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HomeMy WebLinkAboutStaff ReportCTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE S~-ai ~~ -_ __ __ _~ c~~, ~..~ ~ ~ ~~~_ _ ~1 ~~9 . ~ , STAFF REPORT Hearing Date: TO: FROM: SUBJECT: August 7, 2008 Planning & Zoning Commission Bill Parsons, Associate City Planner (208) 884-5533 Biskay • CPA-08-009 ~.,~ ~ ,Y cJ~- P~lii ~ ~: ~ ~ I/~ P~ ~~ ~ ~`' '~ ~.~?F~~~[= E ~I~~~~~-- IDANO Comprehensive Plan Map Amendment to change the land use designation on approximately 9 acres of land from Medium Density residential to High Density Residential, by Greg Johnson 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Greg Johnson, is requesting approval to amend the Comprehensive Plan Future Land Use Map (CPA) to change the land use designation on approximately 9 acres of land from Medium Density Residential to High Density Residential. The total acreage owned by the applicant is approximately 52 acres. At this time, no additional development applications (AZ, CUP, etc.) were submitted with the CPA because the site is not contiguous to the City limits. However, the applicant has provided a conceptual site plan that illustrates how the site may develop with a mix of residential uses in the future. The subject site is located on the south side of Harris Street; 1/4 of a mile west of S. Meridian Road and north of W. Amity Road in Section 25, T3N, R1W. The property is within the City's Area of Impact and Urban Service Planning Area. 2. 5iJNIlVIARY RECOMMENDATION Staff has provided a detailed analysis of the requested CPA application below. After careful review, Staff has determined that allowing a"High Density Residential" Map designation on the subject property would not be in the best interest of the City at this time based on the sunounding densiries in the area. In addition, the comprehensive plan has identified this area for a future 40-50 acre regional park site. Staff is recommending denial of the CPA application per the Analysis in Section 8 and 10 and the Findings listed in Ezhibit C of this staff report. Per ldaho State Code, Title 67, Chapter 65, the Commission may Yecomnzend amendments to the land use map corrzponent of the Comprehensive Plan to the governing board only once every six (6) fnonths. The Commission should note that there aYe seveYal other CompYehensive Plan Map Amendments (9 total), also scheduled be heard on August 7, 2008. Staff anticipates that additional tinze may be necessary to make it through all of the CPA applications. Therefore, if the Commission is inclined to make a favorable recommendation of the subject CPA application, Staff is YeconZmending that this application be continued to the hearing date of August 14, ~ 2008, in hopes that favorable recommendations on all the CPA applications can occur at that one time. 3. PROPOSED MOTION Denial I move to recommend denial to the City Council of File Number CPA-08-009, as presented in the staff report for the hearing date of August 7, 2008, for the following reasons. (you should state specific reasons for denial.) Continuance Biskay CPA-08-009 PAGE 1 ~ CJ~ ~ ~ 1 20~~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARIlVG DATE OF AUGUST 7, 2008 I move to continue File Numbers CPA-08-002 and AZ-08-005, to the hearing date of August 14, 2008, for the following reason(s): (1) to allow time to forwazd on a comprehensive recommendation to the City Council on all of the Map amendments requested, 2) You should state other specific reason(s) for continuance, if appropriate.) Approval I move to recommend approval to the City Council of File Number CPA-08-009, as presented during the hearing on August 7, 2008 (please state specific reasons for approval) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: South of Harris Street, % of a mile west of S. Meridian Road and north of W. Amity Road (S122541895'n Southeast'/a of Section 25, Township 3 North, Range 1 West b. Owner: Greg Johnson P.O. Box 344 Meridian, Idaho 83680 c. Applicant: Same as Owner d. Representative: Becky McKay, Engineering Solutions, LLP 1029 N. Rosario Street, Suite 100 Meridian, Idaho 83642 e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Designation: Medium Density Residential g. Applicant's StatemendJustification (reference submittal material): "The applicant hereby applies for CPA to cha.nge a portion of his property lying north of the Pacific Northwest Pipeline Corporation easement from Medium Density Residential to High Density Residential. Designation o this property as High Density Residential will allow the developer to propose and construct multi-family development adjacent to W. Harris Street and a proposed multi-use pathway over the pipeline easement. Multi-family housing will provide a buffer between the proposed retail uses on the Hawkins property that is more suitable than single-family residential." See applicant's nayrative for more information. 5. PROCE5S FACTS a. The subject application will in fact constitute a Comprehensive Plan Amendment as determined by City Ordinance. By reason of the provisions of the Unified Development Code, Title 11, Chapter 5, a public hearing is required before the Commission and City Council on this matter. b. Newspaper notifications published on: July 21, 2008, and August 4, 2008 c. Radius notices mailed to properties within 300 feet on: July 14, 2008 d. Applicant posted notice on site by: July 26, 2008 Biskay CPA-O8-009 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 6. LAND USE a. Existing Land Use(s): The site is currently vacant agricultural land. b. Description of Character of Surrounding Area: Undeveloped agricultural land. c. Adjacent Land Use and Zoning 1. North: Agricultural land; zoned RLTT (Ada County) 2. East: Agricultural land (proposed mixed-use development); zoned RLJT (Ada County) 3. South: Agricultural land; zoned RiTT (Ada County) 4. West: Agricultural land; zoned RUT (Ada County) d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: l. Public Works Location of sewer: Meridian Rd and Victory Road. Location of water: Meridian Rd and Victory Road 2. Vegetation: NA 3. Flood plain: This property is not within the floodway or floodplain. 4. Canals/Ditches Irrigation: Sundall Lateral 5. Hazards: A 75-foot easement for the Pacific Northwest Pipeline Corporation transverses the property. 6. Proposed Zoning: N/A 7. Proposed Comprehensive Plan Future Land Use Map Designation: High Density Residential 8. Size of Property: Approximately 52 acres of contiguous ownership; however the CPA encompasses only approximately 9 acres. f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): On the submitted conceptual site plan, the applicant is proposing to extend Harris Street (a collector street) which will provide connectivity to Meridian Road. Further, another collector street is proposed along the eastern boundary of the property that will provide the means for access into any future development on this site and the property east of this site. 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, Idaho Department of Transportation and Sanitary Service Company. Staff has included all comments and recommended actions in the attached Exhibit B. However, as no new development is proposed, the meeting was for informational purposes only; only the Fire Department submitted comments. 8. COMPREHENSIVE PLAN CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS: This property is currently designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. The applicant is requesting a map amendment to "High Density Residential" Biskay CPA-08-009 PAGE 3 CITY OF MERIDIAN PLANNIlVG DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF AUGUST 7, 2008 for a portion of the subject property. The requested High Density Residential designation is meant to provide for the development of multi-family homes in areas where urban services are provided. Residential densities may exceed eight dwelling units per acre. This residential development might include duplexes, apartment buildings, town homes and other multi-unit structures. Other uses within the development may be considered under a planned development permit process. A desirable project would consider the placement of parking areas, fences, berms and other landscaping features to serve as buffers between neiglnboring uses. Staff has reviewed the subject CPA application and offers the analysis and recommendations contained herein for the Commission and Council's consideration. Staff fmds the following Comprehensive Plan policies to be applicable to this property and apply to the future development proposed for the site (staff analysis in italics below policy): • Require that development projects have planned for the provision of a11 public services. (Chapter VII, Goal III, Obj ective A, Action 1) • The roadways adjacent to the subject lands aYe cu~ently owned and maintained by the Ada County Highway Distszct (ACFID). This seYVice will not change. • The subject lands are cun~ently serviced by the Meridian School District #2. This ser~vice will not change. • The subject lands are currently seYViced by the Meridian LibraYy District. This service will not change. • The subject lands cu~ently lie within the ju~isdiction of the Meridian Rural Fire District. When annexed, the lands will be under the jurisdiction of the Meridian City Fire Departneent, who cun~ently shares resouYCe and personnel with the Meridian Rural Fire DepaYt~rient. • The subject lands cu~ently lie within the jurisdiction of the Ada County Sheriff's O~ce. When annexed, the lands will be serviced by the Meridian Police Department (MPD). • The subject site can be sef-viced by the City of Meridian's sanitary sewer and water system. Municipal, fee-supported, services will be provided by the MeYidian Building Department, the Meridian Public Works Department, the Meridian Water DepaYtment, the Meridian Wastewater Department, the Meridian Planning DepaYtment, Meridian Utility Billing Services, and Sanitary Services Company. • Chapter VII, Goal IV, Objective C, Action 1: Protect existing residential properties from incompatible land use development on adjacent parcels. Cun~ently the site is suYr^ounded by undeveloped agricultural land. The applicant is proposing to transition from the high density Yesidential to medium density residential shown on the submitted concept plan. Staff believes of the proposed developinent sign~cantly di~`'ers than what cu~ently exists in the aYea. • Chapter VI, Goal III, Obj ective A, Action 8: Identify future park sites from information in Comprehensive Parks and Recreation System Plan. The comprehensive plan depicts a potential park site on this property. The Parks Department has infofined staff via e-mail a 40-SO acre regional park is proposed to be developed in this area. On the conceptual site plan the applicant has pYOVided a 3.5 acYe neighborhood park and a 2.5 acre greenbelt along the 75 foot gas pipeline easement that transverses the Biskay CPA-08-009 PAGE 4 CITY OF MERIDIAN PLANNING DEPAR'TMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008 property. Total open space pYOposed for the site is approximately 6 acres. At a minimum. the Parks Department is requiring a minimum of a 25-30 acre community park. Community Parks are intended to setve the local needs as well as facility needs for spot•ts fields and otheY stYUCtuYed activities. Because of their size, the acquisition of the Community Park land should occur far in advance of its needs. Furthefmore, a community park should be constYUCted when the area it reaches about SO percent (nzeasured by eitheY acreage developed or population accommodated). Because this site aYea is not cu~ently developed staff believes this is the ideal time to acquire a por~tion of land for future paYk site. The applicant should coordinate with the Parks Department to determine the appropriate acYeage to donate towards the future par^k site • Chapter VI, Goal II, Objective A, Action 6: Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. The sun~ounding land use is primarily rural residential and agricultural land. As mentioned earlier, the property east of this site is proposing a mixed use development. The applicant has provided vehicular and pedestrian connectivity to the mixed use development. In addition the applicant has stubbed to the parcel south of this site. Furthermor^e, staff believes an additional street should be stubbed to the western parcel forfuture connectivity. • Chapter VI, Goal II, Objective A, Action 5: Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system. On the submitted concept plan, the applicant shows a 2. S area greenbelt with a10-foot multi- use pathway which complies with the City's Master Pathway Plan. Staff recommends that the Commission rely on any veYbal or wYitten testimony that may be provided at the public hearing when determining if the applicant s CPA request is appropriate for this property. 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 aze listed in the Code. It is the detailed ordi.nances 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. If approved, all future construction on the subj ect site will require approval of a Conditional Use Permit and Certificates of Zoning Compliance prior to construction of a multi-family development. 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 Biskay CPA-08-009 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF AUGUST 7, 2008 services. Staff believes that all necessary services are currently available for the developer to bring to the subject site. c. Housing The City of Meridian is charged with ensuring adequate and attractive living environment which meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. On the submitted concept plan, the applicant has shown a variety of housing types. ff this site develops as shown, Staff believes the proposed housing types would meet the needs of City residents. d. Economic Development Meridian's economic base has been gradually shifting over the last 20 yeazs 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 applicant is not proposing commercial uses with this CPA. Therefore, this section is not applicable. 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 azeas with adequate school facilities and student transportation. West of this site, the Comprehensive Plan has indicated a potential school. However, the azea is underdeveloped and does not require additional school facilities at this time. g. Transportation The purpose of this element is to promote an efficient and safe transportation system withi.n the City. Staff believes the proposed plan amendment will not negatively impact transportation within the City of Meridian. If developed the applicant will have to extend Harris Street through the development and stub for future connectivity. In addition, the applicant is also proposing a collector street along the eastern boundary to connect the proposed mixed use project and this site. 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 residential 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 l~own significant natural resources. The Comprehensive Plan has identified this area for a future park. After speaking with the Parks Department, staff has been informed a 40-50 acre regional park is proposed in this area of Meridian. At the very least the Parks Department is expecting a 25-30 acre community park. Therefore, staff believes the proposed concept plan is not feasible as not enougln property is set aside to develop the future park. j. Hazardous Areas Biskay CPA-08-009 PAGE 6 C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARIlVG DATE OF AUGUST 7, 2008 The purpose of this element is to ensure regulation of development in hazardous areas, such as floodplains, unstable slopes, etc. There is a several gas lines within a 75-foot easement that transverses this property. Prior to development of this site, the applicant should comply with the applicable requirements of the agencies that governing this particular easement. k. Recreation Recreation resources within Meridian include 15 City parks totaling approximately 180 acres. The City is in process of developing new pazk facilities. The City also maintains several pathways. This site is designated for recreational purposes. The Pazks plan and the pathways plan indicate a future park site and a multi-use pathway for this site. 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 has been prepared to identify suitable areas for future residential, coxnmercial, and industrial development. The Map is designed to be a projection of growth patterns for the City. Therefore, the Map is to be used as a guide for decisions regarding request for land use changes. The comprehensive plan has this area designated medium density residential. The applicant is requesting the most intense residential land use allowed in the City. Currently the surrounding area is underdeveloped agricultural land and does not support the future densit}~ the applicant is requesting. However, this site is adjacent to the mixed use project proposed for the corner of Amity and Meridian Road. If Council approves the mixed use project, staff believes the proposed land use change is viable in the azea and would provide a transitional zone for future residential development in the area. However, stafF is recommending denial of the adjacent annexation request because it is too intense. It is important note the other concern with the subject land use cha.nge is the requirements the Parks has for additional land for the future regional park in the area. 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 the Comprehensive Plan Land Use Map change would not unconstitutionally deprive the property owner of economically viable uses of the subject property, as the request was initiated by said owner, Greg Johnson. 9. UNIFIED DEVELOPMENT CODE No additional development applications have been submitted concurrently with this application. If the CPA application is approved and the Comprehensive Plan Future Land Use Map designation is amended to High Density Residential, the applicant would be eligible to annex and zone the subject land to the R-40 zoning district. a. Zoning Schedule of Use Control: UDC 11-2B-2 lists uses that are principal permitted (P), Biskay CPA-08-009 PAGE 7 CITY OF MERIDIAN PLANNING DEPAR'TMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 accessory (A), and conditional (C) or prohibited (-) uses within the proposed R-40 zoning district. Future multi-family developments will be subject to conditional use approval. (See UDC Table 11-2B-2 for a complete list of allowed uses in the C-G zone.) 10. ANALYSI5 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 approximately 9 acres from "Mediuxn Density Residential" to "High Density Residential." It is important to note the applicant has a conceptual site for how the site may develop however, specific details in relation to density and the numbers of units were not provided with this application. Staff has analyzed the concept plan below. The subject site is cunently not contiguous with the City limits. However; the mixed use development proposed at the corner of Amity Road and Meridian Road, if approved, would provide an annexation path for this parcel. Staff believes the density proposed with this application is not consistent with the sunounding properties in the area. If Council approves the mixed use project adjacent to this site though, staff finds the densities proposed would provide a nice transition between uses proposed for this area of the City. Conceptual Site Plan: The applicant has submitted a conceptual site plan showing how the site may develop in the future with a mix of residential uses that will transition from high density multi-family residential to single family detached homes. Future CLTP approval will be required prior to developing the site as a multi-family development. Meridian Pathways Master Plan: The City's pathway plan has identified this site as a potential to extend the pathways network. On the submitted concept plan the applicant is proposing greenbelt azea with a 10-foot multi-use pathway that tra.nsverses through the proposed development. Staff finds the applicant generally complies with this requirement. Further, the applicant should coordinate with the appropriate gas companies regarding development within the 75-foot easement. Comprehensive Parks and Recreation System Plan: The comprehensive plan has ident~ed a potential park site proposed for this area. The Meridian Parks Department has indicated to staff, the park site indicated on the comprehensive plan is slated for a 40-50 acre regional park. At the very least, the Pazks Department wants a 25-30 Community Park and indicated to staff the 3.5 acre proposed park site is not a large enough contribution to the future park planned for that area. Based on tlus informaNon, staff believes the applicant should coordinate with the Parks Department before proceeding with any development on this site. Access: On the submitted conceptual site plan, the applicant is proposing to extend Hazris Street (a collector street) which will provide connectivity to Meridian Road. Further, another collector street is proposed along the eastern boundary of the property that will provide the means for access into any future development on this site and the future mixed use development east of this site. Staff is supportive of conceptual access for the development; however since no other applications have been submitted with the CPA request, the proposed access points are for reference only until annexation is requested and both this and the adjacent mixed use site can be analyzed. b. Staffls Recommendation: Staff is not in support of the CPA application as proposed by the applicant. Staff is recommending denial of the applicant's request to ~mend the Comprehensive Plan Future Land Use Map to a High Density Residential land use designation for a portion of the subject property as presented in the staff report for the hearing date of August 7, 2008. This recommendation is based on the Analysis in Section 8 and 10 and the Findings of Fact as listed in EJChibit C of this staff report. Biskay CPA-08-009 PAGE 8 CTl'I' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR'TI~ HEARING DATE OF AUGUST 7, 2008 11. EZ~ITS A. Drawings 1. Vicinity Map 2. Future Land Use Maps 3. Conceptual site Plan B. Other Agency and Department Comments C. Required Findings from the Unified Development Code Biskay CPA-08-009 PAGE 9 CTfY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008 A. Drawings 1. Vicinity Map ; VI V ICT ~~ -O;; ~~_ E ~~RY__R_ - R ------ -- ,. ~ ~ . Vd ~ ~ O ~~-~-,, \ ~ ~~ ~ `~ ` R 8 , ,.- \ ~ - ~ ~' '`~~ ~ ~`; ~` , ° ` ` :4 ~~ ~~~°~ 1 UT . ~- , ~, ~ ~,,, ~yv ,, ,a~ ~ ~~ , ~ ,, ~.{ ~ ; „ E RUMP L LN I ( RUT - AMITY RD ~ AMITY RD ~ C2 Exhibit A- I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-IE HEARING DATE OF AUGUST 7, 2008 2. 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'"`-~, "~y ~ 7 ~+i~.t~f . ~ ~-~ Pvecmr:a~yrcA~:A~nR~ri~NCOA~3»:a . ., r'" ~ ~'. - ~ ~ .... ~ °' r ~. ~. 4n II.Lo .lulr 9> i4f~ ~~ -- ,.,.~{~ar .,.... w~~> , .. ~' ~. , ~ ~* ~ u ~ ;, Y~i _.c,~ . , _ ~'~ Exhibit A- 3 CITY OF MERIDIAN PLANNING DEPARTIVIENT STAFF REPORT FOR Tf~ HEARING DATE OF AUGUST 7, 2008 Exhibit A- 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-IE HEARING DATE OF AUGUST 7, 2008 3. Conceptual Site Plan ~ ~ ~ ~ , -~ , ~ ,~. ~ ~ ' ~ ~ : , ~ r v _~ + ' i~..~ ~~ ~' S~ 1, j~ ~s ( , s ~ ~ ~, ~ d ~ ,' ' if, Id;''~ ~ ( ~i ! ~--------e ~ ~ ~ ~ ~ ~ ~ ~ , , , , ~ , ~ i E~chibit A- 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008 B. Agency and Department Comments 1. FIRE DEPARTME1vT 1.1 Comxnercial 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 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 1.3 Buildings or facilities having a gross building azea 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 maximum overall diagonal di.mension of the property or azea to be served, measured in a straight line between accesses. Ezception: 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) 1.4 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 1.5 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants sha11 have the 4'/z" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to elcisting buildings within 1,000 feet of the project. 1.6 Provide secondary access to medium density in center of the project. 1.7 Provide a private street application to facilitate addressing for multi-family developments. 2. PUBLIC WORKS 2.1 Public facilities are currently constructed to the intersection of Meridian Road and Victory Road. The subject pazcel is in the City of Meridian utilities master plan for sewer and water. As this area of Meridian develops the utilities will be constructed closer to the subject parcel by developer driven projects that the applicant will be able to participate in. The applicant will need to comply with the City's to and through process. The applicant shall coordinate all main size and routing with the Public Works Department. The subject parcel is in two different sewer sheds, if the applicant desires to gravity sewer this parcel to one trunk line the applicant will need to gain approval from the City Engineer. No artificial filling of this property will be allowed to accomplish gravity sewer requirements. Future conditions of approval from the public works departments will apply. 3. CENTRAI. DISTRICT HEALTH 3.1 After written approvals from appropriate entities are submitted, we can approve the proposal for E~chibit B- 1 - C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 central sewage and central water. 3.2 The following plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: central sewage and central water. 3.3 Run-off is not to create a mosquito breeding problem. Exhibit B- 2 - CTI'Y OF MERIDIAN PLANNING 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 would directly conflict with other elements of the Comprehensive Plan. This azea of the City is designated to have a 40-50 acre regional park site and the applicant is proposing to contribute only 3.5 acres towards the future park site. 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 does not provide an improved guide to future growth and development of the city. Further, staff believes if the subj ect CPA is approved, it would directly impact the development of the regional pazk proposed in the area. 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 internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. Staff finds the propose map change would significantly increase the density in the area. (See Section 8 for detailed analysis). d. The proposed amendment is consistent with the Unified Development Code. Staff finds that the proposed amendment is does not conflict with the Unified Development Code as no development applications were submitted with this CPA application. e. The amendment will be compatible with ezisting and planned surrounding land uses. Staff finds that the proposed mix of residential uses on this site will not be compatible with densities planned for the area. f. The proposed amendment will not burden e~sting 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 sufficiently mitigate the impact of future residential uses on the existing and future residential uses that surround the site. 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. Exhibit C- 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF -AUGUST 7; 2008 _ STAFF REPORT Hearing Date: August 7, 2008 TO: Planning & Zoning Commission FROM: Bill Parsons, Associate City Planner (208) 884-5533 SUBJECT: Biskay • CPA-08-009 A1J` 0 12008 L;I1" OF ME1,',11 1AN ibIAN- Comprehensive 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Greg Johnson, is requesting approval to amend the Comprehensive Plan Future Land Use Map (CPA) to change the land use designation on approximately 9 acres of land from Medium Density Residential to High Density Residential. The total acreage owned by the applicant is approximately 52 acres. At this time, no additional development applications (AZ, CUP, etc.) were submitted with the CPA because the site is not contiguous to the City limits. However, the applicant has provided a conceptual site plan that illustrates how the site may develop with a mix of residential uses in the future. The subject site is located on the south side of Harris Street; 1/4 of a mile west of S. Meridian Road and north of W. Amity Road in Section 25, T3N, Rl W. The property is within the City's Area of Impact and Urban Service Planning Area. 2. SUMMARY RECOMMENDATION Staff has provided a detailed analysis of the requested CPA application below. After careful review, Staff has determined that allowing a "High Density Residential" Map designation on the subject property would not be in the best interest of the City at this time based on the surrounding densities in the area. In addition, the comprehensive plan has identified this area for a future 40-50 acre regional park site. Staff is recommending denial of the CPA application per the Analysis in Section 8 and 10 and the Findings listed in Exhibit C of this staff report. Per Idaho State Code, Title 67, Chapter 65, the Commission may recommend amendments 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 several other Comprehensive 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, if the Commission is inclined to make a favorable recommendation of the subject CPA application, Staff is recommending a that this application be continued to the hearing date of August 14, � 2008, in hopes that favorable recommendations on all the CPA applications can occur at that one time. 3. PROPOSED MOTION Denial I move to recommend denial to the City Council of File Number CPA-08-009, as presented in the staff report for the hearing date of August 7, 2008, for the following reasons. (you should state specific reasons for denial.) Continuance Biskay CPA-08-009 PAGE I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 I move to continue File Numbers CPA-08-002 and AZ-08-005, to the hearing date of August 14, 2008, for the following reason(s): (1) to allow time to forward on a comprehensive recommendation to the City Council on all of the Map amendments requested, 2) You should state other specific reason(s) for continuance, if appropriate.) Approval I move to recommend approval to the City Council of File Number CPA-08-009, as presented during the hearing on August 7, 2008 (please state specific reasons for approval) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: South of Harris Street, % of a mile west of S. Meridian Road and north of W. Amity Road (S1225418957) Southeast '/ of Section 25, Township 3 North, Range 1 West b. Owner: Greg Johnson P.O. Box 344 Meridian, Idaho 83680 c. Applicant: Same as Owner d. Representative: Becky McKay, Engineering Solutions, LLP 1029 N. Rosario Street, Suite 100 Meridian, Idaho 83642 e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Designation: Medium Density Residential g. Applicant's Statement/Justification (reference submittal material): "The applicant hereby applies for CPA to change a portion of his property lying north of the Pacific Northwest Pipeline Corporation easement from Medium Density Residential to High Density Residential. Designation o this property as High Density Residential will allow the developer to propose and construct multi -family development adjacent to W. Harris Street and a proposed multi -use pathway over the pipeline easement. Multi -family housing will provide a buffer between the proposed retail uses on the Hawkins property that is more suitable than single-family residential." See applicant's narrative for more information. 5. PROCESS FACTS a. The subject application will in fact constitute a Comprehensive Plan Amendment as determined by City Ordinance. By reason of the provisions of the Unified Development Code, Title 11, Chapter 5, a public hearing is required before the Commission and City Council on this matter. b. Newspaper notifications published on: July 21, 2008, and August 4, 2008 c. Radius notices mailed to properties within 300 feet on: July 14, 2008 d. Applicant posted notice on site by: July 26, 2008 Biskay CPA-08-009 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 6. LAND USE a. Existing Land Use(s): The site is currently vacant agricultural land. b. Description of Character of Surrounding Area: Undeveloped agricultural land. c. Adjacent Land Use and Zoning 1. North: Agricultural land; zoned RUT (Ada County) 2. East: Agricultural land (proposed mixed -use development); zoned RUT (Ada County) 3. South: Agricultural land; zoned RUT (Ada County) 4. West: Agricultural land; zoned RUT (Ada County) d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: Meridian Rd and Victory Road. Location of water: Meridian Rd and Victory Road 2. Vegetation: NA 3. Flood plain: This property is not within the floodway or floodplain. 4. Canals/Ditches Irrigation: Sundall Lateral 5. Hazards: A 75-foot easement for the Pacific Northwest Pipeline Corporation transverses the property. 6. Proposed Zoning: N/A 7. Proposed Comprehensive Plan Future Land Use Map Designation: High Density Residential 8. Size of Property: Approximately 52 acres of contiguous ownership; however the CPA encompasses only approximately 9 acres. f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): On the submitted conceptual site plan, the applicant is proposing to extend Harris Street (a collector street) which will provide connectivity to Meridian Road. Further, another collector street is proposed along the eastern boundary of the property that will provide the means for access into any future development on this site and the property east of this site. 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, Idaho Department of Transportation and Sanitary Service Company. Staff has included all comments and recommended actions in the attached Exhibit B. However, as no new development is proposed, the meeting was for informational purposes only; only the Fire Department submitted comments. 8. COMPREHENSIVE PLAN CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS: This property is currently designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. The applicant is requesting a map amendment to "High Density Residential" Biskay CPA-08-009 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 for a portion of the subject property. The requested High Density Residential designation is meant to provide for the development of multi -family homes in areas where urban services are provided. Residential densities may exceed eight dwelling units per acre. This residential development might include duplexes, apartment buildings, town homes and other multi -unit structures. Other uses within the development may be considered under a planned development permit process. A desirable project would consider the placement of parking areas, fences, berms and other landscaping features to serve as buffers between neighboring uses. Staff has reviewed the subject CPA application and offers the analysis and recommendations contained herein for the Commission and Council's consideration. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the future development proposed for the site (staff analysis in italics below policy): • Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) • The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. • The subject lands are currently serviced by the Meridian School District #2. This service will not change. • The subject lands are currently serviced by the Meridian Library District. This service will not change. • The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. When annexed, the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. • The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. When annexed, the lands will be serviced by the Meridian Police Department (MPD). • The subject site can be serviced by the City of Meridian's sanitary sewer and water system. Municipal, fee -supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. • Chapter VII, Goal IV, Objective C, Action 1: Protect existing residential properties from incompatible land use development on adjacent parcels. Currently the site is surrounded by undeveloped agricultural land. The applicant is proposing to transition from the high density residential to medium density residential shown on the submitted concept plan. Staff believes of the proposed development significantly differs than what currently exists in the area. • Chapter VI, Goal III, Objective A, Action 8: Identify future park sites from information in Comprehensive Parks and Recreation System Plan. The comprehensive plan depicts a potential park site on this proper onal park is proposed to be developed in this ty. The Parks Department has informed staff via a -mail a 40-SO acre regional area. On the conceptual site plan the applicant has provided a 3.5 acre neighborhood park and a 2.5 acre greenbelt along the 75foot gas pipeline easement that transverses the Biskay CPA-08-009 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 property. Total open space proposed for the site is approximately 6 acres. At a minimum. the Parks Department is requiring a minimum of a 25-30 acre community park. Community Parks are intended to serve the local needs as well as facility needs for sports fields and other structured activities. Because of their size, the acquisition of the Community Park land should occur far in advance of its needs. Furthermore, a community park should be constructed when the area it reaches about 50 percent (measured by either acreage developed or population accommodated). Because this site area is not currently developed staff believes this is the ideal time to acquire a portion of land for future park site. The applicant should coordinate with the Parks Department to determine the appropriate acreage to donate towards the future park site • Chapter VI, Goal 11, Objective A, Action 6: Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. The surrounding land use is primarily rural residential and agricultural land. As mentioned earlier, the property east of this site is proposing a mixed use development. The applicant has provided vehicular and pedestrian connectivity to the mixed use development. In addition the applicant has stubbed to the parcel south of this site. Furthermore, staff believes an additional street should be stubbed to the western parcel for future connectivity. • Chapter VI, Goal II, Objective A, Action 5: Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system. On the submitted concept plan, the applicant shows a 2.5 area greenbelt with a10 foot multi- use pathway which complies with the City's Master Pathway Plan. Staff recommends that the Commission rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's CPA request is appropriatee for this property. 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. If approved, all future construction on the subject site will require approval of a Conditional Use Permit and Certificates of Zoning Compliance prior to construction of amulti-family development. 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 Biskay CPA-08-009 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 services. Staff believes that all necessary services are currently available for the developer to bring to the subject site. c. Housing The City of Meridian is charged with ensuring adequate and attractive living environment which meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. On the submitted concept plan, the applicant has shown a variety of housing types. If this site develops as shown, Staff believes the proposed housing types would meet the needs of City residents. 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 applicant is not proposing commercial uses with this CPA. Therefore, this section is not applicable. 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. West of this site, the Comprehensive Plan has indicated a potential school. However, the area is underdeveloped and does not require additional school facilities at this time. g. Transportation The purpose of this element is to promote an efficient and safe transportation system within the City. Staff believes the proposed plan amendment will not negatively impact transportation within the City of Meridian. If developed the applicant will have to extend Harris Street through the development and stub for future connectivity. In addition, the applicant is also proposing a collector street along the eastern boundary to connect the proposed mixed use project and this site. 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 residential 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. The Comprehensive Plan has identified this area for a future park. After speaking with the Parks ormed a 40-50 acre regional park is proposed in this area of Department, staff has been inf Meridian. At the very least the Parks Department is expecting a 25-30 acre community park. Therefore, staff believes the proposed concept plan is not feasible as not enough property is set aside to develop the future park. j. Hazardous Areas Biskay CPA-08-009 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 The purpose of this element is to ensure regulation of development in hazardous areas, such as floodplains, unstable slopes, etc. There is a several gas lines within a 75-foot easement that transverses this property. Prior to development of this site, the applicant should comply with the applicable requirements of the agencies that governing this particular easement. 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 designated for recreational purposes. The Parks plan and the pathways plan indicate a future park site and a multi -use pathway for this site. 1. Land Use The policies of this element are presented in the Comprehensive Plan Land Use Map. The Map is a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map has been prepared to identify suitable areas for future residential, commercial, and industrial development. The Map is designed to be a projection of growth patterns for the City. Therefore, the Map is to be used as a guide for decisions regarding request for land use changes. The comprehensive plan has this area designated medium density residential. The applicant is requesting the most intense residential land use allowed in the City. Currently the surrounding area is underdeveloped agricultural land and does not support the future density the applicant is requesting. However, this site is adjacent to the mixed use project proposed for the corner of Amity and Meridian Road. If Council approves the mixed use project, staff believes the proposed land use change is viable in the area and would provide a transitional zone for future residential development in the area. However, staff is recommending denial of the adjacent annexation request because it is too intense. It is important note the other concern with the subject land use change is the requirements the Parks has for additional land for the future regional park in the area. 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 the Comprehensive Plan Land Use Map change would not unconstitutionally deprive the property owner of economically viable uses of the subject property, as the request was initiated by said owner, Greg Johnson. 9. UNIFIED DEVELOPMENT CODE No additional development applications have been submitted concurrently with this application. If the CPA application is approved and the Comprehensive Plan Future Land Use Map designation is amended to High Density Residential, the applicant would be eligible to annex and zone the subject land to the R40 zoning district. a. Zoning Schedule of Use Control: UDC 11-213-2 lists uses that are principal permitted (P), Biskay CPA-08-009 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 accessory (A), and conditional (C) or prohibited (-) uses within the proposed R-40 zoning district. Future multi -family developments will be subject to conditional use approval. (See UDC Table 11-2B-2 for a complete list of allowed uses in the C-G zone.) 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 approximately 9 acres from "Medium Density Residential" to "High Density Residential." It is important to note the applicant has a conceptual site for how the site may develop however, specific details in relation to density and the numbers of units were not provided with this application. Staff has analyzed the concept plan below. The subject site is currently not contiguous with the City limits. However; the mixed use development proposed at the corner of Amity Road and Meridian Road, if approved, would provide an annexation path for this parcel. Staff believes the density proposed with this application is not consistent with the surrounding properties in the area. If Council approves the mixed use project adjacent to this site though, staff finds the densities proposed would provide a nice transition between uses proposed for this area of the City. Conceptual Site Plan: The applicant has submitted a conceptual site plan showing how the site may develop in the future with a mix of residential uses that will transition from high density multi -family residential to single family detached homes. Future CUP approval will be required prior to developing the site as a multi -family development. Meridian Pathways Master Plan: The City's pathway plan has identified this site as a potential to extend the pathways network. On the submitted concept plan the applicant is proposing greenbelt area with a 10-foot multi -use pathway that transverses through the proposed development. Staff fmds the applicant generally complies with this requirement. Further, the applicant should coordinate with the appropriate gas companies regarding development within the 75-foot easement. Comprehensive Parks and Recreation System Plan: The comprehensive plan has identified a potential park site proposed for this area. The Meridian Parks Department has indicated to staff, the park site indicated on the comprehensive plan is slated for a 40-50 acre regional park. At the very least, the Parks Department wants a 25-30 Community Park and indicated to staff the 3.5 acre proposed park site is not a large enough contribution to the future park planned for that area. Based on this information, staff believes the applicant should coordinate with the Parks Department before proceeding with any development on this site. Access: On the submitted conceptual site plan, the applicant is proposing to extend Harris Street (a collector street) which will provide connectivity to Meridian Road. Further, another collector street is proposed along the eastern boundary of the property that will provide the means for access into any future development on this site and the future mixed use development east of this site. Staff is supportive of conceptual access for the development; however since no other applications have been submitted with the CPA request, the proposed access points are for reference only until annexation is requested and both this and the adjacent mixed use site can be analyzed. b. Staff s Recommendation: Staff is not in support of the CPA application as proposed by the applicant. Staff is recommending denial of the applicant's request to amend the Comprehensive Plan Future Land Use Map to a High Density Residential land use designation for a portion of the subject property as presented in the staff report for the hearing date of August 7, 2008. This recommendation is based on the Analysis in Section 8 and 10 and the Findings of Fact as listed in Exhibit C of this staff report. Biskay CPA-08-009 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 11. EXHIBITS A. Drawings 1. Vicinity Map 2. Future Land Use Maps 3. Conceptual site Plan B. Other Agency and Department Comments C. Required Findings from the Unified Development Code Biskay CPA-08-009 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 A. Drawings 1. Vicinity Map Exhibit A- 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 2. Future Land Use Maps Exhibit A- 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 VAR IRACK — EOGFR9 4 ._..._ 4. _ 4. a — 1.AKF CRFFi c IL W ° at e ' BLUE DOOM i .sy *AT J. HARM RUrAPLL CRY ofXleridian Future land Use Map me a es S itfta C]'All rix•u►, Paz rarbaf ! u_EUI^_erabenfa 70 a /-W---—lw-r_s..a._ ?C..W vZ 'A ci L:�c - I•krchr�c =V&vJUv Rwmni :iaai l se - C�rrru•:p• �GbwiCx-tit ��dcfxlrc=c-tMrt — Y�tlIW1�a,i;■+�1. IIaA A1? f, 04 %toda-t!i PaL-k 1 pelt �-' I PMc 4:dLvr c 6�A:bm PlzA+g Exhibit A- 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 Exhibit A- 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 3. Conceptual Site Plan f t C7 rr. q w � :D r�1 I i Exhibit A- 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 B. Agency and Department Comments 1. FIRE 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 shall be placed per Appendix D. 1.2 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 1.3 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 maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Exception: Projects having a gross building area 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) 1.4 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 1.5 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %2" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 1.6 Provide secondary access to medium density in center of the project. 1.7 Provide a private street application to facilitate addressing for multi -family developments. 2. PUBLIC WORKS 2.1 Public facilities are currently constructed to the intersection of Meridian Road and Victory Road. The subject parcel is in the City of Meridian utilities master plan for sewer and water. As this area of Meridian develops the utilities will be constructed closer to the subject parcel by developer driven projects that the applicant will be able to participate in. The applicant will need to comply with the City's to and through process. The applicant shall coordinate all main size and routing with the Public Works Department. The subject parcel is in two different sewer sheds, if the applicant desires to gravity sewer this parcel to one trunk line the applicant will need to gain approval from the City Engineer. No artificial filling of this property will be allowed to accomplish gravity sewer requirements. Future conditions of approval from the public works departments will apply. 3. CENTRAL DISTRICT HEALTH 3.1 After written approvals from appropriate entities are submitted, we can approve the proposal for Exhibit B- 1 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008 central sewage and central water. 3.2 The following plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: central sewage and central water. 3.3 Run-off is not to create a mosquito breeding problem. Exhibit B- 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE 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 would directly conflict with other elements of the Comprehensive Plan. This area of the City is designated to have a 40-50 acre regional park site and the applicant is proposing to contribute only 3.5 acres towards the future park site. 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 does not provide an improved guide to future growth and development of the city. Further, staff believes if the subject CPA is approved, it would directly impact the development of the regional park proposed in the area. 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 internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. Staff fmds the propose map change would significantly increase the density in the area. (See Section 8 for detailed analysis). d. The proposed amendment is consistent with the Unified Development Code. Staff finds that the proposed amendment is does not conflict with the Unified Development Code as no development applications were submitted with this CPA application. e. The amendment will be compatible with existing and planned surrounding land uses. Staff finds that the proposed mix of residential uses on this site will not be compatible with densities planned for the area. f. The proposed amendment will not burden existing 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 juxtaposition 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 sufficiently mitigate the impact of future residential uses on the existing and future residential uses that surround the site. 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. Exhibit C- i