~ur:i.rc Land. ~fio iv9~p. ~'l'er~• Lo~v~ E7erasit~t ttcsiclcntials ~ted:ita,ara high .T?enSify .Ctesidential, i~letatraccutical (7~rcrla~~, ~n(t. M.i,~tecl (,Tse -~ ~mpln}~ment. pro prvpos~ed ~s described iii U~rrderli~t~ viral strk~uut;cltu-ige~ fur t~Yl tairee~r~titerits betbv~. "?. `~'~ eosure that residentzl uses arc i~cittiied in nci~hbtarhav~l c;~nters. 'I'bis will arandatc tia©r'e diverse land ~~es lthriru* I"tir, exotnpte, Co:mtncrcial and oi'~cc}: ensure, t.ran~it. stt~pfartive, densities. aaad c:re~ate. ara ~-ppropriate nu.nat~er of reae~f3c~ps to stapprar! cc-rn.ratie,re:io:1. buisinesse5 iaa raei~;hborhoocl centers. Address howl the ~rnp(-srd urarorravnaent ~rtrvi~,~cs vn crttpru~ved guide to future ~ro'~vth and clevetoi-merot t~f the e;ih-~.. ~1.. '•1'l~c ~cltltic>n o,l'the'1~'e,ra= I.u~~-° faerbsity~ CLesidential (Icsignat(an all(~~ip tlye City qta ~~~ ris reegmmended b~ a~fcctCd resideiyts tft,rougltoi~t tlae S(autl~ Meridt~n t'lann:int; Process. 1r ~v'i.lt presort=c the rttr~l. fceY cr1'aro~~.5 sc~ ~I~:i~n~te(i wllilo prd~•idira~ a:~ore dig=erssty iat ltousi.ru~, ehc~iooc ('larger, e~~tate I(~ts~ F:net al.low~.a~ tons-tGrn~ prescr~ratiQC1 of'agcicalt~~l l~aacl urrod ~ipeiz tipnc~•. :~, '1''lac l\!lcdiucal l~iigh l~ensit~~ t2E~tiiclenti~-t des~n~-t.ion at[otivs .for transit suppartyvc dcrtsitics tat ia~tcnritie:~ that dire tro~4>re. appr(~px:iate fe~x ~ar~eas sc~clt as Soutla Mtrieli~n. !t Also corre.Sp(~n~ls marry;: specilier,l;ly to tla~ l~I~ lone tfaara a.ny~ land use: designF~ti(an CuirrenN:}+ rt~cc~Saai~etl' b4 tFle C~ityr, C. The ~letetraceattictil ~~er.41y ~.Ilo~vs ttac opporttanit~^ to Ic~(:ate find cra:Fitc busiatcsses that tare mrat::eall<< bencfici.~al toftr~ith the ngri(:,ulti~ral ~ancl ~rowin~; nperatibtas that euerenfl}~ ex.ist in ~putla Meridian. E1Q the starve time, i;t ~~<<iil: help to creole li:vin~ wtgc;.jobs in wcstena Adg Caaaanty. b~ "tic M~eel. Ilse -- Frra~la~~rmer~t cle~si~raotton.responds to tltc i7ced for job Cr~:Ati~n in Vtericlian. A!fi.~~ced (Jse - ~'mplo}~ment orcast u.itlykc tide Existing tili~ed'fJse etcsi~p~tioras emph~sizc etnplo}Rmcnt UCES O`~=eT rettail. Any r~:tFail uses ,proposed onust. serve t,hc emp.lo}~mernt rases iii thcso areAS. Aat~ other data and .an~ornaation that would support than rey.ucsf. Ate~s~ see e~iated map. amendtneot. South Meridian Area CPA-07-002 & CPA-07-009 44 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 ~ndcrfiae and strikeout changCS fr.~r text amectdments: Residential Pg. 99 -.F3cfore the `°Lt~~~~ Density" bullet; add the follo~~rin~ (new designation): • Very nw;l7ensity: to ~tllo~t~ f`~ar -he dcvclooment ol'.~in ~1~ e•fanuly homes on very. Pg. ~9 - ~\f'tcr'the °`Mediurn Denst?~" bullet, rtdtt tiye followitts (itc~v deSi~tttttit~n): • 141cdiwii With [7ensity: to allots+foc thcdcvelc~pment ufa Inia of relatively dense per Mere, with lt.tarect tlensih~ c~'Ct~~~ehte units ncr.acrc_ ~;Isxed Use P~. ,lOl. ~eforc rVc~~,~libarli<r~>cl ~enter/M~x4~d Else: a1'ei~hbor/rood ~eiiter/rY,Iixecl (Tsp. 'Cltis designatic-n ~vifl pravide.l bl~ncl ul'high density residential, small wale eoinlz~ere,ialF cntertainmer-i, offce andopen. space uses that arc gcarec~ to strl~e all. residents within a c-ne to two sguarc mile area, The devcloptnc,us an; encextraged to be dcsigged accetrding to the conceptual neighbdrltood center Klan depicted :in. rigu.re VII-3. yei~tihc~rhooci. Centers that straddle: or arc centered around one acpcss canlr~l mersures as,egn<<e?•ed by ~1d~. Counh~ EIi~hwav District: The purpose of these centers is to create a ec,ttralzcd, pedestrian-oriented, identi;liable And day-to-day scrvic:e oriented :focal point for neiKh.bo.rhood districts. Fcirty. percent oaf all. land within South Meridian Area CPA-07-002 & CPA-07-009 45 'C°hese_m~e relat~~cly cam~act areas within the tontE.vt of large-,nei~hborl~oods anJ row hibrted as ire Nrcavtition businesses c©ntrac:tt~r't v:-rds. arld othor light ~tnd hea~~ itulu~trial uSC;ti. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 T`eigltborh~aod C`enterr shall be. developed I;~r residecitiaY uses. The centers should offer an infernal t:iroulaton s}stem that connects... Pg..l 0l I:asr paragraph: E~nlt+~s enherHhse de icfed on the l:unirc Land Use.,M~~~1 nl~centers arc intended to be developed around the half tnilc pt.-int bc;taeen ttvo section fine roads... 1?g. 102: r11lx¢d tl.~~~. There are €we six sub•catcgorics of the Mixed T:~se tlesiyttttinit... Pg. 10~: Second. bulict under.,4lxred Use - • Where feasible, and with fhc ;xceptiran cif aceF~s designated Mixed l~sc lam oytnent, multi-farnily residential uses ~'i.ll be encouraged; aspeeially 1'nr projects ~~~it1t: tAe pottntihl... .l'g. l03 -- Mier the "Vli.~ed Use - ltegionaE'~ bulled, add thu ti`~Ilc~~~~ing Cncw designation); ~enring; cn~~o~~e~s t-nd users of the ~~li "•e CJsc;,~Lmnloyti~nnt tire~es. are allowed. `l'be ~pllo~~ina standards will ti~pl,}~ t~ttts c_atc>;o • C)ne to .four story_buldines • 'f`atttk floor areas between l0.QOQ ~-nd I.OQQ 000 sn. R. • ~Io ne~v reaidencis-.l uses ti~ill be permittCd (existing r~sidentif~i ~vil.l be 71lo~ued to remain Ind exp:uid accessory ~tructuresl • C;1 a ts~ncltadc: l~re~fdcsian:ll c~ltic~, light: industrial. rCSCnrch F1ny South Meridian Area CPA-07-002 & CPA-07-009 4C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit D.1: Meeting 1 Summary ~au~~h 1'Wlerr~i~n .1~4a~°~li ~iin~ ~h~~~ ~re~ Bafa~rma~Euo®~6:c1~deetin,~ 5niu>um3~e~' ~1PieeArel;~,IDnte~ T~.e~ amreD Y>ur~~,~ma Agr3a9 l2', 200b ~~6-'s:0a p~.j - btan~ &ZcPlr~~ve~ BJe~uent.s}; 1@50~ $..~si~ Id,d.; h+ferida.~, Id~aLo Sfs1£~.~~~teadl;~m~c~e Amuse Geun~a~ {CS~j Mail E~sm~tmh (Citlj~ I~ wady (~~'D Brandfan troscies. ~I~PRp Cifij o€1VIFii;di3~ (C:i~;•j L3jadir Ftiesa Pwblic Pt,?lations (LFi~R} ste~;e.S@dd~mwr~ rc~~~p Brad. A~°atsoa ECi~tyj ~IS~eetiiq~ Attle~daace .~ notsl oEa~~ ln~idred. seM~ly-:i.~ ~172D1 PeapEe sign,Hdaa et tLe a~m~a~on~l nrEy~Q. M~eet~,g, ~F~are~~vrae~r ~,a I~as3a3ri:oneaE .~iEetiue rr~.i Lehd..~nN'13, 2tOQ?6 ar, ~`?3F''r ?+ric?~son EE+en~:~n~, ~OSQ ~_ ~~,. Rd.;. iei M,e3i,dian Fdai~o~_ '~.h,e purpose. of tLe meetin€ •~~s t~+ des~as;s tL~e c+amu~u3li~• adEOititg~ rid gr~a>5ties €or Ad6~ C~a1>:n't} pr~p~ry a3113eas aud. tresid;~ts lacated.IlzFta+een 1~E;3idiaa and ~,u1a:. The eneetitxg inzluded a rpr~ESeeltafdan ~ tie ~i~~ of ME,-icliaa PubGi.c '~~iar~ss about ~ aq~iDa>Qiflit3' of seurea sE~nces fo ce.~idents is ~ agea_ 'F~he pc+e_-eiiation •ar~s fCill'~wed. Nrrr a quEg~as and, an:a~ peri®d Meeting patFUCipc~ac: az~eae ~n ssked~ to pupate iu e: n~appi~ eaEeci =e ro fiud. awe v~•L:ich cotuaruwit}~ the5• edEQrify ~,virth the n~n_t ~.pa~}cet of infir3331ataLaB r<13areaia,Ls was p~a+~~ded~ no~ past~ip;:nts aEcer t~.ey segaed ~. 3~?andatu m3atEa331s ielcls!1ded: lnieeting g~oa~;~a;,g~~; ieque>§t3g~ eked. gt~EStials, ~ou~t fon3e~gtmn:lit<e, stu,d5' aeesa map, ands.13~+ rate c~mp3sisou~. Info33nstioL~a€ displ~}=; ~~ere ser uF in the Eaaen. end+ stsldg' arE~, euaps. pra~zde~! em: the €a~les to~ protiar]~e proyeut irifck=matian tt+ ~iie ~11b~luc a>:d to Eatihe~ tlr~ir inpurt sboirt tLe idr:n~ty~ sasi.•u^~1r.2e;: o€ 66e c~1>~ntuit~~_ Di:~p9e~~s inchided_ p~-e of tfhe useeri2 :~9e~i,diaa F~ Di-Frict 3raa~p, Sourly Y4~3i~an1`+ozch. L~.ws~:5tud4 Area maps;; ~d:pumlc uork:• inf~or31a4~ti.au~. Ia$a3r3na1~f~ms3arl~ ?6~$eed~a,~ ~ali~Yic Itmk~olhre~e•3nf Sc~ed~Qe ~4pri] 1, 2006 lve~~ 1tE'lesse sE~ Fo Ida State:ma~, ~;J:u3a Melba ~1ess^_ aud.'vx~U~y='T'rines ,4pii1 b, 2A06 h+leetit~ .~nao,nncezn~tlFla; eru3ael~d t~o propFrty ~~ aLal Eoce] ~ft3;c~a~s .~p3iJ 10, 2406 1`e~as R~k~eaee sent to ~aLal telex-iau sf~~i~n5 dud ~w~~spapr~ A~ 1t9, 2006 Public 5ervwe A>:n@'il3lr*nrp~'4Enr to 9DL3~ 1ielE'S4756o38 331.4.'radi~0 stettcw~.s AFr~ l!0, 2006 I~~D St~..~smaa ran proms rel+ea:e agaotu3eiug n'deE,e~79g April 11, 2006 Fax 12 T'el~•aa~x va>s a'>?~Eavs ~a~~. an due itpcarnd3lg m,~tiri~ ,~-ril F2,, i006 Iib€anrm>i~url R~feetin; Le@d at M33~• i\GLPL~som L+E'ee~eataty in R4ezrdi~, I•dat3D South Meridian Area CPA-07-002 & CPA-07-009 4'] CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 R'teeliag .ann~ounceanenb~'lver A A'feetiae Aunounceme~t~lye~ was wailed to propeiiy ai4~ners t4~atla,m the study ,area. usiug the Ada Caamty Assessor's iecai~d's. Elre aunavatcemenls ~~eee also seat to local elec,4ed of>6ciaLs and aee~ecies inc9tzdiag: the 'City of Meridian's Mayor and' Counei9 b!l~mbersy fhe Cite of I{una's Mayor, Council 1Vfiembers and. plannane depaitanent; Ada. County Cocnma_cso~en aid planning department; Ada Caunty liiehwaY District Com~isseaners; Idaho Tra~poi#afiou Department F?isfei~ct 3 engineer and plartiner; and C~OA~ASS's Exerufsb a Director ,and plavniug staff !h Botal of` 1;132 aurPOamicemz~ts R~ere ntiailed_ \ie~vs Releases aund 1?ubltc Sei°~~ee t~nounce>lneats Neti4 ~ Releases and FdeUlir Seesrice Ar~ogn~ceme~ts ~eie disfribapted to local media outlefs aa~ tlae Bo•iselhgeridian?Kuna ai~a encaueaeane participation of the meeting and. media cos~erzge: prior fo tlme meetine. b~s a re•~~tlt, the 3daho 5faFesman and Fox 1'2 ~F~elet~asion repoified on tb:e sttu$y and iufaimatianal meetine. Sumtnaa~g- of ~~r~tten-Comments Comme~nf $eavas ~eee. disfribrated and ®ollecfed at the pn~osmatiomal meefiag. Seventy-six (76'j ~~ritteu comment farms re?ai~iivg the sfudg were submitted. ©mmet,ts C'~o~)vected at the Infformat>aoual Meeting The: fiollot~aitg conuiaetlt lxaxes; there prop; ecl>ad mu the c~au>aneut f©r>~s dasta~~uted ~t t6e infor~taonaI me~eEiug. a) Do you own property tic~tV-rrr the South Atieradnan - ih'brttih lYuna Study Area? S'ES lat? 2J Jf YE5 viha~t is the address/docokron of your,praperty? -- - 3J~ dppraximiatefyha~v me-ch land do you own? fames) ~J 4Vh.ich tocad cammUnity do you identr~y wi fh the' mast? JShevidi~n _ Kona. _ Other Ipla+.e idenrsfy'1 •SJ b~6'hy ab you pre}re.r the community yo,~ chase? Ii"ri~at are the camm~rreity's "values'°? 6~ 4,L7iat issues dire to gYOwth in the area wid.f need t"o be addressed' within tlNe next S years? Within J® to 1'b years? 7,h WU'hu~t types of serviceslcmenrtdes ob you tiwarPt to see Sn this area -vithin 5 years? iVith.in PO #o .f5 years? (;o~orirs, hospitofs, sewer, etc..) Below es fhe summarb~ of fhe meeting pai#ici}aaut's a~nstiueis to questions l -5. Questions $ and. c~'ill be suammarazed in more defaal ~n a later report to the City of Mecidia4 plat~ine department. t' ao oM1Vn r er, within the South Mreraddan - i+dortJ~ Duna St .Sre~a~ Y£5 idm All ~~~ent}•-sas paiticipauts #liat submitted comment farms responded Y1=S fey la~~z in the shui~~ area. South Meridian Area CPA-07-002 & CPA-07-009 4g CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 z' ,r, t~s ~Wdtot ~ dihe aa~dr~fs~dvcacivn r, r r ~ A+Ie~ti~ ~peL~ listed d6e ~ddre~ssll;aceti®a ad sl~ea fir. ,~ ~1 -dra,re li+~v dnuch~ t~sfrd! dc~ rnwtr? acr~es)~ ~ Izs: t]tz~a 5 ecres -19°.'~ ~(9n.:Lle:~ ;~~ afire) a y t~ fldJ afrE:S -.30?~O ~ Crreaber ii~sa 1~ to ~~ afre5 - 3190 ~• Crreat~ ahaa ~D t~ ~~ acres - 13.0.°a ~ Cri!eatpr ¢l~aa 1®tD acts •-`30;%0.~aF,~est'?ib4 scres.~ 4p 4YhirdP tvcs!f cvraiarasr~r~,ty do gwuy rdeaaru~jr gv~t~ .the cr~ost? ~Yerediaira _ ~€tma. _~Otfi'~ ~ icaso 6cfmt1Q~r1 4 Asn ~(45~ ~. Kuna~ ~2'lp iiap r~t~' 4~ o I+:etr~pc~ ('l) o )weiti~ E11 a liadeceded ~l) Sp 9Wf7 d'o r~ er dhe cot~zr~urai;t fi~ose? ~tnhat are ~e cvr~imt~ait 's "troP~,~~"? P~~idian ~ Raised is 2k~di2t5 ~ E:dwo~ted in 1~9e;tidiaa ~. ~aak tl~esz;. slwp t~~. dv ~ntstaess. there ~ GLb.ser to -cL; :Food; :futPN, and s4~oppia~; r BQ~e,PI nPl2Ct1OIl of 5~Ie5~1'II~'i1C~IIt5 ~ Bectea propert3' H~ltiue-. ~ $E~°ter sehvc4Lw ~ Bek"ter pL and dFire]o,p~at strsre~ees. ~• Bs~ter.eaE~n~ling gro5vsh ,0 his u~r~e apparttwity end ~ralite~. fflr ~]aas far P=~P 2~+Zore sE?+.~ces a.~ ~'eeUabl.e ~ Se~*?:-icesr~iLlbe:prm.~id,ed:sav€~frt~m?~~idian: ~ La~• ~~~ailig' ch~allen~ed ~ ?,Aare e~{iait~bi~ erd cost ~~s in tLie lei rv~. ~. Prosianity to i~fendeanimpaft.~:c~a3 ~. 5tipport !,fe}•aa's ~asian atul v~:Lnp ~ 'V i67$i~t'~OraR3Td ~OOki~ f~in~n.mri~ a E~+tocal, rt~t€u@ snd faria~ farlr»~ raannaaet}~ ~ R'>ac~] area v~~kh ctie fauyseni~ace o€~nscess and evtrmnerfeal acf~:s.>~t too f®r atiw}, a I,,ardr ~enSlt!f 110g] frnnatna~vic~~ South Meridian Area CPA-07-002 & CPA-07-009 t~9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Kuna ~ E•u eiything L dm canksnuwity v~~ase res~al~res aeoaand Kaaua. +' Pi~oximify to Kuna. ~ Kids go to seHbool in Kttua f Raised in. Kuna * Always felt ah home in Kuna *~ Fa~nih~ tits ~ T'azces paid to Kuna coinmtiuaity ~ dn. Kaakka fue district ~ Ire.Kaaua scHrooldisihicE ~ Beth seHrools ~'ofe orb Kaaria school aad libaary bands ~ T~oaa~tfu9 and ~srallp• nLinpded agproach to scluool fitrrdiug ~ Excellent cor~tuaniiky~ c-aHues, srhaols and chkurhes ~ ]..ess soli°ek~ment iufier~renee ~ Ia~cne conser~afice l.eadeis ~k~s ha:~~e a bigger ~~oice. erh Kama. deci_5ions +~ Lower taxes ~ Rural boat close fa bie;er cef}• seia-ices ~ Close to shopping' +' Better fiuhtee and pla>buiag 1_ess cau>nmekcializzd = Skua1B. coaarnunite° ~ Skual! Town. atmosphere a' dell-S~aC.e l~kSaOn Kuna p~.~okuotes less ~comgestiom and lkas p8aus €or hou5iug arnd~ a slaaatit~~ of life around. open space ~ Rural rva}~ of life, beautifu9 rieHe ei~op?ands. •~ Prefer a well p9auaPeti ouf ~•isiom fior fittanie saasfainabul?fy agd afteactive~aess; a g~Ian fare balance of ecrnur"etcial and residential ~aat lessen: the bamden ofsa~ppottiug the infeasfnicfm~e an tlke k~esid~vtial ~~ Cues more about ~gaaalif}• of 9efe than +rroabey ge~eiafied by ok~orvth ~ IFia~.:e hope thaf Kuna mill root sell Olk? fo der-eHapers Other ~:4da: e'otm6v_ ?~at~a.. NeifHter. Undecided} +~ Rural ,ooffit„ ~,,,;h: ~~ `~LTaut ~ acre oz las~rr property to ~aiiyfaen rLUaflfa~icaelhtral feel ~ ~ataef; catuytrF rr ifh orun rs.ater and seru~• ~ S~uppok~ susiainable aer-acallture ~ Setter sc4eools ~ No big bax stores ~ ]ESS ~1~~1c ~ Slaw~ee pace of life 4 South Meridian Area CPA-07-002 & CPA-07-009 SQ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 ~p gw,FxPt i~sts,LGs ~~o ~wtda Pn .the esr~ea~ 4vid'~ axeed t4 Jie addresses tivi,tfirn #fie vsext ~ y~earsP ~3'i thr~ 1'0 tv '1t5 r~s? + Ind t~se ~t}~es of di~:i~p•) + pmp~~t}~.~i0fi.siD2~~aYnae~~sp'I@C• + STS!e@L' played cc~ercial s®,d fiesid~wdal ,arms + 'Steael}r g~Rh;ead ^~vod;plar~inag b f• both ~+Feridi~~n aadi Kiuua. + '-~teNl plz~mxed deu~tupruee~c oe- a ~~d~aE basis + space. +r (''Qiabmtarti?~rS,e~lie3y p!~.°° ~V1ta~}CI@~ ~3t~1S + practice ia5@l ~3o~vtly n r6aa losa~g.r~~l patrels, dim ~.~t pads cheap h~,~.10~' apae# + Imgexiom: 5or ~samers aad acr!ea + R`ut'..il. pQOtecaon €or rmaiE ~rou~s; miust di~iElers and ~~ fsu~ers + A~~ nolGiu~,1 y=es 5~ettr ~ dairies: + ~o~ierciaE 6~sinesses s~ech as'~irail: mast aad4Ti~ into so ['ass m~v~el•otir~er €t~ez~va}r + 'iYaffic and roads + ~~f~eu~dl}roadu+ay_ + Fti~m~ay access + Traffic co~ros, _~op see, sacl _~op aE~e; + II~ecreasetraffie c~ie=iecm + ~Ti~i:dic~yseud`ma~auaorad,~'•eg's + SE'Ai~r ai:d ~ se~~ces + );ems saucer plaint + I.z~° eufaarem,ent and crime + Schoo@s aetdsrhoa] distriiabouu~L'-:~.i~es + I+:ems~ arells + ~~ titer ~~~' and Ees~el + PropEr;t}r t'atiros ~ F'OIYi?d.annuxrttlA~9 7y ~>~~ types a~f ser>~ces~amennrv"es db yna~ axarzc ro see i~ ~i~s ~e~ evinhrn .s years? bvi+~.lzin~ Do to t'~ .acs? (on&s h 'fats s~•rer, etc. + Sea+er ~di m~er + E;m~i~t~r -~s'ices ~ I~~ e~oaxem,eat. a. :5cfi,ooGs + Beft~er traffic o~€iy~:stsuctnae (tidier rcx~d=, euere access, safe iutier~c~~o~; tra~fric Yigua]s, ~:ian ]anes~ + '~oLLml27~ia1 dieteEc~pme~z (~aacr~, iposta8., reste~uaats, sltogpia~ + >ti~R of b~asie~.:ses; b~sr~r and proii~s=iooal offices + Comle seasrecE: + Go~u~uit3r~, paxb:~, snrin!+~ToE;pao@ am,dTFael syssemim°eF.knL; doss seud'har_es) + ~Cn~eenbel>< B~Se ares~s + '~~ ildlife r~+s + Hea3ch cgrie 5 South 'Meridian Area CPA-07-002 & CPA-07-009 $ j CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 ~~esdiorls S+~b~ife~ea 'the falHa~2u;Q sluestiaus ~t~ s!ablt~~ed d~nFie~, fife Iit~S.iemaF[roa~i 41=eeti~ ar ~~ere- inclteded oet ornmm~~ fanros_ Bearer ~i.'i'+f~t>r Sen~ices 1_ 9~It~_n mil' ee~r ~ uud;erI-&1 ~o~ Bl:~~rkcart Roa;ci? 2,. 1~TUl.~re 3amW tie :i3Js,~c~t tr>~nk (leaner) :~'? ~_ LTu1~t.es tte titxe?iiPUe oa Mason €o~'.`; tcs :~t>!ckcat ]:os,d? ~_ IS tlte; ~6t jr ai 1fei~asl rc•~aki~; ~vitf~ Duns. ou sev~•er':' S.. 'JTill use wit} of Mr~i~an ~ese ~e e~t~easio~ of sewer t~ ftuee ~r~~r;o~?~ ~O_ Hawr ~u~ sa}~ ~ dopers, h~s,~e~ in a~ea~n,~ s~o tlcav= c~u ~~_t :tea ata,d u~at~e~ 7`. FiaDVe uyuel~ does: i~ f,~rt tri~ h~~e: suer :acct. ~•~ added. to yo~nr propetaa=? ~. I~ u~ ete :auue'~ i~.t~ 11+1r~a;d'aaa rails am 6e req~niredt to ]Look. Iap tt, Latex end seanyi? ~~~en if ~=e just pt~chalsed a oE~ mail aad' :re~=~? ~_ I€ .zeiw,~ L :a~aiieb@e: trr ~idti:~ Jaunty ~su,~'e>~; Gas tL~~ re-zane f~ sin`,11~ swbdi~~sian s>ad. day iFi t~ coinlxt}'? ld#. I€~aple a,~Fee tn~ becauve: ~ of 2,~Iex~.~iii ~, w•~h~.~t aae ~t~e L~eRt steps ~ tL~e: b~rfa:an Cr~k oafs >~aroai? 11_ fir7~ ~c~, pno~=i,de se~i,ces so e~ ~FCSisem; and ~:e}: the quickest, ~i~eridean aF tea? 1:2~ 'fit does ~lt~~ te=eter :aud sev<•er n>s:~e;? i3~_ Ii e~wr~er and aratsr zee aF rtiue streer der me~ ~,~e rtu~ hook ula~'? 14_ Have does it af€c-~t tatyd. ss=z~e. as ih 1tY ~3cFe s~iirts^' 1~_ lTU7yy'hasu'S. de!~elcpp~r~F Pte. fiat tine sew'? '~ti~= as `~9i~aicliaa p~i~; for ties? 1_ Havc=:does 49eirirTian plan to raei4-oN gronrtlb =a~itlr~ rtf~e t~;Er.1.:FC+~are omits"? 2;. 'tpe~ce~a~e o€~~trt~~, res;,deu~ai ~ci cabal, i.: the .Cikg= ~2si~~ to plea fuy~u~e infFast~ecture d~~eiopn~.en~? 'Tint a.Qe use perc~eut~~es be,red a~7 ~_ Hawr ~x!eU iihe cite de~eL~Ae vihere ~ta~,~~~,-sal de~~~e4c+pmFSU is. ~I]oaned ~.~s. resed~.Vd~]? ~. Have mid tf;.e cat}+ eniFCe manuf~c~; ~=s_ :=er+irice: ~aaaess dFV~el;ais~sseuit:^ 5_ '`Ti! ill b:~siaes_~s came snd. 6:~1d! is the: use ~ jr:~st I;enas'? ~.. '~Tt1L~t's u~Fa~= vciii~. Bali ~rua~ii ustead~ of Ln>~~e:iE-? 7_ t Ebo,nF t7at Erou7u~d iia~r ,~roaing cFa,p3? ~.,Fe are ~p615,~ to lieue to rely on ~tnttsj~ flue 1r~5~ .Eor f~+adt? ~]1.L'7MAllilpryF . 1_ 'T~t d~uelo~uiveuu:a~u;es: a_ee ~xwrl,~ed tiadith Mz~son 1`:re~+s"? Giity of I,+IFridiaa 1_ 4TU7fiy ~;01i1;d Nlezidi~~m:u,eed t~ ~o FO ~Colu~tiu~~; sa close ~i~ I{ua.;^ 2. I€ u~ sre aone~~ irate ]k=ie~idia~, k~~ap] u~~e Abe cl~ged to McFidiaa address ~d scitooI di:-Frig South Meridian Area CPA-07-002 & CPA-07-009 $2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Results o~ t~-e !C~aietmnniny Identity( Eserrese i~eeCam~g partecspants ~~et~e asked to puticig>ate in a snapg~:i~ exeeci~e to find vu# ~rhicli oommn~ity they identify with the ettost. Below as rte res~l~tiv~ n~ fi~oen ~#e e.~tet~eise. a s ~ ~ ~~~ a ~~. ._., ~" l~rr, ~~ a ,~ ~ a`~i~o ~ ~ ~ ©` rI•~ •~. - ~~,~ °&~'i' .! AL~GB~~~V~ ~ cam' ~~ ,~ ~~,; ~.tm~ u 1 ~ _V 1 y . y ; a ~ ~ ' n' dl .4 ~ li ;~:Q'o~d ,. f1. ,•'~+' a Jai co - C . "U it a ~ 1J c'C ~ J - ~ ~ 1~ a 0 ffill~YY ~ m9 I ~ ~Q' a ~.. ~ , Q ~.. L~ Q~ . •j c~.~~ I _ 1 ~ :qd' , '^~~yJj~ Oa ..J 9 ~o ~ ~ ua ~~ f9 „3,1~m r` ~I I' l(C5.- '~'J`~1~'e7~ ' 0 ~ ~, 6~ _ ~i ^~ Q ~ ,"-fig "~ ~.1m 'fie Id z~+„ji -©__~. ~~, ~^ ~, - ~'~ r] ~ ~] ~ ~ -+n ~ - ~ Q~ = ~ , ~_ a ~ a ~ ~,:, ~ ~~ .~ ~ ~ r' ~ ~' 9 ~ 1., g - rL['~'''~~, _ ,,rr~~ ~ ~ _1.,`~~ '~ ~' ca ~~---~~ AI ' /~-~ ~~ ~~ h a~,..~', ~ 4'~, ~ ~ '`,~ ~ ~w,TV.II. ~ r--'"~~z , :' o ~J, a ,~~ m is I~~ ~,~~~. ~ ~ _l n~~~. n a ~J o~o~ o q i~ a'" 0 / J J. ~, ~. .o " w~,-"a " ~~ 'i I , C~ `'' ~~ ~ ~ Vin`-° 1 Li e.~ ~ ~._+~~ ~.~~ ~. _ ~ - $OUlA. Meridian. hlarm Kw~e.Aroo i ~eR CpYe/,INNh]~~dw+e~. ~ ~Merld7Bn~1d~en~tlty' ~~,~yp„ti;,~. 'C:~ Arca of lrnpoct ~a coos ; ~•-~ Arai a~t'R~f~ervai ®B€ttna fdentiity ClArea of Di'scussi'on D OtMev _~~ '~ • South Meridian Area CPA-07-002 & CPA-07-009 53 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit D.2: Meeting 2 Summary ~S~~~uith ~4~I~~~~•~~i~~mt ~;~tn~r~~'i~~i~r~~ l~l~i1 Pmlblil:c ~bleei8m~#3. ~'uomsnercy l-ffeeidns iGnte,. T'imne snd! ~.~tiian 7uly 2.9~;, 2.~ dd~9s~0 p: m: j - I.ocu~st Cnave ~'rran~oa H•ai'4. U2m~.i fi: ~ i,ctmry load, M,eri.di~n_ Gdaho Anna. ~inmi:n;g {C:ity j P~Uatt FslL~mrth: (,City) C~i:nt ~I~:Isby rcityl Bcandm n: C'oali~a: dG.l~Pkti ~Isvs Sidd~~ay (Cuty Barbara S hi Efsr dC-itya Lynda F'rissz-Marton l,L~.Rj 11~taCt H~tie (C(7C•j pity of teiseridan d,C~ity j Ciogan. Cwrons C'o~,gan: d;C't~j~ Lynda Rci;esx Public I~elailiorts 1;L:FPift1, b~ ee!tl ~n,s ,~.1~ nda A iolal: of aevsnty ~f7'Q1.1 peoPl~ si;fired i:n ar tt~ pu:bli'c mssting: Il~cx~til.ng ChTervcc~n• Th.s City v f Msri.di~n; c+anducleeslii a public n~esti:n;g Iuty 2.~, '?:~D5 at tE~• L,ocust Crows Cram E{all. t~L- ~. '4'i;cl'ory idai:, in, F~tsrial!ian fidahA: 5s~.nCy ,psap~+ atlsndled'~tt-a rn,~atin;g todiscuss. ehe coennlunitY'svisi,arn 6ac tlE~a futu:na 0~6 tt~ prej~ct a~n,a sae ~p mn` age 6')'• P`arti;<ipanl5 v~~s is nmtufiird: m'baur tha Gnestn;g by d!a~e~t maiU s-ma~it announ~m,snts;, and' lhs Local media: Liandiaut msterial~ in,et~uded: atudfyarea marp., rec~nr.annsx.atimns mom, cutmnt.andl fututa sen~~sr. aystent plans. 3ndTan t'~i~il;o 1nls:n;han;ge i:nfiormaci.€in= llie "vomrnu:ni~tyval'~sancC cmmmurtity idi~ntit}~"fdnt maP~~ ,gars retiaai' at tha fi:isr ~pu;blic mestin;g, amass. also dissplgr~~: This ~•ass ih.s ascmnd! ntentn;g in a cmrnmunity i,nvmtvsrn,ent prvcass'that w•il l: in.on•rparal~e the public,'s unpur into a fmrtliconv:n;g C'ompn~ha nsi~re PIAn Eor tt~ ansa A th:irai~ public mesti:ng is achedtul'sd Eor Ssptem6s r 2~.. 2.~. Ths t>x~teng n~;Nudled a brisf inlrodiuctton deacrbit~g ttis preject''a.1aacligiound and! planning, proct~, ~r~mals oFtkls nTasNin,g: anditEte pu'bGe'srmLe ais,tihe ~project~ rr~vRS Emnh~araL "lhs tnseti~n;g~•as h~elaU en: a wm:rl~€hoP aly'ls:. aLlfnu~ in;g, smal.'L ;groups of l'O-.l~'?' psopls [o discuss tiicr vision for hs c~nununity: '~l1~orlsah,a p.patticipsnts wt rs aal~d to n<v~~• a :lust of oarnmunity valuers idlanti;~.sd~ by 6Ere pu bi!id ai~ an earlier ntsetin;g:i:nApril. TE~y ~w~~ 1hsnaal~sd'todsfine iha st~imen~::CromtGa prsvimus: mvstiroe, and'tm iclanteiy adkllitiona~lv~Uuas Chat may :hays t~npn?uiousty ovscUovksal Ati~ardiscussin;gcomnwni'lyval'ues, the w•or'i~gnoups pri;orut¢ed tErm usun;g a "dbt" sxsrciss: E'bimri~lizi:n;g vatu~s tietps tha pnojhct Ieam,ga'ugs +~•hat is moat icnpa~rlasnt to the community "[his umdarsl~md!i:n;g ~•i'11 aLiow tilt Ueattt to be Us r address thesE+ rail'ues in ihs-C~mPreNtensive IPlan. Pae69bc Tm*al3~rronee~t~c6edu~e Vhs fmll'ou i:n;g activitisa wgte uses to inform: peopis- abaut this malting: T~uty Ua~.20~5~ hUaeti:n;g Annount?amenrl'Poatcaid msil;eaL to st~kieh.alders 7uGy I!3;.2~D46 ~s+~•s Rel'sass sE;nt tm Etuna h+fslt~.l~su~s anat~'Val:l;ey'Z~%rc~s~ South Meridian Area CPA-07-002 & CPA-07-009 $4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARIIVG DATE OF February 19, 2008 July l~'~ 2:006 Email Misetitrg Ann.out~e:rtt nt se nt iaF st~F~attol'de~s vr~ita ~Pro~ed: email! aalkNresaes duly 'lll,. 2006 M~~•s,1~1sase sent hD lalah0 St~esman~ [dahm Prsss `Frib~ne;. 9CNCT-TV„ 6~'3'4~9~- T'V, [iTV[~TV, anal: QCTRY-Tt~ July 1:~. ?i006 Carn mumit~{ Se nrioe• ~Btil'ia tin. sent to~ zaalio slalions including Clear Channel Caarnmumicatiayns, Citaai'el' Communications, and Journal' Broaalcasting July 20~;,20~5 Public tYleatng trel;zl at li~acuslGrsve Cnrane6 [fall n.l4tNri:dian; Id;3ha- iti4,ee~i~,~ ~-.rmomnoen~ea~,t?F'~1~sr~d . A lVl~tin,g Anctnu:ruaetnE+nW`P+nstcard vats maclsd ro ~raepe rty ana•necs w ithin the stutfiy area using Ada CaSUnty Assassarr's nevnrdix 'T~ annau,ncb rr~nes wets alsm sent lo. ntoeCi~n;g ~arti;ciPant~ fro m tEta fist publ'uc. n~alin;e.,.l.lek~cl~ed officials and ageircies incli~(ln;g: the City aaf iV[eridan'slatayor, C'ourrcil! IwUe rnbecs anal PGanni:rr~g []epacrr~nt; the Coy ayf .EKitna"s E4faya~r C'alunc i1 l4Uatnbsrs and Planning 17apattrnsnt; Ads County Cmmnti~i;o nears and Diev~elayprne nr Sarric~s Depentnrsnt, Ada: County ~{i;gliu' ay District C~nunissiamscs; Idaho Transpottatia7n Depa~rtn~ nt. District 3 Engii~asc acid pl~nnsr and Ct]lV.l'PA~'s"ExeEUh~ve Ditsce~ranalpl'ann:in;g staff. A total of 1,.4h5,1 annvu:rrc~rnents were tngit'erl. NevF's flte~eases ands Coemamunily ~rv~me tQm9l~lins Mews'R;alesass and~CaymmunitySeractc~e Sul:~+ti'ns.v~•en:, distnibutfid t~ local mediaaautlsts in tEre Bmisei'hUe ritlia'n,+~.una anew encauragir~g'panicipati~n at tl~ me~aCin;~ anal' media cover~ce ;prior to th.e mL,e tin;g. ~CoanamruoYl:iy i~`s~9ues:I,derrt~Ecd auad~ IP~~o~lflaed a~t~ the Pu9d@c~ i4k~~7a~ Ei;~krt ~•orkgroups cams takgatt~er to i'dentif~ the cmrnmv:ni ty's values and! ~risimn: fmr ttre area Group d!iscussi:o~ns ~•e~ ;gui.ded by tEre ~II'owengguesti.ons; ¢ Withal `"se nse aaf plaxv" ands "quality o f l6e" ~ral'ues, are .impariant? '-'~'hat acs tl~ err~ironrt~antal!ar,~sets that naed~ t~ 6a protECrad? '-Whal slinuilal ns~a' a{avelinprt~+nt Cmaik life? '~'i'hat acs your traael~am!! slrn~pin;g.~pmllt3rnap '~W.hac qualiily ayf lilt. issues and ame ntias• ats impatlanl+P Grace oraluss w~:rs iala ratified and d'ef ined~ pectic.. ipants w~s~ asksd t~ pi a,ce dAts rrex t to stave menu they ng>Pe v~•ith, ih,~ n7vst: 'The dot exercise i!llustr3~t~ banw ~ntici panl~ Prim riti~e vazlues; acrd de ntifisd s~eci:fic issues tEre c~errnntunit~f bee is acne 6mprrhanG ~~!b~kshop ~war~mnary~ "'Flan~for E+tesp~nsible Gcmwtli;" ".Presstys.Dural! Famtin~,la+'AsgrculturaU lifestyle," anal'".L~rarvid'e f3~itter TrgsEEia: ]'nfrasrncture•" w®nz:ranked as the 'hi ctbsl' ~riorily values 'by tfr`a ~arnmuni~ty: These ttuse t+apias recei:ved~ the n•~st disa•ussian and.' i:nalivialluail cornme rats at the wmrkshop: Tba following sumn~ary~ prnvia~san~ovsr4~iew of comn~ant~ and~diseussivns frotrr tkie rr~eti:rag 5i;xty~•o wm rti;shoP ~paaiici~pa~nls plaxe d dots next to the community vsl~s tt~y 6e1't vr~e~s imparl~:it.°Iliis exercise .Liialped iafe nnfy tEia eom,nwnity priaaritiss. that need to be. axlttl: in ttra Com_pnehe naive Plcn Arty:naii~nt: Tt~ uab'I:e belmw ~iYQustratss. the :rssults of the ;prioritixia;g falttsjexerr`ise: QA~'Ii i1nI1Q119~. VB~t~ '~~~8 i~I'087YL8 OIP TO+tlil' iQtdt6 ~@OE!?fSTetl Pain::farts nsible etmvath 2:~~ South Meridian Area CPA-07-002 & CPA-07-009 $5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 ~,Pt~senre Waal! f~i•.men; a i~ultut^al.lif •. I!e 2~'~ Prmria9e a betl~ir lraffi;c nfta~sEru~lure ~~~ PTk.95@.IYB 0 n 5 ~ ~Il<L. 1:2;5 ~1~:~ ao mrner?clal ~velm n'~ [Ik'l;n Cli~Se•' T~%:lrnl lm ressi~e ntsl: l'm'`~ 1'['m4'IiQ116 Q1 ~ 9ePf l.4?eS V4'It~ll'n ~~ - 1 QI' ye;i15 ~~ ~cn:ment~ [~~dlin,g e~li ~~mmuniry~ ~falfue ~CabegnrY w~re,pCm~vi;dlecf ~bY the u~ mtii:grmups an,d! are.listsd be1mr~•. T1r.e comments h~ taean lrsnscribedas cl'm~ty ~ tt~e ori;gi:nai6wriilUBrlcmmnx~.nrass~pm~ssi6l'e. I'~an Bor eesipor~sfil~he ,~n~t~ }AIL cmmrt~,nts`rstalsee~cil;~ that t~a.iveat~ ~privrilY "miss" errs lisp fin mrdee mf pacticcpan~' pei~rCitiea ba[!m~ dsl~cli:n;g: w ilti.ltie hi;~iest pr.i~rir}: Itit~loc+ ~~ lm~pn~snU;~ror4th: ~pa~y far alas if Dm not forme annexnliio,n3 Slew ;rra~ual ,g~u+tLi P~~n~t ~~ri~le from: he EinaU plan fmr 3 aterelopma nt, t:+u.t if it tlap~ ns ,gel public input fi:rsl ~ 1'raclic?e inEuGl Bala<n,c~l 'mix of ssrric!es.: 6us:inesses.. endiustry:, prmfessional' mf~fic?~as, and' ~par~ ;Prmvi;~e city se rfi,ees w•ittli:n el?~~ li:mcls ~nol ou:tsii;ci;e i ~ LinUt lh,esi~e of sub~liv.isi~m~stiop be~n;g~lar;~ j~ ~ Lim hetu~e n~ Mietullian andi OGuns~ stlQUl~ fm6lmw• the Pa'La.ri:dliaro Sch,oml 'D~istri;et Eaaunds~r~ • fit ntrf~stru,cturs f,~els;j' in ~ptac?e b~6are af~ve ~pe~ nt ~eurs Racal! efrara~cVECisties mn aaomrnwnul~{ Pe rirpl~ri;es, h:i;gh~ ~;nsily strau:Cdl! bm lmcated near tt~ ~c.isti~ng cmnitnecci~l c~nl'er f~w~~iensity su6d,risivns, ~:-3' acoe pameLsw•uth~:i :home + Use enu:nsnl aiiamai~n par~u~ers'~r}' sps~ci:n;gLy~ ~ i~ cs~~sEul:' mE dlensitjr 5climol parrs andi larw a nfin~ae:rne nt:i:m~ bees: 6~c nevr +da~relin~pment +Cvand!i~n;mUe plan w•.itli A~d~ ~¢~u ntY- 6Cuna snd Names n.~ and! efbee arppcmv~, ~rrova•lh~ cmmrr~ nts ~nrovi~al lhorl di.d:.not.:rsc~ei~fe'pcimcit~t ~, ole~a in~lu~: a EK:e~ep cram rt~CCi~I ,grm~a•tt~ to :h'(~ cialis~n ~madl~ stxC Wort in: ce~idential' a~~s ¢ lI)a rr~e Emrc~ hmm&up l'v seu~r system ~ l~ crotaifevel~p small!:nesiallentisill~als n,c~ctt~a l;ar,~ acn3a~Se'p~©pe~"I •i`r~nsiti:~nrf:tom lirrg~ s!hmpping t~ small! m~tttoa~busir~ass the n im~ nes;i,~ ntisl, Crro~~ front ex:i;sti~ng c;ity:i'unu~: ou,l ~ I?a nvt c~ise laocies ~n nsw ;gro~•ttr anell existin;¢ aievel®~pmenl ~• hf~d! seh~?o'Is nea~C `T~n ~til'e !itv~ad • lrfm churches inrtrs;ide rrtix~l: anus:. pla,c~e inn c~ornmereiat areas * La~u• dfer~ity :iesittf!ential~ mined with, rt:~diurn clfac~i~ty, hl;gh aiensily ins cr~mrt~rci~l a>eas P.rrs~ee-ve Tu~7 ~srmin~s,g•6cael~~rs@ 6fiPesl Afl cmmcnents,~stabett~til~ that t~ct~sive~,pci~arity ~nbes ane listed.i~n~oraiiECVfpartici~~nts" pri;oriti,es bel:mr~• dsl~cti.n;g with the :h~i;~:iest;~i:mcity j: Ptmt~~: i:rri;gutimn~, t~ats:C qual'ely ecull,k•ater. table l;:~ral 4 Pr+r-ISCt s'maPl ~rm,,b~ers; [arms rs, mint d'istil!6ars sn.at m~i:ry fan~is ~• Farrt~ISl'agri.cultuts {d:ticYj sharilid Wort be fareedf mu[,~ su~bdiarisimrts. protectrwrsl!'busin,,s From nu:isanc?e 1an~'s ~• Rural meerrs ~ acres oc ~m dq~ralcfies Evr•a;~ricultur+eexemptivnj~ South Meridian Area CPA-07-002 & CPA-07-009 56 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 PtQSerae curali f~rmi~n;g,~a,gri~eultunil':Gifeslyrl~ Rcu~ail rt~~ns 45: acre lad ar.mane: li;etrt t~ nx~dlsrabo haus;in;g al~ns:itiss, lrnirtt~ nu:~~r of h.~tt,~s in. ~ al~vel'a~pt[xnt! ~ImfiA; sx:i~tin;~ anal~stlap dev~la~rnont af:l~r~sr•Pi~ss toy ma~in[ain~rurnl ~asu~th,sm: 6ardf+r of eetY shaaul'al!'bo ta~~ ala n~it~ in ersa6o seeararti~n. bs ttiaton::P~Gori.dean~ and I~vna ~ lb~iai~ntain tt~• status. q>Ja Ilfiuca;l~ ms;acrs 2. acta I~,ts er rnay~, lard arn:imnLs. ~Ilauat~d !~~rat~ ~~. ~~ sut+af i~~isiaan~.: rnitiln~~ln::farreilan.d:. pcau~t r~.ildli:6s:. ~p~e~+nt s•pr~•@, ~ a,~rss ar ma•~ ilZurail moans 1 acre l~,l~ orrn~rs !Rur~T mats. ~ll~,a;n;g bwcni:n;g;. rizaili;o• t~a~ts; f;~arms. bus.i!~ss l!iesn, s'te: ~Rura~l! msx~ns. ?;- ~ acro p~src~els~ w•ithAUt c~omrn,orciail! d1~EalaPmsnt va ethi~n 3 - 3. nuNs 'a'~est ayf"~Cen .h~[uls !Etas.~al rarn~in: rural! fn.~rms,. r~~largs sub~ii~risim~ns. Rurailic~mnx~nts~~~uidl~dithardid: nmt recE;i~r~ on!aril~+aast~s imcl:~d ~• !E;ural! moms :Il'3 acrB ~:r:nw~e iE~urail! n•~~~ 3 acrs.€ a7r mars I;senal'L~ fiarmsrs~'lvsstvck aVdr~T3 j ~~~: cast dlsve t'apcirant yi;sldis crirr~ (ltucal! n~acis c~~ cvammoreial' ~a•ut~h~~in~ 5~ - 2~ ~ulss B'rr,~lde l~~btec Me•~od~dc 8ad'e~sle~eeiuas .41L' .~nu~nts~'statarrxan~ th~l rs~ rusd• pric~rit~ va6os ono listsd~ ~i:n~ ~ralf~r a~f ~patti,ci~~nts' `pciariti;:+s la~l'a•w• lstarti:n;g u~•ith:ttro hi;~.io~t ~ciarrit~j: '1~rs~e iraffi;c ~n;aesti'an:d,~a•iaifen:air~i rnai~n;l~i~n:ioaafra•~ysr safe inl~;csoctians., trsEf.i.e cantroL`•s fsta3p signs„ irgfftc sq~n~ls, twrn la~n,a~,;r ~• Pree~w ay aca+~ss !P~~ not ~~ ~I:s Hams.l i~.aad!~tllirau;gtl:sasV+~r-st ~adl ~Bflaa frisrHlll:!y:nnaalwa}~ !~sR~~sd ¢vaniaL+~is d'~ loos :~aiEsj .slauld ~ ~auil~, ~rsriand~ and; ~C'ail~unilz~a ~liioaiuc~t'lumit a~cc asmtCr rna,i:n: ~r6o rids ~~T!~a~~n'•t ba'ilitll a~actE~:r.-:~,gl;r Raad'~ $ !Frmnl~ roads f~rl~cal'~ i~f:ic ;,pa• nrt ~a i'dkn raattEs,; v~•idor raad~ Gauss :ntiars tcaffc ~ ~t~ess. ~r-vate I~+s 4'b1uQ si;gns.j; n~anrprivate iCl~vdlap cmrtktilaawih and! sast/ua~st carriddcs d~x.bon.d Bogle :Fc~afl south, alh~rEl~np silh;sr T'sn Mils ar. fll~cla~at f~aada ~ 1V6arre~ I 21~' arrRtpa;ssss: ~Lind~ir;. 6~cust t~ra!re anal aiUl: ayn~s-:mils ascti;an; caadls~~ !['~a rrot punt' b.il$s ayn :raaaG~~ys f of f-rasa!) tn~l~,l! ~~raid diiaect moss. r~ EGi;glr~•ay ~ d,uss frantagoo rmaal~~, ~` ~~P:Publ'i~c lranspari~ti.a:n:~uUos that ax-nnsct the city drE;sidontialrc;ammarci~ll~ ~• ;Ptavi;dls pt'anni~ng tm~:r~mlfwco. car eraf:E,c.'t.e. h:i;glier ala nsi~l~ ~ni:n;g r3raun.al releit ce a~l~:ls A?talao ~~ HanE;l a thrvygh saatst;+'r~bst ra~ll T`~Eic a?a;mcno nts. ~pnrnr:idedi that d(id not te~~i~fs ari~lr•it~ vatoa. ine,:lud1~: 'Tisff:i;e slrauldi bs first. ~.ciarit~ Study i:mipa,ct ayn sxistin;g; hram~*•r~r~: Ercal L.acustC'r'1eus.!~rpass Im~ro~~rta .i•n•frastructurs ~eri~r to :alla~va in;g; ;great ,gra~r ¢ !Compl'soe ;P.ino anal ~laua ts'l'IEe[s as fhrcu;gh stnets South Meridian Area CPA-07-002 & CPA-07-009 57 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 `T`raffic cianttm¢-1as, ~-v~,ary slaps ar~nll:rural :ma~in>madls.andalmvw spa~:l61ni~: d"t~e~erve ~m~ spice ~n~d.p~rQ~ All caommanta;~'st~~nt~ that r~e~s •rr~ed pri;~arily woes anB liatsd' i:n vn~ler ~f parli,ci~punra' pri~riCias. balm~a d~lani~n s u~~iEh tl~e :h!i;~iest gxi;mri~y: « P>irl+~ ~ttdl trail! s~stam r~ ~lk'ng, d~~,g~. anal l>I•;rsas1 ~ ~C'nedka a'nd: ~I!ni~a}+a. G~+a:n!ha Ir ~tv~an: +C'~ak j Pt~3arra span SR~Et and'p~rks il~'Ik'2ffiiS SrE.•s14. Ptmarid;a a eity~'sa~u!nty hm lsa park ~ uth ~Id~ng, nm mmt~atizad valli,clias. mgr l~sa d'm,~,€ ~ l.'rmvi:~a eity~-wide ~,~~anhalC c~nii,~etuvityr; i!n,cl'u,ale bika.~p~haalr. ~;res n!txa It ~Ten::l~'lil~ ~sek~ ~Crnam s~ nd girls. c~mmanL prcrrd~d''~ that di~dl n,~t rem i~~a primnty ~mnas i ncl!~d~: I:aic;gF emm~muniily Lek ~• ,Ptsst:nrR yr re-xiu~i:ts mpa n s'pa i•n diave1;npntant ¢ CBuai~rcnadium~d!nns.ities P9e~ ~aammtee+niel' ~veQopat!tetrt 6ct cBc~e pr. axihm~1t~T 4:o resEdE+nA@al! All caanu~nLststab~rn~nts th>3t c+~~.ivad' pri;arity~ violas. ans 1~i;slsd i!n, andk~r: ~f Parrti,cipanrs' prioritiaa ~bel:mw ~sl~!rtin;g, w itt~: the h:i;~,st txiarit3* j~. ~ ~rnrc~rci~!! 'hruyin,~aes ~,groeti:r~„ pasl~l~; reslxurants, ahmppi~n;c~~ cl:manr ~ lass hran~ l! ovar [-8:'! ~ Sma~1:Ilcmm~nie-n<eal~ d~vel~pctu~nt~ {;ors:, fist fmm~;cs~mranian¢~ ~l~nrs no'~~I!'P~t~ct~s'~~almng a!rt;nrisil! Teals a!ndl Haar G-~1 FI~n,:E~r schmvl~ cmncurrantv;-ulh, dHV~al;mpcn~nt ~~+mn~areiz~l! nmdEis alvn;g majv r transp~rta~tmm cmnrid;ars~'artarisll~ i:~s, Anutyr;.'Te m IV1:~iCs ands P~tci~rtntylt :I~mad~ ~rn,~ll cornrnaTCiall devdl~pn,anl~ al~ang rnnjmr nou!le~., surnou!nded~ 6'_y tsside nti~l Heallhcacr~+aeivi;~.aa Allow :hmn~ ~buair~ssas that: have ax:isvedi:bar. ld~~earaoc:~rs :Prm'rid's an~u;gfi,,~Tearar, ~., and!daily n,~cess:ilias sarvik~s~:•thm~utcaampaundlin;g tra~Efi:c iaauas, env bid tra!ac, sfoo~sf r ~';arnn>arcii~l d'e!nal;n~nl almng. ~,erl~ndl R~aadl mnGY GGarnt~;rci~l! mn: majior Toads ~h~a ridiain~,gl;e:i~ a!nai, cl.'~SR l+n~ I-~ nit ~n~ si;d'e Iv~dls ~• hiix: mf busi~saes.::i~ndu anal prmfssaia~nall mEfi;e~s 4 ~!r,oa ,~na~ r~ 3tais acxl sm-~ra:rsll sm~till' rna!rloals All'crw mnly `'c,'I~sn" un,~uatridl dkrral'm~pn~nt~if at'~IY dno~s~•rniIls; ~c'taer;SL3ss m~nufa,ctur.i:nsg.;Planl~.1' ~mrnn~rei~ di~~n~l'ciraer~ra[ cm•tnm~sn~l{'otmvicled th~!i~~ did rat tRe~i~ue ~rimrit+u ymllEtc.~ineli~da; Sha~pitt,g ~nerali~aat ~ Emplmyn~nt mp~rtunirias ~•ithn ~~- .6©~ erul'aa mE nes~id~ntial Small! n,ai;~hibar:h,oad~ c?arnr~rci~l t+cnl;~rs Qlmae to msi;~ntial P+r~ldle c~ se~rvaesw,•BIB~i~ ~ - 1.~D leas .411 caamc~c~ls~'statsrnanLi. th~i:r~?e:ivad Qri~rityr vmles ~ listed,' i!m o~far ~f pa~ii.ci;Rants p:ri;~riti~s ~hala~• dslartin;g:+w•itlET tEle ;hi;~asCprimrit}~X: Satiuer and ~H~sts:r South Meridian Area CPA-07-002 & CPA-07-009 5g CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Emaq~ancY senri;uas ~fi1ES.. rnedicsll ~mmun~ity~ ctenbars:~nd'swernnun;S pals !C-a nat gxtend~ sevaer'intm actears d'ssiS,ns~fedl ffi I~~a d'snsily mr coral: La~~ a nf+a.>cenaa of Cmnsidaradi~u~tia ficiLities ardlin~nc~s • ExVE:n~inro of s~~r sysue m st,®ml~i ba• mid enrG~aly by n.~+ si~vel:®~mant + iPxte nal! s~~;r to the smuth of ~pn<,Posedl ana~ ~~ithin 'l®- '62 vas~Ts i't~rialfa sova~ir im Z y~e~ts Bu~l:d'~ uhlitiss .l~r,~+ ~nmu;~i tm h~nd"il'e.Eutune ,growth ['i~ru ~r+ric~, emmrt±a nrs. ~otmvided lha_.~l dlid ~ ~'br . crimeitl{ a~ s i~rtcl' mte; Pt~ri;de li6rair~s . $ Pr~nfi;d'e sewer fiarth~r sm uth t~ D~e~r E~llat Rvaal a~p S: F:~cust Gimv~ F~toad' H;uv~~ w~a,the ~omaamtem~l~'Bi;epmese~nted Ths tecLc vaas<~tl~nsf,~d ~ pnpP'a~iy awr~ers, resisf.enrs and umterss6ecU eiti~e na that ts.pt~sented! a broad ts~t,Se ~aE tt~a study s;n3a: 11ie 6nl:lvwin;S map s~w•s tk~ a;ppivxi:mabe Imcati;~na near or w•itttem 4h.e studfy ac~a thatha particEpanlsw~r~.r~paes~,nlgg: • Ta~da ~, 6 P~m~. •~ TeGle 1, P;~S p4itit • Tzb1e ~, 6' p~m, yl 'Tara a, 7:45 pYm, • 3ohl~ ~;.8 ~,~1: • gable ]; Pz05 prtq. • g861e ~;.8 ~pxn. • Y~l71P i, 6 p~m~ 6~ South Meridian Area CPA-07-002 & CPA-07-009 $9 ~'PUCPyr 1-F@& CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit D.3: Meeting 3 Summary -S-~~utl~~ ~-~I~,c~a~~c~~:~i ~~~i1<n~~~~~6't~c>LSii~~ P~~:~a~ lihaftdJ@e P~'{ee~1ns ~3 ~'aecadtfiti*e S®etnrmar~ Ti hs f®t'l~ i~n;g is an executive summary of tha cmm~ n[s. ~e.~evpd~ sr the third Qublic meeti:n;g 6or LLrs S~urth hllsridi~n Gnmprs hsns:i!rs E'li~n Artt~ n,airc~ nt A fuiU vsrsiom of the ereeeing aesuLt~ can ba visw~d: m'niins aL's h ~~LnirnQ ZOtIIttB~$ALti'.l meri~i~m 4^~+,+~ .ash. The mnlins summalry trrcl'uaL'es ail of tkre pubLi~'s comtr.~nts ~transcri'bed~j;; a sctreduls sfrmw in;g't~• rile ~pribli~ +~•as nmt~ftsal about tt~a ntseri~n;g, nandmut n~rials and prvjact staff in: atlenda~nc~. A4eEd:ns 4Dvervi~w~ Vhs pity atE Msri,di~ri: c?analucl~ll a ~pu;bliic ntaeri:n;g on Ss!pGe nibsx 20, ~~O~i at \?laay M~Phe rson ~larnsn:lary ~cLimvl, 'L0=5LF E. Anri~ty I~mad!• to ~'feridisn;. Tdahw: Ono :hundi~d cunety-three 1;193 j~pem!ple attiendladtt~ n~,etin:s: tm~ d!iscu~ the Ibres land use albernatia,~s being cmnsid>Ersd rear the S`m~utta {~,t~icalian Area. The ali~rnativest~~1R devdlopedi 6assd'cn publii.cinpurc~llecled! atiwm pr6vi,ou3 public ntetin;e~s in the pliunni!tag saes, a I~;nd~ and,l4.iar'4;ct Asssssn~~a:nt. and mttr~r ne,gimnal'~ planning; studies, h1k:Eti:n;g; ~rticipa!nts ~~em notified abmut the mestiet~e 'b~ dina..t niaii, a-ma~b ann.munc~+rtxnts;. and the Imcsl media. Masrietg Lia~nd'mut~ incsludfe~i: a stud:Y area map. oonrrn,ent fmrn>.s anal! liat~ use d'sfnitivns: ais~plays d'escribi n;g the purPasa mf thg nesting.. nra~ps of tt~e th;rea ;tPlsmativas,. 3ncll Ghe ~prvj'eer. schsai'u'le ~b~ sx.hi:bi~led: - Th.s cr~sticrg alsp ~nclual~d! infmrmati,on abmut transPmreation: plan~n~ine; in tf~e study ama~ Ttia.AdiaCmunty Hi;eEr!,~ay mistr•i.ct dlispl~ysd' infmrmation about tEre South h9;eti~iian"fi;anspartiati.on :Plan cur.•rant1}f im praaness. Focunom i:n:fmnnarimn:abautttie tcanspariati:mmplsn,, pUease gm to http'A'w'w~s+ ooatpassid'a6o~ar~pl~nni:•ndstu,dydascripEionsd: frta>11~outhMeiidi~a. ~~lim T:ranspnrl~limn D~ip3rtin~nt alsv~ pravidledi infvrmatiifn: oa;garrdi~n;g future raadw ay Prolerts i~n~ the ar.~ T'h is was the thirall and FinAl nti~hi'gg inn; a c+emmuni~ly involve moor prmc~ess rtrat w•il9' in,cmrporam the pubLtc's input intro a forthc~onun;g ~G'onrpoeh.snsi~~ Flan~for the ama. "QLie next mpporu.nity for public parLieirpati.mn u~•ill bo at ttre PL`anni:ngana~ 7mning~'mmrnission FUe~azri;ng tt~nl~tiv~l}` sch.edu;lad fmrsariy in 2,Q~li7. Tf~ !Comrmission: n~ nd~. tn:~y 6e ~isw~eai o nl-ns at the City ~I:erl~s w~e6siua, http R'avwvr.m®riaiiaia>,citv.mr;dciN dlar}diade~c.aap , mr by calling Pets Fcuadinan~mrlVl;~ett ~l'lsw•mrtt,~ atd,2.QIEi 811`-5533. Ths n~sti~ng w~a~ h,~ld~ in an open: hmuss :fartn;~t, alil:mwing panic ipsnrs tv exarnir~ displays. and'sn¢age :in. conversations v:•:il'tt ttra projsc:t traam. Participants w•eae aslak d tm rsviiew• th.e tlinee ali~rna~tives and! Fill rout a conrcr.~ntf~rmrsxplainin;gwhi~b~ibltiernati~~.theyprefe;nsdandlwhv, "latecmmment6orm:ncl'ualedtl~ f~llmu,in;g ssere.n ~iussttmns;: s 1V' .hi.ch Plan:ningAl'I~maflva d;o yvw pas:6ar? i Vk''hy d;o you.lil~ tfte ~!.l'tarnativs? l'4:hsY spacif.ie ele menu, of ~th~s A'Utsmative dm•yow favor or appe6sY a ll~ou]d: ymu l:il~e to see sliemenls of ate particular Alterrrativs itrcmrpa rated intr, an;ettrer A. Itecnzuti~.~? s Are the arses. i:cie.ntifieal m n the Allzmarives s~pPrmpri~ts to oleo t ddy-to- dory cornrne rcial ~nseds ~fnr<ai;gLibairhmmal;grmc?ers:~ statians,etc:p~ s< Are fihere airy missing cmmpansnts'? Are the>e arry cxr mponsnts you: v~mtild li!Fs to s~ more of .i:n the a~a~4 v~ i(ltkie c om nrrnsnlsp South Meridian Area CPA-07-002 & CPA-07-009 60 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 ~o~rncar~ oB''~amnP~rts~-~anas~Brun 1. ti: FL~nnin;g, Almrnartere. Pn6a teed - iVir~ty-four ~f Ct1e 1~g3'panti;cupants (~9 pe ma nt'~ subnnittadi a c?otnrnant Eorm~; andor~ parson senCem:mments:in a:I~;Iber-~lyls e-mail. Meaty b0~pet~ent~~fk~ p~tici~~ntscho~ Alliacnaiti:~ :L (L,mw• ~ensi~tyi~ as the i:rpra farm al~amarciue: 'Tba~nty-one 'percent choaa Alcacrratirre 2; (lempioyrt~a nt-Focusadl~, ainall l~ p~reinnt ehmse AlUamati~ve 3~~`1'rarn~il Su~portve~; Four pample d!isC not mask s~pieEerrad altacnativa va•h.i:l~ t~~o people sdkeeba~'bFntttAlliarnative 2: and~AlGarrtati!~ 3_ !S~ t•abia ~beCo~a•:p TaraL'Aoks Percent AlLeeinatr<x :t Lwv [kn ` •} 55 .594b rnetM1Y• m ment. use ,- ~,- Alberneti~ie~(Lmneib~i ttinre) t4*2d'IS) :Lid% tifaoelNa 1lnsaer 4 ~9b '7?t9T-1L " Trra~ peopk rnertoed t}oGh IUIern~IM-e `? xndl ~11Gerneh:+na ~ as rhe;ir ehaux_ In: ~letmmnna per~nro~s, race. ~?aauolr-mev~" sxrs caunbod rs 191Er~ f~, 6or eilhenrJkerncti~•e; ihe:e~by tAhilityg aaa fukLb ate f~rboth~ Alternaa~e 2' end AlYernotnr 3. 5m~rrmunarg rP~Ccmumnents -~Quest6rans 3 -~ .A]Aee~nertl vQ ~ - ~• Ik orsll•v* tau.ss:lion: ~ Reasor~. for PteCerenct~ - Patticipancs.w•iio pce~rAktematve `l ova~:'hal:nunghf st;~ faro maim naarsorrs fo r ttraer• prefe;renc~ - rur~' Ic6estyl:e presarrati~n ands d®creasad! trsff is con;ocstion: Patticeparris.~l~ts that Cyst r ne i;~ibors,. ntor~a open s_pa~ an.d~ I~~sa traffic s~+ c~anutiunity ah•tocisti:es ttraY din not w ant to Pose cUue to dev>r lopmant. ~R:easons also itici~udfa tl~ is cona.ie~us decision tm rno~~ uo €tr~ area to ,get aw•ay.frvm ttra city, andl fihe b3lef tErae iava~fansi~ty acetls reeaD tm 'be established nnvu• t~+• I%mir,govetb arrdl pteser+re tl~ cuc~l'c`haca,ctiecof the area: ~ues:lion:3: Favrored~ Ala rte nrs of the Allecnaotere - Parti,ci~unts favor. ing Almrnalive '1 stnon;gty supp~oct I;otM ~S nsity Ermusin;g, arrat:n:~~ schaol's, parks,. pafhw a~s• and open: spac~a: How•sver, ogre _pattici•~nrtt o!pp~es a prmposed' canal! pith that v~~ulRi: be placid! on lr:is eutre,nt. ;proparry. -~Uaaliu:m•- anal high-ahensaty d'ei~alopma nts arm: fii;ghty opposedi by A1tacnatiwe 1 supportecs. S~on~+ participants also opposa employrt~ntsanctuaeiesac~d vnnunerciat acaas inte,gralad rota resi;d'anrisi6 c~ggh~barhA©d~. ~u.estion~:i: Incur rporatad El~:rc~nts fra•,m the c Aluar. natcrss, - M:vst of tare p.~rti.ci:pants w~hm su~pparrt Aluarrr~>iti:~ 1 ba lieve 'thdt ser~~ice slsat'im:ns, sh.op~ing areas and higtrac~l'ansity b.ousi n;g w•ou:ld:be ,good! un~ c~ntcail arid! eau nc+antrrued areas.. MatTy cespa ndi~nts ailso in.di;cauad'a des;ice forcrro>g pacts ands opan spa,cxi: T'hiity-twm participants dial not c+rlnunent on: ttta ~juestion: and six, saial tliay d:id, not w3n:t acTy ~attrac FI'aensnl~ i:n,c~arpmcat~sd~ into AUlecnative :L ~u,a~timn: ~: L4f;Gsrcng Gomrnerrim6 Neieds of ~~nunu:nity -A tiara participants w•bo fa~ror Alimcna!tere :t nouad that more oomrct~naiaU ansas maybe naed;ad; tlia majority of p=rrti;ci~pants heel; the a(tsrnatv~z has suffici.entc®mrt~s~i~al!arrRa~_ S~niaexpressed!e~orreernsabauthavt~gslri~ptiu~l:Iso:ccoammerrial!'busi~nasses such as'-Vdt Mart in. ttra is ne~gh'barltood's: Several panic ipants.w•ccua Chet' wouldl:catha r dcere to a slioppi:rr;g~nb®rttran have one i•m their na.i;ghbor.Ernodl. ~ues'tion d~. Additoc~l ~~mponpnts traedi~ intfra At<am-Altanrativo 'L supparl>ftrs harre ~o main c~nn.¢±acns -open space acxF traffib.: Partuepunt~s. u~•ant to•:pnolact open space. ihieu;g~:i, lovr~i nsiiy t-ausi:n;g. and rtx>rQ pa~rlrs, Also, tkra partr'cipantx ~•ant to~ impr~va rv~ad!s in tfaa. anus by ~idg roing tE1a m~ addling turn lamas ands i'nEreacsing a,ex~+ss to [~-9'~: V South Meridian Area CPA-07-002 & CPA-07-009 C 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 f~u~asli~n,. ~CrtE~rCAmtnenrs -+[]+sec~lf~: parti;~ipan~+~•ha ~ev~r Alternative L'- ~ oanc~rn~t ~~ut Imsi!n;g tlve astral! atcnm~pher~e s'na1 ctiLtule AE the South :hll;eridlian Aaesl ~4arty particupa~nl~ c~ntint~al'to w-ri~le that they .+hant ~pa'm s~paees, a :astral' lifestyle a~tl 6etGar, +xi~.rr®aal's befACe any dleaBlmprt,e nt ~bq,i!n ~,ll4ee7satl~e g~ - ~artmlby~ee®:t Eaxnescd! 9~ussG;ryn.2. ~Raasvrts fmr E?re6elFrx~e - !P~ti;ci~pants v~•hA ~re6e:rAl!I~mative "?, oeasan: Their chm,ice by stating Gnat ths. e'mplayt~nt-faeuseaU al~temalive caseates the ,greatest. balhinc~e between ,gr!awth anal denaC~Pma ni ands ~v.i~ini~~g:tk~ rwml:stn~sphete. `They alsa~~ mmrntsin:that:Iac~IemplAy~nt mppartuniti~sswoul~! ~reatia Teal! sstvi:ces anal rnnne e~.n:iy aListribuls irafErr th~yg'hA ut the area beEause theca +~a~ulaG be few r eonunul;ars andf a;creatier va~ri.~ty of destinations; ~uesiion ~, il{arrvn3cfi ~~ rte nts Af the Attarnativ~e - .Fazrti!cpantx Eavmrigg,;~lt~rna<ti+re .2 facer. I:acal' emplayyma nt opportunit~s anal ;grearibe It amass, and! they oppase .high~iiens'ity residential' ~~elmpme nrs al'ue tv tl~e bel!iaf thatthey w.i:lq cause s~riAUStrarf~ic p~bl;erna ~spacially~ an: maj~or:re~adway~s lithe fi~laa l3smel'sndi f4le:ridi'an iTmaals, f~ues~lion ~: 1n~em:rpon~ed' S1a n~+nGs fnoni~ ~the:r AIG~rna'tives. - S wppArbars of Aluarnative '~ ~~arvr•helmi~n~fy +~~ant mA rE+ ;gce~nbe its, trei;l3 anat~ ~Parl~ i!n cl;nse prA~xi:rn:ity tv sdhAAlis andi within a mFl~+y:n~nt sanet'uani;es: AdaiitA n~al!!5{. one ja~rtici!pant. u+orl'al Qr~6a r a cv mnrsrc ial'buEfer alAng all :hishrtraEEic r~+a~ays r~~liile an,~lher ~parti:e.ipant +~~u:l'd! I11;,Q tm s~ h:i;gh~fensty housing, near h:i;en-tcaf~ic areas. ~ues'ti;aan:~. LV1;EatggCm~ntnuarcial. l'~ked~.of Camunu:n:ity - E'arti;ci~pants whA cktc+sa Alternatfire ~,+~•en: s~pdi~t balv~t~an +.v-~cttin c. mrne stmres and''mixsat~-vss cente rs. ands ihimkiin;g ih.e pltui:.ha~a! sufEi~i~ nt ~anu~ccial steers fAr'the aamrnu;mity: Qu,es~lion: (i: AdaL'itcAnal CaSmpor~nls neealfed in the Awe- Pariici~ants+~•n.cr p~6~rAllsrna'li+xe 2: want nests ~rl~s. anall mAre aaif~(u~ta roaal'va•$ys,in: the area soma atbandses inaL'i,eateat a aliasir~ 6~or pe~iastri~rr: Ar hi.le ~Cha~ ~l'ong'TE+n :h4ils and Ovsrla'nd' ~Aasl~; anal nuxeat-use ands c~mmarei;~l' ~~ ntt3 rs Erm m ~.Ua rialian im It'u:na alAng `Te n Mile RAaall, a3thers su:,ggasusal that n®undaibA uis bee t:rsc~it rath~c than s;i;e1ral's at aPprcrpriate intarsaeti.Ans: ~uc~ tion:7. ~thac ~gmnb nts -Amens ~rticupa!nts whA faaerr Aitemati~e 2;, 6ha main c~n,ne rasa are mnnt~cning l~~•-anal! medium•dlensity h.®usin,S whit's Gncr~srsen a empl:arymenl and s,hApPn;g oppa'rtu~nitigs withim'th.e :local emrnnwnity: Addlitional cvmrnd~nts i:nc:ludb ensaci:n;g biiFa ~l'rsils %n.lA d~wntAwrt bUaridan from Te n:Miile. !Ovscland a~ t!~Ua riatian ~,Aaals a~rtd~ a sidewalk acr>ass [-E1 at Msridian..RAad: ,a-~tcenertlve 3 - ~rans~t ~~wonlive (pu~s'tion 2 Rsas:At~~:fAr Prefe:rstx~ - Strpp~ruers of Altemati+r®3 hmLdltne',ganeral vi~• that'h et~r- density:lwusi:n;e: is nesalsaR ~i:n oraGar lA ens ucaga mass trarrslt arrcli pL4~n fA:r irrct~asi:nc ~w~pulation w•Erily limiting urban, sprsw'L Q-u,eslion 3: Fa~!ored Ele m~ nts of the /!.Ilsrnative - Partic~nls who pts Csr Alle mati:+~e 3 d'es;ina :hggh- alens:ity treusi'n,g. beca'usa of :its. ur~ba'n dleve l'vPrnsnt gnat future'_pltrcrning fAr population i'ncreasas. M~ ne fhel;ess„ vrra paesAn wants, mops nuE+~iwm-da nsi'ty zAnes~. ~u~ss~lion ~: Irr.c,o;rprr~s~~~Is rents f nom ~lher Alts:+rna~'fives - Se+rsral! icirp~nl~ +~•ha fay r,as l~t;ernative 3 am uld::like to :in.corpcrsUe an e:mpltiy!n~e nt sa'nctua'ty into lase 'plan. South Meridian Area CPA-07-002 & CPA-07-009 62 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 ~Qu:~.•ti:~n ~: i'.1~~Kng ~m~nun,arsi~li i`~eds ~E C~mmu~aity - Wivar of the parhic~aanCa w:hm~ pn?f6r Almr.nattive 3 bali;~re the ~pl;~n cncmrpvrat~s: s;dagiu~~ cv~mtmsr•ci~l!~ss ~ a~ror chat':t~v r~eedis:'T~•~o,pattiiri~panta satiali t'h~t ths~pl~and'ves oat toast dhyty-d'ay r~d~;, c~amtnentin;g:tliac mmr~s I;cc~l!s.hvpp~un;g anal.'~pnaEmssi!an:~l: ssrri,c±es:+~•~~ c~+d~f! ~a~the S~weh~ A~eri;~lia~mArea ~Ques•Ii;an: ~i: ,vodiilituvnuli !a:~mpac~ct~s. n~+ i~n, tfte Ats~ - P'~rliiei}asnts,u by p~6arA ICarn~lve. ~ a~•©tnlali li:l~ t~Ta rvnlnely i~b; specifiic,~ll:~r• n$q~hl~rhmvdi.•t~nlers artui vut~.bvc r8sr~ur~ttl~.; in tt>t+ ~uth~ tVleridli;ranArea +3ns pecii.eipamt ~Issv nmbadl a ~tefere n,~ia :fir Lii;gh~llensily ds~Cmprr~ nt at Ea,¢~J's attd !~~l~umlai~a fR~ads: p~ues•tivn~?.: ~rilen ~'vmm~ nts - ~C'~tnnis nts C•rom:par~ ci~ants vafi.v pte6a.r. A6ternative 3 ~•~IS h: eL1y marred', inaliu.diin r bu;il,~llin;~ sct~l~ ism mixaaLwsES v~ill~ga cue nle r c~mmunirisa., creeti:n;g a "bul:ls~!y~s" a~,veCap~nr pl`~mdcm~nu~tciali to busit~asas rm ~~S~ttment~ tm. cvt~os, euc:.j~, a,a);Tilin;e ernpt~ytnent.~nbers an,d~aa~llin;5 la!n,~ I;a rva~aaarys~. :~llernati•umLS ~ end 3 - Tyr ~n nerl~cJo<ends~ A;~ hn11h sRMI7wt8vpc 1~uea•li:an: 2~ R.r;asvns fmr l?r~6eletx±a - Ti he ~p~rliv rgant~s.+,r+ho se l~ct~il "bvrt~ Al~l:emsrive ~: snail Alts tn~ti~s 3~ stale that dic~re l:vpin;~ their. Land! vto•es tNleir rip privrit~. ~u:es~I;:an 3~. F~~rorFd ale m~i nos. of the Allern;~tive - `ilia t~m~ ~pacticepattt~ v~•Gia tnaclsaV Imth Alt>F t~Iatvs 2: ~n,dlAhtamatlve ~ farfvrevtnn~te%al' and tti;gh~isns~ity Issiaisntia~l!s~tsacs: ~u;FSli~on6: Ads~invrlal~ aLmrnpar>En1s nearik~ll un~Etx~ Ares- Amvnrv tfu~ ~atti~epants~a•tta salectecll bath Altiern~ti~~s,2' 3nall3; vr:~ peravnai's€ires mare .high-dsnautY E~ausin;g. >rfvaxll~o ~i9dernadti~ ~oae~: lyuesliion 3: l~arFVrea Ela:m~nts vE the Albarna~Unre - t3na perti;c;i~pant ~ lv dull nAt salaet a P~efsr~.d! ~lle:r~ti,+re vpeoses a Frvpaseai sehvvl mn~ his.'lx'a'Aarty, a'nd! anvth.sr ttvtad, that llis air he:r tRSi;ds nos v~a~ en: tt>F country bacAl'I~i: 'hs a1r She dld! not tiF•~Ilr ta> I:ive i m'the city: l}ueslion3: AakJ!il:avnali ~C~rnpanants rraerbedl ntt~a Ane~- l7n,a nespondenr na~bad lh4 diEfenart.c~ Eaativ~asn de~~rdl;apedl pari;s sod natural! span: sPa~?a. EGa indi~aled an. nteresu is •prese r~i:ng, natural via n s~~lan.d 6or a,~rik,ultur~l irse5: Q~uesliaan~: ~cttar ~'vmrt~ ors - l~arrti,ei:pamts tvh.v~ acid' nae mari: a ple ~+m~all ~Ita rna•ti~e aL'sa ha,d' ~r;~ri'ed: c~ammenl~:, in;clu.dun;g the des irs tm~retTta~i:n an. u:ntncvrpvrs~l+edl Add ~'vunty area and! tf~ iecamntr~nd~tir~n tv males ~eri:disan,'.ECasal ~ aommsreial cvrri.dlnr i:natea~ii vE ~ rssialh nti~al canial'or al'ua lea traffic nvi~as: South Meridian Area CPA-07-002 & CPA-07-009 63 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit D.4: Meeting 4 Summary South Meridian Comprehensive Plan Public Meeting # 4 Meeting Date, Time, and Location Thursday May 31, 2007 4:30 p-n - 7:3U prn Mary McPhereson Elementary 1,050 E. Amity Road Meridian, ID 83642 Staff Attendance Anna Canning Director, Meridian Planning Department Pete Friedman Comprehensive Planning Manager, :Meridian Planning Department Matt Ellsworth Associate City Planner, Meridian Planning Department Meeting Attendance A total of fifty seven (57) people signed in at the public meeting Meeting Overview 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 about UIe "Staff Response'' future land use map. A comment sheer was distributed at the door, and attendees were strongly encouraged to provide feedback. Meeting handouts included: • South Meridian Comprehensive Platt Fact Sheet. and Future Land Use Map Comparison • New Designation Explanations The meeting opened with a presentation by staff about the process to date, and a comparison oi' the "Preferred Alternative" and '`Staff Response" future land use maps. For all overview of the process to date, and an explanation of the changes from the "Preferred Alternative" to the "Staff Response" future land use map, please visit the Plamring Department Website: httn;//www.meridiancity.ore/planning zoninQlsouth meridian studv/index asn. In particular past meeting summaries and the Staff Report dated April 5, 2007 are of interest. South Meridian Area CPA-07-002 & CPA-07-009 64 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Presentation materials included: • "Preferred Alternative" Future Land Use Map • "Staff Response" Future Land Use Map • South Meridian Area Parcelization and Sewer Shed Map • Adopted City of Meridian. Future Land Use Map Stal'1'explained to Ule group that; due to parcelization, efficiency of se:n+ic:e provision, and priority areas in ocher parts of the City (i.e. Downtown), the likely recommendation from staff for this area is uncertain aL this time. After the presentation, an informal question and answer session ensued. Some attendees voiced support for the "Staff Response" future ]and use map and indicated that they would like to see the plan move forward as reconunended by staff Others felt the proposed residential densities are i:oo low throughout much of the study area and stated that increased intensities are appropriate. Meeting attendees were generally comfortable with the amount of land designated for non-residential uses. Comments Received Thirteen comment sheets were collected at the meeting. Of attendees who submitted. colnrnents, 69'3'0 (9 respondents) supported the "Staff Response" future land use map, 15%n (2 respondents) requested increased densities in some parts of the study area, and 15010 (2 respondents) were neutral. None of the comment sheets received at the meeting indicated support a decrease in pr~aposed densities. After the meeting, staff posted the comment sJleet and meeting materials online to allow an opportunity for interested stakeholders who were not able to attend to provide feedback. Staff n:ceived input. from sixteen residents by fax, mail, and in person delivery before and after the meeting. Of the individuals who submitted comments outside of the meeting (before or after), 259'0 (4 respondents) supported the "Staff Response" future land use map, 31 % (5 respondents) requested decreased densities, and 43010 (7 respondents) requested increased densities. No respondents indicated neutrality. One resident who reyuested increased density lives on the northwest corner of Ten Mile and Amity. He requested a designation o.f Mixed Use - Community or Mixed Use -Neighborhood rather than the Medium-High Density Residential .i.n the "Staff Res~onse." This resident subrnitled eleven copies of his eotnment sheet signed by neighbors . The attached map provides a geographical indication of comments received to dale. Next. Steps A follow-up presentation of issues surrounding the South Meridian CPA is scheduled for the Planning & Zoning Commission on October 4, 2007. The public hearing for this application will resume on November 1, 207. ~ One of the eleven copies was signed by a citizen who resides north of r-84. The other ten copies were signed by residents of the South Meridian Area. An additional resident echoed the swne comment in nn emnil to scoff. South Meridian Area CPA-07-002 & CPA-07-009 C5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit E.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 around 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 aze 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 66 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIC I-TEARING DATE OF February 19, 2008 Exhibit E.2: Fire Department (b) Matthew ElUsworth From: Matt haw B~vorth Sent: Wednesday, March 21, 2007 11:17 AM To: Joe SiMn Cc: Sonya WatE9rs; Pet®r:Frtadmsn; Anna Canning Su:b(ect: RE: South Meridian Jae, In addition to and to eland upon the Bssves outlined in my memo dated March 20, and yovrletterto the Planrtir~ Department from the same date, we d"ascvssad the fofio~ving this marrring: I . Tipcode and address grid:'The Ciry of Kurm plans to request a change to the zip code area beAveen Meridian and lCuna. ?Trey p1a n to request that the adjusted zip Dods fine run along ;tsifco #tazel, and I am unawaie "rf the will suggest that it strayfrom Lal®1~e1 in the eastern portion of the South Merid':an Study Area. We are lookir~ into the anticiyra~d timafir>a of Kuna s request as we11 as chanrrels through which the City of Meridian can provide ir>;put. We will closet' monitor the request as it woAcs through the prooass. 2. Due to the intensity ofland use thatwrll be recommended in the 'Staff Responses (adjusted future land use map), the :Fre Department will likely require stricter sprinldersGtndards in parts of the South Meridian Area and-need to pun:hase an aerial lmdder truck to adequately meat safely needs, 3. In order to ~maintaln the Department's standard of five minute response 6me to 9096 of the district, the future fire station location proposed on the `Preferred Alternative' on Ten Mile Road mouth of Amity !load wilibe relocated to Amity Road at the half mile behvean Black Cat Road and Ten hAile Road on the Staff Rasponse^ future land use map (which staff will present for public and. P8Z oonsidaratian on April 5}. We are sill mafdng minor adjustments to the land uses in the "Staff Responss° map, sa I will rat have a draft far ydur review before you !save tdwh. However, with the ezoepdon noted m numher three above, the future staton locations shown on the attached'Preferred Alternative' in and' in the immedia~ vicinity of the study area will remain the same in the "Staff Responsa° reoomrnendation: As the hearing on April 5 is the first Ume the recommended changes w10 be avaslabte for public review, staff foresees a continuation of the request to a 1atBr hearing date to allow time for public comment. Please let me know if additional information is needed. Thanks, Matt Ellsworth Associate Ciry Pktnner hAaridian Planning Department 660 E. Watertawer, Suite 20'2 Meridian, ID 83842 208.884.5533 From: Joe Silva Send 1ednesday; P9arch 21, 2007 10:26 Aht To: Matthew I:Ilsvnrth Subject: RE: South. Meridian Matt Please send ma the new mapwhen you get itoampieted.thanks Jae South Meridian Area CPA-07-002 & CPA-07-009 67 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIC HEARING DATE OF February 19, 2008 Exhibit E.3: Fire Department (c) Memo 7a Joe Silva c« sony~w~>8 lBa Cde rata rea,mn from: A9att 9lsworth oate: A4an:h 2a, 2007 Re: South Meridian CPA. On Friday, March t6, Meridian Planning Department srnff met with Ptibl[c Narks staff, Fire Department staff, and Parks 8r Recreation Department staff to dlsctuss the proposed CPA's that will be considered by Meridian PAZ on Aprll.5, 2007. The South A4etldian Map Ansendment w[ll be accompanied by a tent amendment establishing several new designations to coincide with the proposed map (see attached). The following Issues were d[scussedon Maech I6 relating to the proposed South Meridian CPA: FTr~e Station Locat[ons Prior to the first public meting for the South Meridian Piann[ng Process, Planning staff ooord[nated with Depuq~ Chief Silva to Ident[fy appropriate locations for future fire stations [n South Meridian, The following new stat[on locat[ons were [dantifled and are proposed' in the nwp omendment: - Corner of Ten Mile and Lemont - Ten M[leat (roughly) the mid-mite between Amity and Lake Hazen - Lake Hazer approalnwtely one quarter mite east of Locust Grove Planning staff wil! llkety recommend changes to the proposed reap, but future station locat[ons will remain the same as proposed [n the "Prefzrred Alternat[ve" (current appllcatlon}. 2. Water Supply Deputy Chief Silva .Indicated same ooncem about the availability of water In the area. Mike Cole stated that water will be available for whatever intensity of development Is approved., 3. Development Intensitylliuildingl3elght South Meridian Area CPA-07-002 & CPA-07-009 ($ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit E.4: Parks & Recreation Department D~a~ttPoew ~~i,o~.~n Fr~o~rn: ~Dorug~stro:ng. ~e~nt: Fre~d~y, h4mrdh 34, 2ao7~ i~1:~A:M Ta: hAatt~l~w ~~rorth ~u~6j~cr: f~E; South Me~ri~iun !F~rto re 'L;and D~ h4ap Etroy and I harv® i{ooked at this and it iOOks 9ike a good: dastnbvtla~n of fi~t~ra parks. So, v-~a are good ~withwhbt r5 bei'ng~ p,roposad. Th~lnks for giv9ng us. tl~ o~ortunily to comment. [3oa~g !Froarea P+tatthe~w ~Ilsuua~~ Sent: Fritllap, P!lar€h 3t1, Z~4~ 10:01 :4M To: iDoug ~tmng 5eabject: Soak N~2irod`ran~ Future t~~ UsQ h9ap DONg„ attaci~d! is~the revised fioalth h9eridi¢n ftatnre iand~ use ma~-. If you ooutd spare a mdnvte to taM1:e a iaoGc at fhe pra;po~d p~rtc ~atians arnd-tat ma krwuv wvhatyon~ think, F~~+ou1d appreaaab rt. Thanks, h~att Eftstr`ro~rt~h ltssooia~ City PBs~nner h9a ricfim~n P~nnir>gi Departr~,nt 68U~ E: W ante rt+o~~v®r, Suite 242; h9e!iiid5s~n, tD 83942 248.884.5539 South Meridian Area CPA-07-002 & CPA-07-009 69 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit E.S.: Brighton Letter BRIGHTON CORPORATION October 22, 2Q07 Annti Canning, nirector City of Meridian Plattrting T?epartment 6G0 T'. Waterlower--, Suite 202 `Meridian, ID A3542 Sabjec/: Sorrl/r il~eritlinrr. Con3preherrsive P/nn dear Arrna, Over the past few.months, Brighton. Corporation has worked with staff to address Soulh h/eridian Con~prehepsivc Flan issues as directed by the Planning & Gon.i:ng Commission at the last hearing. At that hearing; Commission members stated tltflt changes to the Cnmpt~ehensive Plan for the fake hlazeUl.ocpst Grove area. should be with Brighton's concurrence. 'fhe purpose of this letter.is to comment on propnsed'map and'. text changes to the Gomprchensive Plan,.artda'o recommend. specific actions for modficErtion of the Intent draft of [he Plan as they apply to Brighton's property in the South Meridian .Area. The attached pages address three issues... South Meridian. Comprehensive Plan Boundary %nge 2J Comprehensive T'lan Map ruturc Land Usc Designations /j~rages 3-~1 J Proposed Comprehensive Plan -f`e~.~t Amendments %puges 5-7% .,..arid. gfPers an additional recommendetian [pale $j ,for text changes to ell Comprehensive Phut Mixed' Use designations. V~re appreciate the oppoctunily to present this information.for considertttiiyn as you prc;pare the staCf.report for [he Planning R: 7dning Commission's Novernbcr 1 "' hearing. If, you have questions, or need additional in:forination or clarifeutinn, please let me know. Sinter ly, David W,'furttbull Brlg/Ne~r Cirrparallon 11[;01 1Y.~ Grlrlorer Drive, ,Suite 200, Ootse, Idabn 83713 wwrv.brl~elitnncoro cam -Tel. (20R) 378-4000 ~'ax (Y08J 377-8961 South Meridian Area CPA-07-002 & CPA-07-009 70 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE [-TEARING DATE OF February 19, 2008 Issue One-South Meridian Carrtprchensive Phn 13c-undary t3.righton has reviewed the study area boundary depicted in the .following South Meridian Comprehensive Plan map iterations: • Sgt~tlr i~fei•idian Cornnre{renslvc Plan' Preferred 4Tternative Proposed /and Use Muk, January, 2007 (excerJrted segment below) • Snr~tlr Meridian Sta b'espnnse A~;ap, dated iviarch 23, 2007 • Sntdlr tlleridian Ca»tprehensve Plane Cvnrments Received In Dale, August 23, 2007 It is our understanding that a modified boundary nay he presented to the Planning & Zoning Commission at the November l.s`' bearing. f3rigltton's primary interest is expansion of the City's plan to include the area north of Columbia. Road and east of Meridian Road. J. Bt•itthtOn Recommendation: 'I'huf the Soulh M'cridian Comprehensive Plun expansion include the area hounded by Columbia lioad nn the south, Meridian Ttoad nn the. west, and east of.F,agle Road as depicted'in the mup, above. South Meridian Area CPA-07-002 & CPA-07-009 71 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Is"sue Two - Cotnprchensivc Plan Map Future Land Use A. Brigliion supports retention of Fv~tta•e Land Uce Mcrp designations of the current City of Meridian Comprcht:risive Plata (excerpt below) adopted August 6, 2002 and. ati amended on. P+nurc tans tta~ Q tan u-!+.wasrrwr.oic~.. ~;~~ t- -, ~naaN~ QRIa Qronn~.!vrom.w. ~NdmOwf,paNf.1Y O ~b aNY.bOaNll (]apsim ®Ihvf Wr~l,~Wbna NLeJUU:.ryq Pal r~I1W Wa. QwrPrf~ Q rm.,wa.rrprsriQe l~l~ W1APaNbPy~1wP N.C. r«a~:P~ua.,. October 10, 2006, for the followin6 two (2) specific iot:ations: 1} The Mixed Use-Cotnmun,ity designation encompassing the four quadrants oi' the Lake i-iaael and T,.ocust Cmve intersection. CQnfntertr. This matter has been discussed with staff which acknowledged that the change of designatiota. to lvlixed T7se-Neighborhood was inadvertent and should rcmai.n f Mixed Use Community as depicted in the current .Comprehensive Ylan. J /' .Brighton [2ecnmmendatinn: That the currently-arlopfed A4ixed Osc-Communi designation of, the Lake Wvzcl and L~n:nst Grnve intersectinn br retainetL ~ 2} 'The existing iVlixcd t:Jse-Regional designation. of the RO acres at the southeast. corner of the Lake Tazel and Meridiatr Road 'uncrsection. (:umment. The ]and use desigtrati~n for the .intersection has been proposed to be changed frgn~ the adopted Comprehensive Plan's ~Llixed Use-Xcgiuttzrl (map above) to.Ernploynrent Sanctuary (January, 2007) to ~1~ixed Use-,Frnplaynte.,~~ (March 23, 2007 Staff Itcsponse .Map). That changz also reduces the'"mixed use" area from 80 to 40 acres which significantly affects the putenfial use of that property. I3righlon does not agree with that change of designation for the tiouthcast corner of the intersection-especially the:reductic~n ofthc mixed-use area, 1Zather, Brighton favors refendon of the ivlU-Regional designation of the current Vieridian Comprehensive Plan for all 80 acre. The rca_sons for that position are tts follows: Gtioen the high-volume, high-speed nature of Meridian Road, and the expectation that Lake Hazel will have similar characteristics in. the future, the four corners o.f that. intersection will .not fiineNon as an integrated ~;mPlnyment Ceir(er complex. South Meridian Area CPA-07-002 & CPA-07-009 72 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI•IE HEARING DATE OF February 19, 2008 • The proposed Mixed Use-Employment text cliangcs io the Comprehensive Plan would limit retail and cpnsutner services and'prohibit residential uses and would sigttificant]y--and arbitrarily---constrain development opf.ions and the flexibility kQ ~ to respond to market opportunities. ~~ ~- 'l3rit?htun Recommendation: '1'hntthe currently-adopted Comprehensive Plan ~. ~~ designation at Mixed Use-Iteginnal -for the AO acres at. thesoutheASt corner of the ,~.~ Meridian Road and Lake Aarel hoed intersection be retained. R. Brighton Rroposes modi'licati.on of the residential land use designation. in the March 23, 2007, ;Sottt~t lbferidiurr SYafl Recnrance Maw as de~i.cted in the excerpted segment. of the flan, below. it is imporfant Lo point put t}iat the map denotes a change of designation from mixed use to residential ;for 40 acres of the 80-acre parcel owned by Brighton at the southeast corner of the :Meridian Road/I,akc Hazel intersection-~ttn action. opposed by Bribht.on as discussed above. i w ~•y • ,~,yyY i~ it~ , ~ . ~' . ~.i ~ ~ ~ F ~ t,.: ,, . ~ ~'. 4. ' _ L y ~ ~ , 4 , . i ) ~ ,:,w,, . . ~ 1 :.i n ~_ `~~ OuJYA.aBx~nE~ry QF{ghllomitlPa~d~i4io1 ~Cn~b ~lGnd~ Qht~dium0~odjp nidrtlid -Lom~cd~l Alai DendgPecl eMbl . [] Abdf0y4OtnetY Fpl1~C71 Q Very low 0R~{et RialUGUOCI C'yrrur:ent. The proposed text. for the new Meditcm 1•figl: U~nsity residential land use designation states: "Re5°idential den.~~iri~.s shoctltl runb~e f •onr ei,ghF lu,~fteerr tltivelli»~ undls•ner acre, with a target density of tweh+e units per acre. " The proposed land use map designates I Rp acres of land along Lake Hazel Load between Meridian Road. and Locust Grove Roatl as Medium Kigh Density. `Ilte goal pf Transit-density development along Lake Hazel is commendable, but the ampunr p;f'lapd (the 180 acres extend up to one-half mile from each of the arterials) and number ol'tuvts (1,4~t0 al 8d.u./ac., 2,1G0 at ]2/ac. and 2,700 at 1:5/ac.) is unrealistic. [n prder to achieve the "tars;et density of hvelve writs per acre " (or even the minimum eight units per acre); the housing would have to he ak least attached,. and likely include a combination. of multi-family and condpminium housing. 1lbsprption of 2,1 b0 units of °`target derisiry".housing would extend far,bcyond a. reasonable .development time frame, constrain. devclopmentoptTons, and arbi rarilyand artificially Liinit market. flexibility. ~~ }3rieltton'12ecmnmendafion: 'foot the propgsedMertiunrLligb Density land use designation extend no more than one-cigLth oCti mile Erma l.,a,ke Hazel Road; that the Merlirrm I~iglr,nensry designation be remtrvcd ft•om the east side ol'Meridiun itoad; ~und that the Mixed U'se-Regional designation be retained for lir~ghton's 80-Here parcel as discussed in Lcsue Two A.2, ahpve. South Meridian Area CPA-07-002 & CPA-07-009 73 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Tssue Thret: ~ l'ro~osed Comprehensive Plan Text Amendments 11ic following ore Brighton`s responses to stuffs "requested teal changes [that] cuinclde with the Snulh Meridfcrn Comprehensive f1~ap. First.Staff Request. Pg. 9y [Meridian Compreheiicive~lan] -Before the "Low Density" bullet, add (he following (new designation): T<ery Losv Uenslty.' to nllorv for the dEVelopnrent of s•irrgle family homes on very lard>rs lids and tp preserve the rural fee! «f areas so desi},mated. U.cec may incl«de ,rinl,.le-Jr~rnily hontec p« tninhntrm lTn•ee ncre lots. Transfer nr purchase of development rights between parcels is encouraged to allow fur clrtcter subdivisfnris hurl presen~ntion ojupen .rpnce and agriculhrrul land. - .firiehton Rccammentlntion: No position; not applicable fo:Brig6ton interests Second $tnff Request. Pg. 99 - A Iles the "Medium Density"bullet, add the followins (new designation)`. Medium .Nigh Dertcity: to aNow fur the devrluprnent of a rnlx ujreluth•ely deus•n, res/derrlinl housing rypec including lownlrntRSes, ruin !rouses, epnduminlrnns anrl.upartrnentc. Resirlerrlial deucitles slauuld ra»ge jronr eigTrt tn, jllleen dwelling units per «cre, with <i t«rget. rlencity nj twelve ritritc,per ncre, These are relatively compact aretrs within Nre uunfExt of larger• neighburhondc nncf slrnu/d he lochted arnrmd or rmar mixed usr. commercial or entplgyrnent nreas to prm~ide convenient access to services add john jor residents. nevelollrrrents shadd itrcorprn•citr high q•«rrlity architeclronl design crnil mateCfals nnrl tlrortglrtfid rile desibnr that incorporates connectiviy with «r! ncent uses curd area pathways, attractive landscaping and individual pro/ect identity. Briehton Rccomurcndation: Quxlificd approval, suhject to its npplfcal'ion Rs rernmmendcd in Igsue Tsvo "B" above Third Stuff Request. Pg. 101 -Before Neighborhood CenlerMixed Use: Nerdrncerrllca! Ovedrry.1'argeted ports of fiery I,ow Dendr)r areas nary be writable jor «gricrrlture and Trealrh-relnted businecces inchrding.reed and other research cord development. Nritscries, urbmi farms, arrd similar uses rn•e allmved Ilrroriglrmrt. Processing, nrCmr{~rctrrring, arrd storage uses relathtg to unrlrrecessaryfpr related hudtresscs are aUowerl. Uirrelated process`Ing; madrrfncturing, «nd storage uses are prrihlbitec! as m•e erenvutiun businesses, catrlractor ;c yur~ls, and ot/rer fight rrrrr! henry lndustrin! uses. Brighton Recommendation: No position; not aprlieable to Brighton interests South Meridian Area CPA-07-002 & CPA-07-009 74 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Fourth Stnff Request. 1'g. 101 -Add tie underlines to exisling.Comprehensive Plan text; tVeigh,horlrond Center/Mired Use 77zis designation will provide u blend oflrigh density residential small scale corntnercial, entertair:ment, ace and open space ernes thnt are geared to serve cr11 residents >7+lthin a one to ttivp s2uare mile urea: 71re developntetrts crre encouraged to be designed aacordi;tg to the conceptual ner'ghhnrJrood center plan depfcled in Figure fi/I-3. Neirhbnrhond Centers that ..vµ,rrv ~frynwuy rJISIYIGt. ,rte ptcrpnSC Ofthe.se CCtttCYS ib' err create a centr•aliied, pedestridrt-oriented, identifrahle and day-tu-day service nriented focal point for ne.ighhot'hoo~ di,gtri.cts. r'orav nereent oj'all land within Azeir~hhnrhood Centers s tall be developed for residential uses. The aetrtei•s.ehnrrld offer an internal circulation system that connects.... 13riehton Recommendr-tion: Qmtlificd appr»val„with concern Ihul the "ACFfI)" Inngunge mny limit the City's srbility to make site-specific delecminntions Fifth Staf1'Reguest. Pg. l0l -Add the underlines to existing Comprehensive Phun text: Last paragraph: Unless olherwire depicted on the Future I and Uce MJ~ all centers are intended to he developed arorrnd dre half-tulle point helweea hvo section line roams... 1 Brieh.tun Rerommendntion: Approval, cvFlh. encourngement that the City reconsider its half-mile Nei~hbnrhood Center Inentfon pylicy per the "Infnnnatinnal comment" below.. //trjormatinnal Cntnnzrnt: The Ciry's ntid-gzite neighbnrlrnnd center plan wac baser/, in port, ari n plrnuriirg coner/zl prunruhgatedhy noted iVerv Unc~uzist, Peter tnlthnrpzt. lrunically,,/nur years ago (3~ 45 p, nz_, June 20, ?003, to he SlJlcifre), Calthnrpe aclmirted to nttenrlec of the annual cn~lJereme oflhe C'oitRressfor the Neiv llrbanisi» (C7VUX!) in Wrrshingtorr, A.C,: that the concept,, firstFroposed jar fhe lagazna 6fre81 project near ,Sacrarnenln, Cnliforraiu, "did nn! rvnrk" and rhrv he would design "zrv more neighborhood eenterr to the cwrtcr of the neighbur- lrnnd. " !fe noted that you "can bend the rules, birt you can't Gr•eak them" and expect srrccecc hr the locatiar njcnnvnercial sen~ices its. cmm~nmitiesJ Sixth .Staff Rcnnest. Pg. 102 -Add the underlines to existing Comprehensive Plan text: ~1~Ixed Usc: 77rere are six sub-categories of the Affixed /lee designation... Second bullet under Mired Use - f~l71ere fEaas•ible,•-arse-hntlt-fire-ezcetitr'Alt-r:,frtrr~,._ ~'°`' '~"~ .+-tnzilti family resldentiul uses will be encouraged, especially for prq/ects wrfh the. pulential... - Brichfon .liecmnmendntion: No position nn the f7rst chnnge but encourngemcnt that the Cih' review the. number of Mixed Use designntions, Apposed to the second chnngc, given lhnt tLc pmllosed Mizell Use-F,mpioymcnt text (below) limits retail and scryice uses nnil dhninnl'es the possibility of residential uses in M'LI=I'smploymenl areas. South Meridian Area CPA-07-002 & CPA-07-009 75 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Seventh Staff'Renucst. Pg. 103 - After th, "MixedUse - Rebional" bullet, add the following (new r3esi6mation): Mlrerl U.ce - Fnrplnynreut. The pra'puse of the 111Jxed Use - employment desfgnutfrnt is !o encaerrage a mixteve of ofJtce, light indtrstrlal, and other research and specialized employment areas. These areas gcrreially do not include retail and consumer sen•ice uses serving the wider community. A .enroll amount r~',•efail artd servfcn, '~ establislmre serving employees and users ofthe Mired Use. - F_mployment urecrs, e allowed ,The following standards will apply to thi,e category: • Une fo jour slgry lauildirtgs • .Total floor areas between J0, 000 and 1, 000, 000 sg. Jl. • iVo ne~~ re,cfdenifal arses will be pernrilted (exlsting resiifential will 6e allowed !o retnaln and expand accessory strrictures) t Sample ui'es Include: Professfonal ufJice, light industrial, research and clevelopmcnt. Brighton R¢commendetian: Apposed to proposnl thnt If be opplicd to the sonlhenst corner of the Meridian Raad and Lake Flazel Road intersection. 1'hc proposed Mel-T language achitrarily limits retail and consumer service uses and absolutely prohibits consideration of residential uses. 'PhLS is of particular concern to.Bri~hlan, and is the basis for the recommendation stated in Issuc'fa•n,.A.2, obovc. !n addition to the comments abzwc concerning the number acid Location Mixed Use Centers, T3righton requests consideration o'f the Additional Recammendatiu» (next page) for proposed changes to the MU-E-and other Mixed lJse designations. Such substentiye MU-B text changes allowing retuid and consumerscrvices and residential uses, are necessary beforcRrighton would consider application of that designation to khe 80 acres at the southeast corner of Meridian Road and Lake I-fazcl Road. Brighton's position is based on its development erpcricnce with the Boise Research Center Project Which encompasses the major emplctymcnt uses envisioned by the City's MTJ-); proposal, as wckl as retail and services and high-density residential. South Meridian Area CPA-07-002 & CPA-07-009 76 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TbIE HEARING DATE OF February 19, 2008 Additional Rccommendaltion: ThnYthe Cily estnbliah n tagk force to consider 9ubstnntive Cotnprehensiye Plon Nlixed Use text chnnges to estahlich rfyuircments: for reyulred uses, minimum Pfrcentnge of regidenNnl u.9cv and minimum densities fur encb of the Mixed Usc designations-including the proposed Mixed Uec-iCtnploymfnt rlfsigrtntion-as suggested below: Mixed llse-Nelghborirood. The following standards will apply to this category: • lJp to 10 acres may be non-resldehtial uses,_]ncstdina commercial retail and office uses • Up to 100,UOD sq. fL of non-residential bulldmg area • A minimum of XX% [to be ~determined]df the'total area.'but not less than XX acres,fTBD] o~ Neighborhood Center shall be resldenbel • Residential density shall be a minimum of 3 4 uriitlacre and uo to B units/acre- • Sample uses Include: ,grocery stores, drug stores, coffee/sandwlch shops, dry cleaner/ laundromat, salons, daycare, professional offices, medicaUdental clinics, retell/gift shops, schools, parks, churches, clubhouses, public uses. Mixed Use-Communlty, The following standards will apply to this category: • Up to 25 acres ofnon•residential uses, including commercial re ail and office uses permitted within the Mixed Use-Community areas as shown on the Future Land Use Map. In Mixed Use- Comrnunlty areas that are not Neighborhood Centers, over 25 acres of non-residential uses shall be permitted (through the CUP process), • Up to 200,000 sq, ft ofnon-residential building area + A minimum of XX% ~TBD] of the total area of a Community Center shall be ~p~;~ lial • Residential density shall be a minimum of 3 5 units/acre and. ub to 15 units/acre` •. Sample uses Include: All MU-tV categories, clothing shores, garden centers, hardware stores, restaurants, tianks, drlve•thru facilities, auto service station, department stores Mixed Use-Regfonal. The following standards will apply to this category; • No upper Ilmltof non-residential uses~including commercial retail and office uses • Over 200,000 sq. ft. of non-residential bwlding area • CUP application would not be needed unless a, project Iles within 300 feet of an existing residence or school orCUP is otherwise required per ordinance • A minimum of XX% fT80] 4t the total area of a Regional Center shall be residential • Residential density shall be a minimum of 3 B units/acre and ub to 40 unlts/ecre" • Sample uses include: All MU-N and MU-C categories, entertainment uses, major employment centers, clean industry Mixed Use -Employment. The purpose of the Mixed Use -Employment designation is to encourage a mixture of office, light industrial, and other research and speclatlzed employment ateas-Theseareas generally-Ae-asyasiede veith limited retail and consumer service uses serving the wider communlty~A small•anmouat~effetaiJ-aad•ser-vise-establishments;-seairag and employees and users of the Mixed Use -Employment areas,are-allowed and high-density residential uses. Tlie following standards will apply to this category; • One to four story buildings • Total floor areas between ~-0;U00 10D.000 and 1,000,000 sq. R •--Ne.aew-residefltia I-uses-will-be-permitted~exi&Nrag-residential-wii{-be-allowed-te-renaalnand ex~aad-aese5sory.stcuctares3 user include: }'rofestiional office, light i.ndustrial,,research and development. Ntrte: Text a! the hattam ujpage 1111 ojtlre Cutirprehelrsii?e Plan slater Thal residerrria! density iu rrcfgh6grhood centers "stay not he below eight (~J dweNing rmirs per acre: "' .This crnrfllcl eerds !a be corrected rs chnnges br h9&ed Use desiRrratfons ure corxsidered. South Meridian Area CPA-07-002 & CPA-07-009 77 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF February 19, 2008 Exhibit F. 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. Commission 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. Commission 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. Commission 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. Commission 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. Commission finds that the proposed amendment is in the best interest of the City. South Meridian Area CPA-07-002 & CPA-07-009 78