HomeMy WebLinkAboutStaff ReportCIT'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF `4 i7~t3S'~ 7; 2~08°-~ ---- --
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STAFF REPORT
Hearing Date: August 7, 2008
TO: Planning & Zoning Commission
FROM: Sonya Watters, Associate City Planner
(208) 884-5533
SUBJECT: Janicek - Ten Mile/Chinden
• CPA-08-001
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Comprehensive Plan Map Amendment to change the land use designation on
15.46 acres of land from Medium Density Residential to Mixed Use -
Community, by Janicek Properties, LLC
1. SiJNIlVIARY DE5CRIPTION OF APPLICANT'S REQUEST
The applicant, Janicek Properties, LLC, is requesting approval to amend the Comprehensive Plan
Future Land Use Map (CPA) by changing the land use designation on 15.46 acres of land from
Medium Density Residential to Mixed Use - Community. The site is located on the southwest corner
of W. Chinden Boulevard/State Highway (SH) 20/26 and N. Ten Mile Road. The property is
currently zoned RUT in Ada County and is within the City's Area of Impact and Urban Service
Planning Area.
The applicant has not submitted any development applications (AZ, PP, etc.) but has submitted a
conceptual development plan showing how the site may develop in the future with 1 multi-tenant
retail building consisting of 12,808 square feet (s.f.) and 1 big box retail building consisting of 50,180
s.f., fronting on Chinden Boulevard/SH 2O-26; 4 retaiUoffice buildings consisting of 2,853 s.f, each,
fronting on Ten Mile Road; and 39 multi-family residential units at the southwest corner of the site
behind the proposed commercial uses. Access for the site is depicted from one full-access driveway
to/from Chinden Boulevard/SH 2O-26 and one full-access driveway to/from N. Ten Mile Road. No
development is proposed at this time.
2. 5UIVIlVIARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CPA application below. After careful review,
Staff has determined that allowing a"Mixed Use - Community" future land use map designarion on
the subject property would not be in the best interest of the City due to the residential nature of the
area and the UDC and Comprehensive Plan restrictions for access to SH 2O-26. Staff is
recommending denial of the proposed CPA application per the Analysis in Sections S and 10,
and the Findings listed in Ezhibit C of this staff report.
Per ldaho State Code, Title 67, Chapter 65, the Commission may Yecommend arnendments to the
land use map component of the Comprehensive Plan to the governing board only once every six (6)
months. The Commission should note that there are seveYal other CompYehensive Plan Map
Amendments (9 total), also scheduled be heard on August 7, 2008. Staff anticipates that additional
time may be necessary to make it through all of the CPA applications. Therefore, Staff is
recomnzending that this application be continued to the hearing date of August 14, 2008, in hopes
that Yecommendations on all the CPA applications can occur at that one time.
3. PROPOSED MOTION
Recommend Denial
I move to recommend denial to the City Council of File Number CPA-08-001, as presented in the
Janicek Ten Mile-Chinden Boulevard/SH 2O-26 Property CPA PAGE 1
CITY OF MERIDIAN PLANNIlVG DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
staff report for the hearing date of August 7, 2008, for the following reasons: (you should state
specific reasons for denial.)
Continuance
I move to continue File Number CPA-08-001, to the hearing date of August 14, 2008, for the
following reason(s): (You should state specific reason(s) for continuance.)
Recommend Approval
I move to recommend approval to the City Council of File Number CPA-08-001, as presented during
the hearing on August 7, 2008.
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The site is generally located on the southwest corner of N. Ten Mile Road and W. Chinden
Boulevard/SH 2O-26 (Parcel No. SO4271110010)
Northeast % of Section 27, Township 4 North, Range 1 West
b. Owners:
Janicek Properties, LLC
4325 W. Chinden Boulevard/SH 2O-26
Meridian, Idaho 83646
c. Applicant:
Same as Owner
d. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Ste. 100
Meridian, Idaho 83642
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Future Land Use Map Designation: Medium Density Residential
g. Applicant's StatemendJustification (reference submittal material): "The curtent City of Meridian
Future Land Use Map reveals a distinct pattern of mixed-use designations along the State
Highway 20/26 corridor. There are ma.ny areas along the highway with Mixed Use - Interchange,
Mixed Use - Regional, and Mixed Use - Community designations. The Idaho Department of
Transportation considers Highway 20/26 a major traffic corridor connecting Ada and Canyon
County. ITD has identified the highway for expansion to five lanes in this area and west to the
City of Caldwell. Providing additional commercial property along the corridor creates
opportunities for trip capture. Commuters and North Meridian residents using State Highway
20/26 as a transit route would have the ability to utilize basic services along their route without
creating additional trips on the arterials." See applicant s nar~ative for more information.
5. PROCESS FACTS
a. The subject application will in fact constitute a Comprehensive Plan Amendment as determined
by City Ordinance. By rea.son of the provisions of the Unified Development Code, Title 1l,
Chapter 5, a public hearing is required before the Commission and City Council on this matter.
Janicek Ten Mile-Chinden Boulevard/SH 2O-26 Property CPA PAGE 2
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
b. Newspaper notifications published on: July 21, and August 4, 2008
c. The Public Service Announcement was broadcast faxed on: July 11, and August 4, 2008
d. Radius notices mailed to properties within 300 feet on: July 14, 2008
e. Applicant posted notice on site by: July 26, 2008
6. LAND USE
a. Existing Land Use(s): The subject property is currently vacant and is being farmed.
b. Description of Character of Surrounding Area: The surrounding area is currently agricultural in
nature. All of the surrounding area is designated for future single-family residential uses.
c. Adjacent Land Use and Zoning
l. North: Chinden Boulevard/SH 2O-26, and rural residential properties and common area in
Westwing Estates, zoned Rl in Ada County
2. East: Ten Mile Road and agricultural property, zoned R-8
3. South: Agricultural property, zoned RUT (Ada County)
4. West: Agricultural property, zoned RUT (Ada County)
d. History of Previous Actions: NA
e. Existing Constraints and Opporhmities:
1. Public Works
Location of sewer: N Ten Mile Road & W Lost Radids Drive.
Location of water: N Ten Mile Road & W Lost Radids Drive.
2. Vegetation: There are no elcisting trees on this site.
3. Flood plain: This property is not within a floodway or floodplain.
4. Canals/Ditches Irrigation: There are no canals or ditches of significant size that cross this
property.
5. Hazards: Staff is not aware of any potential hazards on this site.
6. Proposed Zoning: NA (The applicant is not proposing to annex and zone the property at this
time).
7. Proposed Comprehensive Plan Future Land Use Map Designation: Mixed Use - Community
8. Size of Property: 15.46 acres
f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this
site is depicted on the conceptual development plan via one full-access point to/from Chi.nden
Boulevard/SH 2O-26 and one full-access point to/from Ten Mile Road. No stub streets or
pedestrian pathways are proposed to adjacent properties.
7. COMMENTS MEETING
On July 18, 2008, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Public Works Department, Sanitary Service
Company, and the Ida.ho Transportation Department. Staff has included all comments and
recommended actions in the attached Exhibit B. However, as no new development is proposed, the
Janicek Ten Mile-Chinden Boulevard/SH 2O-26 Property CPA PAGE 3
CITY OF MERIDIAN PLANNIIVG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
meeting was for informational purposes only; only the Fire Department submitted comments.
8. COMPREHENSIVE PLAN
CITY OF MERIDWN COMPREHENSIVE PLAN POLICIES AND GOALS:
This property is currently designated "Medium Density Residential" on the Comprehensive Plan
Future Land Use Map. The applicant is requesting a map amendment to "Mixed-Use Community" for
the subject property.
The purpose of the Mixed Use areas, as defined on page 102 of the Comprehensive Plan, is as
follows, "There aze five sub-categories of the Mixed Use designation. Generally, the designation will
provide for a combination of compatible land uses that are typically developed under a master or
conceptual plan. The purpose of this designation is to identify key areas which are either infill in
nature or situated in highly visible or transitioning azeas of the city where innovative and flexible
design opportunities are encouraged. The intent of this designation is to offer the developer a greater
degree of design and use flexibility."
The requested "Mixed Use - Community" designation allows up to 25 acres of non-residential uses,
up to 200,000 square feet of non-residential building area and residential densities of 3 to 15 dwelling
units to the acre. In Mixed Use - Community areas that are not Neighborhood Centers, over 25 acres
of non-residential uses shall be pennitted through the CiTP process. Per the conceptual development
plan, the subject site may develop with commercial uses such as retail along Chinden Boulevazd/SH
20-26 and retaiUoffice along Ten Mile, with multi-family residential units internally within the
development adjacent to future single-family residential uses.
Idaho Code 67-6508 states that "the plan shall consider previous and existing conditions, trends,
desirable goals and objectives, or desirable future situations for each planning component." Staff has
reviewed the subject CPA application and offers the analysis and recommendations contained herein
for the Commission and the City Council's consideration. Please see Exhibit B for detailed analysis
of the required findings for a Comprehensive Plan Map Amendment.
Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive
Plan to be applicable to this application (staff analysis is in italics below policy):
•"All mixed use projects shall be directly accessible to neighborhoods within the section by both
vehicles and pedestrians." (Chapter VII, page 103)
The site lies adjacent to land that is designated on the future land use map for medium density
Yesidential uses. However, no pathway or vehicle connections are pYOposed to adjacent
proper~ties on the concept plan. If Council approves a fnixed use designation for this site, Staff
will Yecommend that vehicular and pedestrzan accesses be provided to adjacent (jutuYe)
neighborhoods as a condition of appYOVaI offutuYe land use applications.
•"Where the project is developed adjacent to low or medium density residential uses, a transitional
use is encouraged." (Chapter VII, page 102)
The site is located adjacent to land that is designated for medium density residential uses. If
Council approves a mixed use designation for this site, Staff will recommend that office andlor
multi family/townhouse residential uses be provided as a tf-ansitional use adjacent to commercial
uses (along the west and south property lines) as a condition of appYOVaI of future land use
applications.
Janicek Ten Mile-Chinden Boulevard/SH 2O-26 Property CPA PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF AUGUST 7, 2008
• Chapter V, Goal III, Objective D, Action 5(page 43) - Require all commercial and industrial
businesses to install and maintain landscaping.
If cotnmercial uses are approved on this site in the futuYe, a 35 foot wide landscape street buffer
will be requiYed along Chinden Boulevard/SH 2O-26, and a 25-foot wide buffer will be requiYed
along Ten Mile Road, in accordance with the standards listed in UDC 11-3B-7. Internal parking
lot landscaping will also be required in accordance with the standards listed in UDC 11-3B-8.
• Chapter VII, Goal III, Objective A, Action 1(page 111) - Ensure that adequate public services,
including transportation, for existing and future development are provided.
City services are currently available to the subject propeYty. Both sewer and water are located at
the intersection of N Ten Mile Road & W Lost Radids D~ive.
Chapter VII, Goal N(page 112) - Encourage compatible uses to minimize conflicts and
m~xi_m_i?e use of land.
Sta,ff does not believes that the proposed M'axed Use - Community land use designation foY this
property is compatible with the existing and future residential uses that sus~ound this site. The
existing residential desig~ation is the most compatible use foY this property.
• Chapter VII, Goal N, Objective D, Action 2- Restrict curb cuts and access points on collectors
and arterial streets.
One full-access point to Chinden Boulevard/SH 2O-26, a principal arterial street and state
highway, and one full-access point to Ten Mile Road, a minor arte~ial street, is depicted on the
concept plan. Access should solely be provided from Ten Mile; access to/from Chinden
Boulevard/SH 2O-26 should be pYOhibited. Stub drzveways should also be provided to adjacent
pYOperties to the west and south foY future interconnectivity. Because the City tries to Yestrict
curb cuts to arterials and collectors, specifically SH 20/26, the existing plan for medium density
residential makes the most sense. This site could easily develop with residential uses, without
access to 20/26 and for a commercial development access would most likely be requested.
Chapter VII, Goal I, Objective B, Action 5(page 109) - Locate new community commercial
areas on arterials or collectors near residential areas in such a way as to complement with
adjoining residential azeas.
The site is located on the cos-neY of two arterial streets (Chinden and Ten Mile); however, Staff
does not believe that the design of the site as shown on the concept plan demonst~ates sufficiently
how the proposed mixed use development will complement adjacent future residential propeYties
(i.e. no pedestrian/vehicular access to adjacent properties, transition in uses needed along the
enti~e western and southem boundarzes, etc.).
STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS
Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepaze, implement, review,
and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements
which must be addressed in the plan aze listed in the Code. It is the detailed ordinances that then spell
out how these policies aze 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 plan for this intersection is residential
Janicek Ten Mile-Chinden Boulevard/SH 2O-26 Property CPA PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TE~ HEARING DATE OF AUGUST 7, 2008
only. If additional non-residential uses are allowed here, the result may be an imbalance of land
uses that affect the design of the community. Staff will ensure that future development on this
site will comply with any and all applicable design and landscaping standards, as provided for
through the Unified Development Code.
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Residential and commercial developments must be easily served by City infrastructure and public
services. Staff believes that all necessary services are currently available to the subject site and
will still be available upon development of the site.
c. Housing
The City of Meridian is charged with ensuring adequate and ariractive livi.ng environment which
meets the needs of City residents of different ages, family sizes, lifestyles, and income levels.
Staff believes that if approved, the proposed multi-family residential portion of this development
would assist in contributing to the variety of residential opportunities within the city. However, a
large portion of land slated for medium density residential is being removed from the plan.
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 conti.nually
adjust the provision of commercial lands in order to gradually broaden economic opporh,wity
throughout the City.
The subject parcel is currently identified as appropriate for residential uses, which is compatible
with existing and future residential uses adjacent to the site. Staff still believes that residential
uses are appropriate for this site because of the residential nature of this area. Additionally, there
is already a lot of vacant commercial property in this area in Volterra, Verona, Bridgetower
Crossing, Bainbridge, Lochsa Falls, and Jayer Subdivisions. StafF believes that more homes are
needed to support the commercial uses already approved in this area.
e. Public Services, Facilities, and Utilities
The property involved in this request has access to existing public facilities and services.
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. Therefore, the subject application does not apply here.
g. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. Staff believes that the proposed plan amendment would negatively impact transportation
within the City of Meridian if a mixed use development was approved on this site and an access
point allowed on Chinden Boulevazd/SH 2O-26 as proposed on the concept plan (the UDC
prohibits access to SH 2O-26). Staff believes that the increased road traffic generated from retail,
office, and multi-family residential uses and accelerating and decelerating of vehicles into and out
of the site Chinden Boulevard/SH 2O-26 would negatively impact the efficiency of the highway.
Janicek Ten Mile-Chinden Boulevazd/SH 2O-26 Property CPA PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
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 property will significantly
pollute or degrade the natural environment.
i. Special Areas
The subject amendment does not directly impact any lands zoned for open spaces, natural
resources, or scenic areas, nor does the parcel contain any known significant natural resources.
j. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas on this site.
k. Recreation
Recreation resources within Meridian include 15 City parks totaling approximately 180 acres.
The City is in process of developing new park facilities. The City also maintains several
pathways. This site is not formally designated for recreational purposes.
1. Land Use
The policies of this element aze presented in the Comprehensive Plan Land Use Map. The Map is
a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map
ha.s been prepared to identify suitable azeas for future residential, commercial, and industrial
development. The Map is designed to be a projection of growth patterns for the City. Therefore,
the Map is to be used as a guide for decisions regarding request for land use cha.nges. Staff
believes the residential nature of existing and future uses in the surrounding area deems this site
more appropriate for residential uses as currently depicted on the future land use map. Therefore,
Staff is not supportive of the requested map amendment to Mixed Use - Community for this site.
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.
n. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the city to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff believes that if the
proposed change to the future land use map is denied as recommended by staff, that it will not
result in an unconstitutional taking of private property as previously stated.
9. UNIFIED DEVELOPMENT CODE
No amendments to the Unified Development Code are being proposed. If the CPA application is
approved and the Comprehensive Plan Future Land Use Map designation is amended to Mixed Use -
Community, the property will need to be rezoned to a zone compatible with the mixed use
designation, prior to development of the site.
Janicek Ten Mile-Chinden Boulevard/SH 2O-26 Properiy CPA PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE I-~ARING DATE OF AUGUST 7, 2008
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
COMPREHENSIVE PLAN AMENDMENT
The applicant is proposing to amend the current Comprehensive Plan Future Land Use Map
designation for all of the subject property (15.46 acres) from "Medium Density Residential" to
"Mixed Use - Community." With the CPA application, the applicant submitted a conceptual site
plan showing how the property may develop in the future with a mix of retail, retaiUoffice, and
multi-family residential uses. The applicant is not requesting annexation and zoning of the
property at this time. (Note: Without an annexation and zoning application and subsequent
Development Ag~-eement, the City cannot requiYe the applicant to develop the site consistent with
the submitted concept plan. If Council approves the subject CPA, the site may be developed
entirely diffeYent, from the plan attached in Exhibit A.2.)
If approved, the applicant intends to construct a mixed use development consisting of 62,988
square feet (s.f.) of retail uses; 11,412 s.f. of retaiUoffice uses; and 39 multi-family residential
units on the subject property as depicted on the conceptual site plan attached in Exhibit A.2.
The subject property is currently being farmed along with the adjacent properties to the west,
south, and east. There are existing rural residential properties to the north of the site across
Chinden Boulevazd/SH 2O-26. All of the surrounding undeveloped land is planned for medium
density residential uses.
Conceptual Site Plan: The applicant has submitted a conceptual development plan showing how
the site may develop in the future with 1 multi-tenant retail building consisting of 12,808 square
feet (s.f.); 1 big box retail building consisting of 50,180 s.f., fronting on Chinden Boulevazd/SH
20-26; 4 retaiUoffice buildings consisting of 2,853 s.f. each, fronting on Ten Mile Road; and 39
multi-family residential units at the southwest comer of the site behind the proposed commercial
uses. No development is proposed at this time. Staff is not supportive of the proposed mized use
designation for this site and does not believe that commercial uses are appYOpriate because of the
location of the site adjacent to Highway 20-26 (lack of access) and the residential natuYe of the
Yest of the area. Therefore, Staff is not supportive of the pYOposed concept plan.
Access: The conceptual site plan depicts access for the site from one full-access driveway
to/from Chinden Boulevard/SH 2O-26 and one full-access driveway to/from N. Ten Mile Road.
No accesses elcist or aze proposed to adjacent properties to the west and south for
interconnectivity.
The UDC (11-3H-4B.2) specifically prohibits access to SH 2O-26, a major transportation
comdor, when a change or increase in intensity of use is proposed. For tlus reason, if the map
amendment is approved and this site is eventually developed as a mixed use project, Staff will not
support access to Highway 20-26. Further, ITD also does not support access to Highway 20-26.
Additionally, all mixed use projects aze required to be directly accessible to neighborhoods within
the section by both vehicles and pedestrians, as required in the Comprehensive Plan; access
would be required to be provided to the west and south for interconnectivity. Note: Staff'believes
that without an access to Chinden Boulevard, a mized use designation and futuYe commercial
development would not be viable in this location..
Building Elevations: Conceptual building elevations were not submitted with the subject CPA
application.
Landscaping: There are no existing trees or landscaping on this site. No landscaping
improvements are required at this time but perimeter and internal landscaping will be required
upon development of the site.
Janicek Ten Mile-Chinden Boulevard/SH 2O-26 Property CPA PAGE 8
CTTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
Analysis: Because of the current and futuYe Yesidential nature of this aYea, Staff does not believe
that all of the future uses envisioned within the mized use - community designation would be
compatible with existing and planned future uses in this area. TherefoYe, Staff is not supportive of
changing the future land use designation of this property to mixed use - community. Also,
because of the relatively small size of this site and because of the access restrictions to Highway
20-26, Staff believes that it will be difficult for a mixed use pYOject to be viable on this site.
Typically, mixed use developments located adjacent to a state highway are located at the half
mile, or have access to the half mile via a fYOntage or backage road, where access to a state
highway is allowed by the UDC. A str~eet paYalleling the highway is then provided for future
connectivity and access to all properties,fronting the highway that lie between the applicant's
property and the nearest section line road and/or half mile collector road. Staff'encouYaged the
applicant to work with the property owner to the west (Brighton Investments, LLC) to possibly
include all of the property to the half mile point west of the site in the CPA; however, the propeYty
owner was unsure as to how they wanted to proceed with development of the property at this time
due to market conditions and did not wish to be included in the map amendment request at this
time. Even if this pYOperty had been included in the CPA, staff is not sure that commercial/inixed
use is appropriate for this area.
(Note: A CPA application has also been submitted foY 94 acres south of the subject property on
the northwest corneY of Ten Mile and McMillan Roads. 7'his CPA is different fYOm the subject
CPA application in that the propeYty does not Yequire access to/from a state highway and it is
much ZaYger in size with a laYge mix of uses (retail, office, multi family, etc.) and zoning
designations. It is anticipated to sef-ve as a majoY employnzent center for the City of Meridian,
where this site is planned as moYe of a Yetail center.)
For the above stated reasons, Staff does not believe that approving the requested CPA to
change the future land use designation for this property from medium density residential to
mixed use - community would be in the best interest of the City. Therefore, Staff is in
recommending denial of the requested CPA application based on the Findings listed in Exhibit
C of this staff report and the Analysis in Sections 8 and 10. Please see Exhibit C for detailed
analysis of facts and findings for a CPA and RZ.
b. Staff's Recommendation: Staff is not supportive of the proposed CPA application as proposed by
the applicant. Therefore, Staff is recommending denial of the applicant's request to amend
the Comprehensive Plan Future Land Use Map to a Mized Use - Community land use
designation, as presented in the staff report for the hearing date of Angust 7, 2008. This
recommendation is based on the Analysis in Sections 8 and 10 and the Findings of Fact as listed
in Elchibit C of this staff report.
11. EX~ITS
A. Drawings
1. Vicinity Map
2. Conceptual Site Plan (dated: 6/25/08)
3. Comprehensive Plan Future Land Use Map
a. Future Land Use Map Depicting Current Designation of Medium Density Residential
b. Future Land Use Map Depicting Proposed Change to Mixed Use - Community (not
recommended by Staf~
B. Other Agency and Department Comments
Janicek Ten Mile-Chinden Boulevazd/SH 2O-26 Property CPA PAGE 9
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE I-~ARING DATE OF AUGUST 7, 2008
C. Required Findings from the Unified Development Code
Janicek Ten Mile-Chinden Boulevard/SH 2O-26 Property CPA PAGE 10
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ I~ARING DATE OF AUGUST 7, 2008
A. DictWIT1gS
1. Vicinity Map
Exhibit A
CITY OF MERIDIAN PLANNWG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
2. Conceptual Site Plan (dated: 6/25/08)
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF AUGUST 7, 2008
3. Comprehensive Plan Future Land Use Map
Exhibit A
a. Future Land Use Map Depicting Current Designation of Medium Density Residential
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
b. Future Land Use Map Depicting Proposed Change to Mixed Use - Community (not
recommended by Staf~
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j' Future Land Use Map
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~ Medlum Der~sity Resi~nvai
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Preparad try the Merid~an Planning DepartmeM
Rird Date: July 3~h 20U8
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF AUGUST 7, 2008
B. Agency and Department Comments
1. F~tE DEPARTMENT
1.1 Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants sha11 be placed per Appendix D.
1.2 COMN~RCIAL AND INDUSTRIAL - Buildings or facilities exceeding 30 feet (9144mm) or
three stories in height shall have at least three means of fire apparatus access for each structure.
Two of the access roads shall be placed a distance apart equal to not less than one half of the
length of the overall diagonal dimension of the properiy or area to be served, measured in a
straight line.
13 CONIMERCIAL AND INDUSTRIAL - Buildings or facilities having a gross building area of
more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire
apparatus access roads separated by one half of the ma~cimum overall diagonal dimension of the
property or azea to be served, measured in a straight line between accesses.
Egception: Projects having a gross building azea of up to 124,000 square feet (11520 m2) that
have a single approved fire apparatus access road when all buildings are equipped throughout
with approved automatic sprinkler systems. (Remoteness Required)
2. PUBLIC WORKS DEPARTMENT
2.1 The City of Meridian Public Works Department will need to review the applicant's
proposal for utilities location and sizing when the application submits for annexation and
zoning.
3. IDAHO TRANSPORTATION DEPARTMENT
ITD submitted the following letter in response to the subject application: (see next page)
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
~ity af M~idien
Pl~mns Depa~n~nt
b60 E. ~Y~enawer Lffie 5uiba ZA2
M+eridiaa, l~ho 83642
FAX ~8-6854
R~: Locstioa: 3WC Chinden ~jvd. & T~n Mile Rd.
Rcn~e: US 2fl MP 36.26
N~ae: J~ic.e]c Prapeaiies, LLC
CaSS Na. CPA (18-0O1
~Ie~ing Dete: July 31. 200~
I)ear 7aning Aa~mimish~atar,
'1~eglc yan fe~r the ' ta t an bhis ao~c~ Th~ pr+nperty has no e~xastiu~g ac~s tfl US 20l26.
~ Auguat200d, o~a offic~ nec~iv~d a p~ft applioation fram Brsdl~y J~cek to ma-~e ~~is13nB ~ch
lot~l ~aim~tely'& mile ~t of?en 14~ile Itoad to ~ new Zaea~an 56~8 foCt 8uotm Te~ 14~1e Ro~ to
sarvv s sad disonb~lan campeny. B~sosO the ~xisiing eppmach Mr. Jemicr~ a-ss loatd~qg t~ relor~e was
lacaEed on ea ed,~ac~t pan,el,1TD ae~t e letter to Mr. J~icek am A~gnsrt 10, 20Qlr r~qw~in~ ~ddititonal
infoam~ aud rlmific~tiun. Na ~e was r+ec~ived p~or to Au~ust 10, 20~07, res~iltiag ~1n cl~ of th~
e~Sp~is~Oion due ~ i~ity from ~Ue ap~cant.
If you ~ve eny quc,vt-~tts please c~il n~ et 334-83T~.
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P~ G41d~n, P.E?.
Distrit~ T~eee Developme~t and Acoe~ dvla~g~a~t En~n~
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF AUGUST 7, 2008
4. ADA COUNTY HIGHWAY DISTRICT
4.1 Site Specific Conditions of Approval
This application is for a comprehensive plan amendment only. Listed below are some of the
requirements the District may administer when it reviews this site wdth a formal development
application (additional policies fnay be considered with a specific redevelopment application):
4.1.1 Dedicate additional right-of-way to meet the 48-feet from centerline along Ten Mile Road
abutting the site.
4.1.2 Construct a 5-foot detached concrete sidewalk along Ten Mile Road abutting the site.
4.1.3 Construct one access to Ten Mile Road aligning with the future street proposed with Irvine
Subdivision.
4.1.4 Provide a minimum 21-foot street section on either side of the proposed center landscape islands.
4.1.5 Construct two stamped concrete pedestrian crossings on the internal public streets as proposed.
Coordinate the ultimate design and location of the stamped concrete crossings with District
Development Review staff.
4.1.6 Comply with all Standard Conditions of Approval.
Staff recommends that the applicant and/or representative schedule a pre-application meeting with
District Staff prior to design and submittal of a formal development application.
4.2 Standard Conditions of Approval
4.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
4.2.2 Private sewer or water systems aze prohibited from being located within any ACHD roadway or
right-of-way.
4.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
4.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4.2.5 Comply with the District's Tree Planter Width Interim Policy.
4.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
4.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
4.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
4.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
4.2.10 Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTNIENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
4.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) aze compromised during
any phase of construction.
4.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
4.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
Exhibit B
C1TY OF MERIDIAN PLANNIlVG DEPARTMENT STAFF REPORT FOR TI-~ HEARING DATE OF AUGUST 7, 2008
C. Required Findings from the Unified Development Code
1. Comprehensive Plan Amendment Findings
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an amendment to
the Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
Staff finds that the proposed change to the Future Land Use Map is not consistent with other
elements of the Comprehensive Plan as follows: 1) the site is not directly accessible to
neighborhoods; 2) transitional use aze not provided along the entire length of the site
between proposed commercial and future residential uses; 3) compatibility with adjacent
uses; and 4) access restrictions to arterial streets. See sections 8 and 10 above for more
details.
b. The proposed amendment provides an improved guide to future growth and
development of the city.
Staff finds that the proposal to modify the Future Land Use Map will not be compatible with
surrounding existing and future residential uses. Further, Staff finds that allowing for retail,
offices, and multi-family uses will not improve the guide for future growth and development
in this area of the City.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
Staff finds that the proposed amendment is not intemally consistent with the Goals,
Objectives, and Policies of the Comprehensive Plan (see Section 8 for detailed analysis).
Further, Staff fmds the MiT-C land use designation requested by the applicant for the subject
15.46 acre parcel is not compatible with adjacent properties in the area designated for
medium density residential uses.
d. The proposed amendment is consistent with the Unified Development Code.
Staff finds that the proposed amendment to MU-C is not consistent with the Unified
Development Code; the UDC does not allow access points to SH 2O-26 at the location
shown on the conceptual site plan.
e. The amendment will be compatible with e~sting and planned surrounding land uses.
Staff finds that the proposed mix of commercial and residential uses on this site will not be
compatible with sunounding (elcisting and future) residential uses.
f. The proposed amendment will not burden ezisting and planned service capabilities.
Staff finds that the proposed amendment would not burden existing and planned service
capabilities in this area of the city.
g. The proposed map amendment (as applicable) provides a logical juztaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
Staff finds that the proposed map amendment does not sufficiently mitigate the impact of
future commercial uses on the existing and future residential uses that surround the site.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
h. The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Sections 8 and 10 and the subject findings above, Staff finds that
the proposed amendment is not in the best interest of the City.
E~ibit C