Staff ReportCITY OF MERIDIAN PLANNING DEPARTIVIENT STAFF REPORT FOR TI~ I-~ARING DATE OF AUGUST 7, 2008
STAFF REPORT
Hearing Date: August 7, 2008
TO: Planning & Zoning Commission
FROM: Caleb Hood, Current Planninglll?1 ~ait~~g~~ ~~ i; l u" ~ IDIAN`~''
(2oa) aa4-ss33 41 ~. , ~ ~ ~ ~ ~
SUBJECT: Zamzows Chinden J ll L 3~ 200~
• CPA-08-007 ~~ 9~`~" i~ l- f,J9 ~~~o ~;J I/-~ I~~
_Q _; .~
Comprehensive Plan Ma~-~~~n~m~~ fo ~o~~Fy~ i~nd use designation on
approximately 10 acres of land from Medium Density Residential to Mixed
Use - Community
1. SUMMARY DE5CRIPTION OF APPLICANT'S REQUEST
The applicant, JR, LLC, has applied to amend the Comprehensive Plan Future Land Use Map (CPA)
by changing the land use designation on approximately 10 acres of land from Medium Density
Residential to Mixed Use - Community. The site is located on the south side of Chinden Boulevard
(State Highway 20/26), approximately'/a mile east of Meridian Road at 545 E. Chinden Boulevard.
The property is currently zoned RLJT (Ada County) and is within the City's Area of Impact and
Urban Service Planning Area. This property is not contiguous to the existing corporate boundaries of
the City of Meridian and is not currently eligible for annexation.
Although the applicant has not submitted an annexation or development application, the applicant has
submitted a conceptual development plan showing how the site may develop in the future. In addition
to retaining the existing business, additional retail businesses and residential uses are shown on the
concept plan. Access to/from the site is proposed from one fu11-access driveway on Chinden
Boulevard located approximately in the middle of the property, and one shared driveway located at
the west property line. The applicant's request, including analysis of the proposed concept plan is
included below.
2. SUNIlVIARY RECOMII~NDATION
StafF has provided a detailed analysis of the requested CPA application below. Staff has determined
that allowing a"Mixed Use - Community" future land use map designation on the subject properiy
would not be in the best interest of the City. Staff is recommending denial of the CPA
application per the Analysis in Sections 8 and 10 and the Findings listed in Ezhibit C of tlus
staff report.
Per ldaho State Code, Title 67, Chapter 65, the Commission may recommend amendments to the
land use map component of the Comprehensive Plan to the governing boaYd only once every si~r (6)
months. The Commission should note that there are several other Comprehensive Plan Map
Amendments (9 total), also scheduled to 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 nzake a favorable recommendation of the subject CPA application, Staff is recoynmending
that this application be continued to the hearing date of August 14, 2008, in hopes that
recommendations 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-08-007, as presented in the
Zamzows Chinden CPA PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
staff report for the hearing date of August 7, 2008, for the following reasons: (yot~ should state
specific reasons for denial.)
Continuance
I move to continue File Numbers CPA-08-007, 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 and 2) you should state other spec~c reason(s) for
continuance, if approp~iate.
Recommend Approval
I move to recommend approval to the City Council of File Number CPA-08-007, as presented during
the hearing on August 7, 2008 (please state specific reasons why the recommendation is for
approval).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
Located on the south side of Chinden Boulevard/Hwy 20/26, approximately % of a mile east of
Meridian Road (Parcel No. 5053021280)
Northwest % of Section 30, Township 4 North, Range 1 East
b. Owners:
JR, LLC °
1201 Franklin Boulevard
Nampa, Idaho 83687
c. Applicant:
Same as Owner
d. Representative:
Doug Zamzow, D.S. Zamzow Consulting
415 Schmeizer Lane
Boise, Idaho 83706
e. Present Zoning: RiTT (Ada County)
f. Present Comprehensive Plan Future Land Use Map Designation: Medium Density Residential
g. Applicant's Statement/Justification (reference submittal material): "Part of the property is
currently being used as Commercial (Zamzows Retail). JR LLC has owned this property for
approximately four years... To our knowledge, neither JR LLC nor Zamzows Inc. were not~ed
in advance of a recent City of Meridian comprehensive plan amendment that changed the allowed
use(s) of this property. The mixed use concept (ie. offices, retail, residential) proposed for this
property will provide facilities and services to the local area that do not currently exist, as well as
employment opportunities: ' See applicant's narrative for more infof mation.
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.
Zamzows Chinden CPA PAGE 2
CITY OF 1V~RIDIAN PLANNIlVG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
b. Newspaper notifications published on: July 21, and August 4, 2008
c. A Public Service Announcement was broadcast faxed on: Ju1y 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 28, 2008
6. LAND USE
a. Existing Land Use(s): The subject property is currently being used for commercial purposes.
There is a Zamzows store/nursery/greenhouse and a safeBBQ business on the site.
b. Description of Chazacter of Sunounding Area: The surrounding azea is a mix of agricultural,
rural residential, church and retail uses.
c. Adjacent Land Use and Zoning
1. North: Chinden Boulevazd, and single-family homes in Castlebury Subdivision, zoned Rl in
Ada County
2. East: Lutheran Church, zoned RUT (Ada County)
3. South: Agricultural property, zoned RiJT (Ada County)
4. West: Catholic Church, zoned RL~T (Ada County)
d. History of Previous Actions: No development applications have been processed on this property.
However, in 2006 the Map was amended to include several changes in North Meridian. One of
the changes was to move the Mixed Use - Community (Neighborhood Center) designation in this
section. With the adoption of the 2002 Map, a Mixed Use - Community (Neighborhood Center)
was planned for the mid-mile between Locust Grove and Meridian Roads. In 2006 the MLT-C
(NC) designation, which the subject property was part of, was moved off of this property, further
to the east. This property then received the current, Medium Density Residential designation. It
should be noted that although this property has previously been designated for Mixed Use -
Community with a Neighborhood Center, it was on the periphery of that designation. According
to the Neighborhood Center Concept Diagram in the Comprehensive Plan (page 100), residential
densities are appropriate azound on the periphery azound the core commercial at the mid-mile of
Neighborhood Centers. So even though the Map designation changed in 2006 through the public
hearing process, the land uses that are expected for this property have been residential since 2002
when the current Comprehensive Plan was adopted.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: Rio Colinas Dr (Hacienda Subdivision) or N Claze Way (Saguaro
Canyon No 13)
Location of water: E Rio Colinas Dr (Hacienda Subdivision) or N Clare Way (Saguaro
Canyon No 13)
Issues or Concems: The applicant will need to obtain an easement from one of the
surrounding property owners to provide sewer and water to this site.
2. Vegetation: This site is primarily used for growing and selling vegetation, and associated
goods.
3. Flood plain: This property is not within the floodway or floodplain.
4. Canals/Ditches Irrigation: There are no canals or ditches of significant size that cross this
Zamzows Chinden CPA PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
property.
5. Hazards: Staff is not awaze of any potential hazards on this site.
6. Proposed Zoning: NA (The applicant is not eligible to annex and zone the property at this
time. The property is not contiguous to the city limits).
7. Proposed Comprehensive Plan Future Land Use Map Designation: Mixed Use - Commuruty
8. Size of Property: 9.46 acres
f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this
site is depicted on the concept plan via one full-access point to/from Chinden Boulevazd, a shared
access to Chinden at the west boundary, and cross access to the churches to the east and west.
This is essentially what access to this property looks like today, except for the proposed cross-
access to the east.
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 Transportation
Department, and Sanitary Service Company. The Fire Department commented that they would prefer
access to this site to be limited to the local streets, not Chinden. The Idaho Transportation Department
had similar comments/concerns about access. Staff has included all comments and recommended
actions in the attached Exhibit B.
8. COMPREHENSIVE PLAN
CITY OF MERIDIAN COMPREAENSIVE 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 are 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 areas 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. Per the conceptual development plan, the subject site may develop with commercial
uses such as retail, with zero lot line residential units to the south.
Idaho Code 67-6508 states that "the plan sha11 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):
Zamzows Chinden CPA PAGE 4
CITY OF MERIDIAN PLANNING DEPAR'TIVIENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
•"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 foY medium density
residential uses (south and east). Yehicular connections are proposed to the east and west
properties on the concept plan, but no pedestrian connections are shown. If the City approves a
mized use desig~zation for this site, Staff will Yecommend that vehicular and pedestrian accesses
be provided to adjacent proper-ties as a condition of approval offuture 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 foY medium density residential and
public/quasi public uses. This site is one designated for the transition to the non-residential uses
fuYther to the east. If the City appYOVes a mixed use designation foY this site, Staff will Yecorrtmend
that residential uses be provided as a transitional use adjacent to the south and east as a
condition of approval of future land use applications. A transition should occur to the non-
residential land uses.
Chapter V, Goa1 III, Objective D, Action 5(page 43) - Require all commercial and industrial
businesses to install and maintain landscaping.
If commercial uses are appYOVed on this site in the future, a 35 foot wide landscape street buffer
will be required along Chinden Boulevard. Further, land use buffers may be requiYed along the
perimeteY where commeYCial propeYties abut residential. Internal parking lot landscaping will
also be required in accoYdance with the standaYds listed in UDC 11-3B-8.
Chapter VII, Goal I, Objective B(page 109) - Plan for a variety of commercial and retail
opportunities within the Impact Area.
The City has planned foY a variety of comrreeYCial and retail oppos-tunities in North Meridian.
This site is not one planned for commercial and retail. Staff believes that the proposed mixed use
designation will furtheY saturate this area with non-residential land uses, making some other sites
planned for this type of development di~cult to build. Staff believes that the mixed
use%ommercial oppo~tunities in this area should be closer to the mid-mile between Locust Grove
Road and Meridian Road, not here.
• Chapter VII, Goal III, Objective A, Action 1(page 111) - Ensure that adequate public setvices,
including transportation, for existing and future development are provided.
City services are cuyrently not available to the subject property. This property is currently not
contiguous to the City limits. Sewer seYVice will be provided by the North Black Cat Trunk which
is currently under constncction in Black Cat Road and will be extended east on McMillan Road.
Chinden BoulevaYd is going through a con~zdor preservation study, but I7D does not have funds
and does not have any plans to widen Chinden in front of the propeYty any time soon.
• Chapter VII, Goal IV (page 112) - Encourage compatible uses to minimize conflicts and
maximize use of land.
Staff does not believe that the proposed Mixed Use - Community land use designation for this
property is fully compatible with the future residential uses that surround this site. The existing
Medium Density Residential designation is the most compatible use of the land. Depending on
exact land uses in the futuYe, the designation may be compatible with the existing churches to the
east and west.
Zamzows Chinden CPA PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARIlVG DATE OF AUGUST 7, 2008
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 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. Staff will ensure that fiature 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. Although this property is not currently contiguous, a plan is in place for all necessary
services to be available to the subject site in the future. This area is rapidly transitioning from
rural to urban and this property has been accounted for as medium density in the long range
regional transportation model at COMPASS.
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.
Staff believes that the subject site is a good candidate for attractive, medium-density residential
development.
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.
Based on a 2005 market assessment of North Meridian by Thornton Oliver Keller, between
13,500 and 14,500 households aze expected in this area in 2025. Based on the anticipated number
of households, the assessment gauges the amount of office and retail space (in acres) the area can
sustain. The assessment states that, with 13,500 to 14,500 households, the North Meridian Area
will need/support 100 to 140 acres of retail and 40 to 70 acres of office. Staff compazed those
estimates to ea~isting zoning and adopted future land uses in the same geography. Of
approximately 8,500 acres in the area, 4,700 have annexed into the City (leaving about 3,800
acres yet to develop). Within the area that is already annexed, the following non-residential
zoning districts and acreages are present:
C-G: 217 acres
C-C: 33 acres
C-N: 52 acres
TN-C: 11 acres
L-O: 205 acres
TOTAL: 518 acres
Zamzows Chinden CPA PAGE 6
C1TY OF MERIDIAN PLANNWG DEPARTIVIENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
Similarly, adopted future land uses in North Meridian include the following designations and
acreages on the Map:
Commercial: 85 acres
Mixed Use - R: 139 acres
Mixed Use - C: 367 acres
Mixed Use - N: 98 acres
Office: 125 acres
TOTAL: 814 acres
In short, based on the 2005 assessment, the City has almost three times the amount of acreage
zoned for office and substantially more acreage for retail than the area can probably
support. (NOTE: This study is not the final word on appropriate mixes of land uses. However,
compared to other communities in the azea, it would appear that North Meridian does not have a
shortage of areas planned for non-residential uses).
In the past, the subject parcel was identified as appropriate for mixed use to take advantage of
access to the highway system and based on existing land use. However, in 2006 the land use
designation was changed because the UDC prohibits access to state highways at points other than
the mid-mile location, which tlus property does not have. Due to change in access restrictions and
the availability for non-residential uses in the azea, this site makes long-term sense for residential,
not commercial uses.
e. Public Services, Facilities, and Utilities
This property is planned to be serviced with residential utilities and facilities.
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. According to the School District, North Meridian does
have an overcrowding problem. However, this properiy is not planned for immediate annexation
and development. Hopefully by the time it is developed, more school facilities and transportation
opportunities will be available to the residents.
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 may negatively impact transportation within
the square mile. The UDC prohibits access to state highways at points other than the mid-mile.
However, as shown on the submitted concept plan, the applicant is proposing multiple access
points to Chinden Boulevard, a state highway. Based on the UDC and the Comprehensive Plan,
Staff has to assume that access to this site will eventually be provided through adjacent
properties, not Chinden Boulevard. If this is the case, staff does not support commercial traffic
cutting-through residential neighborhoods for access to the proposed retail uses. Staff believes
that this scenario would not be efficient.
h. Natural Resources
The purpose of this element is to promote conservation of azeas of natural significance, where
appropriate. Staff does not believe that development of this property will significantly pollute or
degrade the natural environment. In fact, the applicant is proposing to retain some of the
amenities (ponds) on this site.
Zamzows Chinden CPA PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
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 lrnown 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 pazks totaling approximately 180 acres.
The City is in process of developing new pazk 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
has been prepared to identify suitable areas for future residential, commercial, and industrial
development, among other land uses. 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 regazding request for land
use changes. Staff believes that residential development, not mixed-use, is the best designation
and future land use on this property, once annexation is requested.
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. NOTE: The applicant has submitted a
letter requesting a refund of the $2,409 fee associated with the CPA application. The applicant
claixns that they were not adequately notified in 2005 that the City was considering changing their
Map designation from Mixed Use ~ommunity to Medium Density Residential.
9. UNIFIED DEVELOPMENT CODE
No amendments to the Unified Development Code (UDC) are being proposed. The proposed Map
amendment does not have an affect on the UDC. All future development on this property should
comply with the UDC provisions in efFect at the time.
Zamzows Chinden CPA PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TE~ HEARIlVG 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 approximately 10 acres from "Medium Density Residential" to "Mixed Use -
Community." With the CPA application, the applicant submitted a concept site plan showing how
the property may develop in the future with a mix of retail and residential uses. Two access points
to Chinden are shown on the concept plan. The applicant is not requesting annexation and zoni.ng
of the property at this time, as the property is not contiguous. (Note: Without an annexation and
zoning application and subsequent Development Agreement, the City cannot require the
applicant to develop the site consistent with the submitted concept plan. If the City approves the
subject CPA, the site may be developed entirely diffeYent from the plan attached in Exhibit A.2.)
Conceptual Site Plan: The applicant has submitted a conceptual development plan showing how
the site may develop in the future. The existing landscape nursery business is proposed to remain
with new retail buildings going in near Chinden Boulevard. Residential units are shown on the
southern half of the property. Two vehicular accesses to Chinden Boulevazd are shown. Cross
access to the east and west are shown, but no connectivity to the pazcel to the south is proposed.
No developments, or development applications, are proposed at tlus time. Staff is not supportive
of the proposed mixed use Map designation foY this site and does not believe that commercial
uses are appropYiate because of the location of the site adjacent to Highway 20-26 (lack of
access, the anticipated adjacent land uses, and the need for more residential, not commercial,
land uses in Nos~th Meridian. Therefore, StafJ'is not supportive of the proposed concept plan.
Access: The North Meridian Auto Circulation Map in the Comprehensive Plan (Figure VI-8-A on
Page 76) shows a backage road connecting Meridian Road to Jericho Road, with no access to
Chinden to this site. As noted above, the concept plan depicts access for the site from two full-
access driveway to/from Chinden Boulevazd/SH 2O-26.
The UDC (11-3H-4B.2) specifically prohibits access to SH 2O-26, a major transportation
corridor, when a change or increase in intensity of use is proposed. For this 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,
and requests additional information from the applicant prior to providing a formal response to the
proposed development (see Exhibit B). 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 east, west
and south for interconnectivity. Note: Staff believes that without an access to Chinden Boulevard,
a mixed use designation and future commercial development is not the best use of the land.
Analysis: The subject property currently has commercial enterprises operating on the site. There
are existing churches to the east and west and rural residential properties to the south of the site.
The properties to the south and east of the subj ect site are also currently designated "Medium
Density Residential" and the church property to the west is designated "Public/Quasi-Public".
Because of the future medium density residential nature of this area, Staff does not believe that a
mixed use - community designation would be compatible with existing and planned future uses
in this area. Therefore, Staff is not supportive of changing the future land use designation of this
property to mixed use - commuruty. Also, because of the relatively small size of this site and
because of the access restrictions to Higlnway 20-26, Staff believes that it will be difficult for
long-term commercial aspects of a mixed use project to be viable on this site. Typically, in
Zamzows Chinden CPA PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARIlVG DATE OF AUGUST 7, 2008
Meridian mixed use developments located adjacent to a state highway are located at the half mile,
or have access to the half mile via a frontage or backage road, where access to a state highway is
allowed by the UDC. A street paralleling 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.
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 E~ibit C for detailed
analysis of facts and findings for a CPA and RZ.
b. Staff's Recommendation: 5taff 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 August 7, 2008. This
recommendation is based on the Analysis in Sections 8 and 10 and the Findings of Fact as listed
in Exhibit C of this staff report.
11. EX~ITS
A. Drawings
1. Vicinity Map
2. Conceptual Site Plan
3. Future Land Use Maps (3)
B. Other Agency and Department Comments
C. Required Findings from the Unified Development Code
Zamzows Chinden CPA PAGE 10
CTfY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE' OF AUGUST 7, 2008
A. Drawings
1. Vicinity Map
Exhibit A-1
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF AUGUST 7, 2008
2. Conceptual Site Plan
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Exhibit A- 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
3. Future Land Use Maps (3)
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2002 LAND
USE MAP
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Eachibit A- 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE I~ARING DATE OF AUGUST 7, 2008
B. Other Agency and Department Comments
1. FIRE DEPARTMENT
1.1 Limit access to this property to be from local streets.
2. AC~
Site Specific Conditions of Approval
This application is for a comprehensive plan amendment only. Listed below are some of the site specific
conditions of approval that the District may require when it reviews a future development application.
The District may add additional site specific requirements when it reviews a specific redevelopment
application.
1. Coordinate with District staff to determine whether a traffic impact study will be required with
subsequent development applications, and if so, to determine the scope of the traffic impact study.
2. Comply with requirements of TTD and City of Meridian for the Chinden Boulevazd (LTS-20/26)
frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of
the final plat or issuance of a building pernut (or other required permits), whichever occurs first. Contact
the District III Traffic Engineer at 334-8340.
3. If constructing the internal streets as public roads:
a. Construct all internal streets as 36-foot street sections with vertical curb, gutter, and 5-foot concrete
sidewalks, all within 50-feet of right-of-way.
b. Construct the main entry road off Chinden Boulevazd (US-20/26) along the west property line (where
the shared driveway is currently located). Construct this road as a half street section with 24-feet of
pavement with vertical curb, gutter, and sidewalk on the east side, and a 3-foot gravel shoulder and
drainage swale on the west side.
c. Construct at least one stub street each to the east and south property lines. Install a sign at the terminus
of each stub, stating that, "THIS ROAD WII.,L BE EXTENDED IN THE FUTURE."
4. If constructing the internal streets as private roads, coordinate with ITD and the City of Meridian for
the design of the streets and how they intersect with Chinden Boulevard (iJS-20/26).
5. Comply with all Standard Conditions of Approval.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF AUGUST 7, 2008
3. IDAHO TRANSPORTATION DEPARTMENT
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~D~HO IOAHO TFANSpOp'rAT10N OEPApT61E~/t TE ~
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Jnly 1 l. 2~8
City of Meridiea
At~nning i3epartrt~nt
6b0 E. Vltateriower Isue Sidce 202
Mesid~ao, [deho $3642
PAX 888-6854
Re: Locetiwr. 54SE. C6inden Blvd.
Route: US 2tt I-+IP 38.52
Name: JiL,LLC - Zamzows
Case No. CPA 08-007
Hear~ng Date:luly 31, Z~8
Dear ~ning
Theak you for the opporqmity to comm~t an ihis ~ticx. This eite has 2 e~xishing rurei acxess poiata for
comnnercial agricultutial ase.
Ti~e additian of new tetail (including drive-thmu~hh and residential ~mits) wonld increase the inteosiry of the
site. 7'his pmposed ~ of tra~ic volumes may violate tho Meridian Umtfied Developmeat Code,
C4apter 3 Article H which ~ys use of exi~in8 ePP~es shall be allowed w continue provided t}te oelure
of the use doe,a n~ chaage or the inten~ity of ~se do~v ~t iu~eas~ Futther, the ordiaance goes on to ~y
that if aa applic~nt pm~poses a changa ar inerease ia iat~ty of use, the own~ shaU develop or otheiwise
ed4whe e~ to a st~t other than tha stete frighway. The use af tbe existing approach shalf c~e and tha
app~oac6 shall be ebsodoned and reniave~d.
The aite plan shnws a collector or 6ackage road 'm the souWem portion of the property with housing betaveen
the rosd and the property liQe. We would a4swne the inteat of the City in the a-mprahensive plan wea Por
the culiector ar backage raadways to be along property Gnes so they can pr~vide ~ w mnltipla peraels.
It is ow o~inion thaE the coilecturlbackage roadv~tay wo~ild pmvide the highest a~e and circulation
b~efits if lacaked on-the southern pnop~ty tine.
Are the two exi~g approacLes plazmed for ciosune when the pazallel collec0or r~cl has fall connedivity?
If so, is tbe plan to have aew ~etail sitefl n~ the ~ate hig~vvay vieble? 3'he commaaal c~mponen~
a+o~ld be at the end of the r~d end patrons wonld have w travel througb the residential a~rs.
Vl~as any uaPfic iuformatian submitted with tfie apAlicaticmT If so, we vvauld I~lce W review the infiumetion
to evalt~te temparary and/or long te~- safety and opeiabonal im~c~ of tha iacreased volinnes at the
ari~eway.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
p,,~~ " ~
.~ 'an 7.anin$ Ad~ninistrator
July 14, 2008
Page 2 af 2
We wai~id re~tfi~lly ~t t1~at tbe City not t~lce action an this appli~tion ~mtil the issues above have i~
addr~. I~owever, shauld die City elect to approve the application, we would request a 70 foot ~
fzom c~tcrline to sccommodate future higt~way widening.
~' you have ~y que~ions please c~ll me at 334-8397.
~xn~rety,
L~'(A~1iJ(f~ ~ ~'~1
Pem Golden P.E.
Distfict Tfur~e Dcwelopment ~d Acc~s Mapagement Engineer
Exhibit B
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 is not consistent with other
elements of the Comprehensive Plan as follows: 1) transitional uses are not provided along
the entire length of the site between proposed commercial and future residential uses; 2) the
proposed concept plan is not compatible with adjacent uses; 3) the mixed use designation
implies that retail activity with access to the highway is appropriate, but such access does
not comply with the UDC access restrictions to state highways; and, 4) North Meridian Auto
Circulation Map depicts a backage road through this site which is not depicted on the site
plan. 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 e~sting and future residential uses. Further, Staff finds that allowing for retail
uses will not improve the guide for future growth and development in this area of the City;
the existing designation of Medium Density Residential is the best guide for future growth
on this property.
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 ofthe Comprehensive Plan (see Section 8 for detailed analysis).
d. The proposed amendment is consistent with the Unified Development Code.
Staff finds that the proposed amendment to MLT-C is not consistent with the Unified
Development Code; the UDC does not allow access points to SH 2O-26 at the locations
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 tlus site may not be
compatible with surrounding (existing and future) residential uses. This finding is based on
the assumption that commercial traffic to this site will have to cut-through adjacent
properties for access.
f. The proposed amendment will not burden e~sting and planned service capabilities.
StafF fmds 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
CTTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ 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.
Exhibit C