HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT 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 Planning Manager
(208) 884-5533
SUBJECT: Postal Annex
• CPA-08-008
E IDIAN~-
IDAH(~
Comprehensive Plan Amendment to modify the Future Land Use Map by
changing the land use designation from Medium Density Residential to
Mixed Use - Community for approximately 5 acres
• AZ-08-009
Annexation and Zoning of 5.56 acres from RUT in Ada County to L-O
(Limited Office)(4.41 acres) and R-8 (Medium Density Residential)(1.14
acres) Districts, by Jack Gish
NOTE: The application materials submitted only mentioned the L-O zoning district. However, the
legal descriptions submitted with the applications show a 1.14 acre area proposed for R-8 zoning and
a 4.41 acre area proposed for L-O. After tallcing to the applicant, they are seeking both zoning of 1.14
acres for R-8 and 4.41 acres for L-O. The staff report below reflects this request.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Jack Gish, is requesting approval to amend the Comprehensive Plan Future Land Use
Map (CPA) to change the land use designation on approximately 5 acres of land from Medium
Density Residential to Mixed Use - Community. An Annexation and Zoning (A~ application has
also been requested to incorporate 5.56 acres into the City. To approve the AZ request to L-0, the
CPA request must first be acted on favorably. The subject property is currently within the City's Area
of Impact and Urban Service Planning Area.
The applicant states in their application letter that, if approved, they intend to develop a portion of
the property with a United States Postal Services canier annex. The other uses on the property
would include future office space and retention of the existing single family dwelling. The site is
located on the southwest corner of McMillan Road and Meridian Road.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CPA and AZ applications below. After careful
review, Staff has determined that the applicant's proposal is not in the best interest of the City.
Staff is recommending denial of the CPA & AZ applications per the Analysis in Sections 8 and
10 and the Findings listed in Ezhibit C of tWs st~ff report.
Per ldaho State Code, Title 67, Chapter 65, the Commission nzay recommend amendments to the
land use map component of the Comprehensive Plan to the governing boaYd only once every six (6)
months. The Commission should note that there are seveYal 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 thYOUgh all of the CPA applications. TheYefoYe, if the Comtnission is
inclined to make a favorable recommendation of the subject CPA application, Sta, ff is Yecommending
that this application be continued to the hearing date of August 14, 2008, in hopes that
recofnnzendations on all the CPA applications can occur at that one time.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
3. PROPOSED MOTION
Continuance
I move to continue File Numbers CPA-08-008 and AZ-08-009, to the hearing date of August 14,
2008, for the following reason(s): (You should state specific reason(s) for continuance.)
Recommend Denial
I move to recommend denial to the City Council of File Numbers CPA-08-008 and AZ-08-009, as
presented during the hearing on August 7, 2008, for the following reasons: (you should state specific
reasons for denial.)
Recommend Approval
I move to recommend approval to the City Council of File Numbers CPA-08-008 and AZ-08-009, as
presented in the staff report for the hearing date of August 7, 2008.
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
4585 N. Meridian Road (Pazcel Nos. 50436110025 and SO436110505)
Northeast 1/0 of Section 36, Township 4 North, Range 1 West
b. Owners:
Don and Nellie Gish Trust
4585 N. Meridian Road
Meridian, Idaho 83642
c. Applicant:
Jack Gish
d. Representative:
Shawn L. Nickel
148 N. 2°~ Street, Ste. 101
Eagle, Idaho 83616
e. Present Zoning: RL1T (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Applicant's Statement/Justification (reference submittal material): "This property is located in the
North Meridian area. This area has experienced extreme growth in the last several years. As this
growth occurs, there is also a need to expand public services. Whether those services aze schools,
fire stations, or postal services, locating these services close to its need, reduces the amount of
traffic and pollution, conserves fuel and energy, and is an overall benefit to the City as a whole."
See applicant's narrative for more infonnation.
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 S, a public hearing is required before the Commission and City Council on this matter.
b. The subject application will in fact constitute an Annexation and Zoning as determined by City
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Ordinance. By reason of the provisions of the Unified Development Code, Title 11, Chapter 5, a
public hearing is required before the Commission and City Council on this matter.
c. Newspaper notifications published on: July 21, and August 4, 2008
d. The Public Service Announcement was broadcast faxed on: July 11, and August 4, 2008
e. Radius notices mailed to properties within 300 feet on: July 14, 2008
f. Applicant posted notice on site by: July 28, 2008*
* As of August lst, the proof of posting affidavit had not been provided.
6. LAND USE
a. Existing Land Use(s): There is a single family home on this site.
b. Description of Character of Surrounding Area: A xnix of undeveloped land and developing
residential land.
c. Adjacent Land Use and Zoning:
1. North: Vacant, zoned C-G (part of Paramount development)
2. East: Rural residential, approved Solitude Place Subdivision, zoned R-8 and RUT (Ada
County)
3. South: Single-family homes in Ambercreek Subdivision, zoned R-8
4. West: Future single-family homes in Ambercreek Subdivision, zoned R-8
d. History of Previous Actions: None
e. Existing Constraints and Opporhmities:
1. Public Works
Location of sewer: W Lava Falls Drive & N Alester Ave for Pazcels 1& 2 and 8 inch sewer
from Ambercreek No 2 for Parcel #3.
Location of water: W Lava Falls Drive & N Alester Ave for Parcels 1& 2 and 8 inch water
from Ambercreek No 2 for Parcel #3.
2. Vegetation: There is one large tree near the existing home.
3. Flood plain: This property is not within the floodway or floodplain.
4. Canals/Ditches Irrigation: The Lemp Canal runs along the north boundary of the site. This
facility is open.
5. Hazards: The Lemp Canal is a large irrigation facility that could be hazardous.
6. Proposed Zoning: L-O
7. Proposed Comprehensive Plan Future Land Use Map Designation: Mixed Use - Community
8. Size of Property: 5.56 acres
f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): This property
has frontage on McMillan Road, Meridian Road, and Lava Falls Drive. Access to the elcisting
home is provided from Meridian Road near the southern property line. ACHD has installed a curb
return driveway on Meridian Road, approximately in the middle of the property. The applicant is
proposing to use this access point and construct an additional access to Meridian Road. Further, a
right-in/right-out access is proposed to McMillan Road near the west boundary. Access to the
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CITY OF MERIDIAN PLANNING DEPARTIVIENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
home is not shown on the concept plan, but it should be taken from Lava Falls Drive, not
Meridian Road.
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 (SSC). Staff has included all comments and
recommended actions in the attached Elchibit B.
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 "Mixed Use - Communit~'
for the subject property. The purpose of the Mixed Use areas as defined on page 102 of the
Comprehensive Plan is as follows, "There aze five sub-categories of the Mixed Use designation.
Generally, the designation will provide for a combination of compatible land uses that are typically
developed under a master or conceptual plan. The purpose of tlus designation is to identify key areas
which are either infill in nature or situated in highly visible or transitioning azeas of the city where
innovative and flexible design opportunities aze encouraged. The intent of this designation is to offer
the developer a greater degree of design and use flexibility." The purpose of the Medium Density
designation is: "to allow smaller lots for residential purposes within city limits. Uses ma.y include
single-family homes at densities of three to eight dwelling units per acre..." Chapter Two, page 7,
City of Meridian Comprehensive Plan states: "By adhering to the guidelines set forth in tlus plan by
Meridian's citizens, Meridian will achieve the vision statement affirmed by the City Council in
1998."
Idaho Code 67-6508 states that "the plan shall consider previous and eacisting conditions, trends,
desirable goals and objectives, or desirable future situatioas for each planning component." Staff has
reviewed the subject CPA and AZ applications and offers the analysis and recommendations
contained herein for the Commission and Council's consideration.
Staff fin,ds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive
Plan to be applicable to this application (staff analysis is in italics below policy):
• Chapter VII, Goal III, Objective A, Action 1(page 111) - Require that development projects have
planned for the provision of all public services.
The City of Meridian plans to provide municipal services to the lands pYOposed to be annexed in
the following manner:
- Sanitary sewer and water seYVice will be extended to the project at the developer's expense.
- The subject lands cun•ently lie within the jurisdiction of the Meridian RuYal Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department,
who cu~ently shares resource and personnel with the Metzdian Rural Fire Department.
- The subject lands cusrently lie within the jurisdiction of the Ada County Sheriff''s Office.
Once annezed the lands will be serviced by the Meridian Police Department (MPD).
- The roadways adjacent to the subject lands are cun~ently owned and maintained by the Ada
County Highway District (ACI-ID). This service will not change.
- The subject lands are cu~ently serviced by the Meridian School District No. 2. This service
will not change.
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- The subject lands are cur~ently sef-viced by the Meridian Librafy District. This service will
not change and the Meridian Library District should suffer no revenue loss as a result of the
subject annexation.
Municipal, fee-supported, sesvices will be pYOVided by the Meridian Building Department, the
Meridian Public Works Depas~tment, the Meszdian YYater Department, the Meridian Wastewater
Department, the MeYidian Planning Department, Meridian Utility Billing Sesvices, and Sanitaty
Services Company.
• Chapter VII, (page 103) - All mixed use projects shall be directly accessible to neighborhoods
within the section by both vehicles and pedestrians.
On the submitted concept plan the applicant has shown the extension of Havasu Falls Drive into
this site fronz the west. Staff believes that this would be adequate foY accessibility with the
Ambercreek neighborhood. However, no access is proposed between the office uses and the
existing home on this site. Therefore, the pYOposed mixed use project does not comply with the
subject Compr^ehensive Plan goal.
• Chapter VIl, (page 102) - Where the project is developed adjacent to low or medium density
residential uses, a transitional use is encouraged.
The site is located adjacent to land that is developing with medium density residential uses.
Because the area is primarily developing with single family uses, and the site is not deep enough
to provide a transitional use to the proposed USPS sorting center, Staff believes the site is better
suited for residential uses as cur~ently envisioned in the Plan.
• Chapter VII, Goal III, Objective A, Action 1(page 111) - Ensure that adequate public services,
including transportation, for existing and future development are provided.
City services can be made available to the site. McMillan Road is cu~ently improved with three
lanes, bike lanes, vertical cuYb and gutter, and a raised center median, within SO feet of t-ight-of-
way (25 feet fi~om centerline) abutting the site. Meridian Road is cun~ently impYOVed with thYee
lanes, vertical curb, gutter, and attached 7 foot sidewalk within 60 feet of right-of-way (35 feet
from centerline) abutting the site. The intersection ofMcMillan Road and Meridian Road is
cun•ently signal-controlled, with three lanes on the east and west legs, and fouY lanes on the
noYth and south legs.
• Chapter V, Goal III, Objective D, Action 5(page 43) - Require all commercial and industrial
businesses to install and maintain landscaping.
With construction of any new buildings on this site, be it residential or not, the applicant will be
Yequired to install internal landscaping within paYking areas and around the perimeter of the site.
Street buffer landscaping will be required.
Chapter VII, Goal I, Objective B(page 109) - Plan for a variety of commercial and retail
opportunities within the Impact Area.
The Chinden co~^idor, around the wastewater treatment plant and at other intersections, is where
the City has planned for commercial and retail oppor~tunities. Staff believes the City has planned
for a variety of commercial and retail opportunities in the area. This area is planned for
residential, not cofnmercial uses
• Chapter VII, Goal IV (page 112) - Encourage compatible uses to minimi~e conflicts and
maximize use of land.
Staff believes that the pYOposed Mixed Use - Community designation and L-O zoning of this
propeT^ty, as proposed on the concept plan would not be compatible with the existing and planned
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
residential uses in this area. Staff has discouraged the applicant du~ing pre-application meetings
fi~om submitting the subject request. Staff has encouraged the applicant to look to other areas in
No~th Meridian that would be better suited for these types of land uses.
• Chapter VII, Goal I, Objective B, Action 6- Require neighborhood commercial areas to create a
site design compatible with surrounding uses (e.g., landscaping, fences, etc.)
Due to the land use, elevations proposed, and access pYOposed, staff does not believe that the
conceptual site design is conzpatible with the approved land uses sut~rounding the property.
• Chapter VII, Goal IV, Objective D, Action 2- Restrict curb cuts and access points on collectors
and arterial streets.
The applicant is pYOposing three access points on to the adjacent arterial streets. One ~ight-
in/~ight-out to McMillan Road and two full-access driveways to Meridian Road are shown on the
concept plan. This site has a stub provided to it from the west and south. Rather than having
three access points to the arterials, staff believes that access should be provided from Lava Falls
Drive to the south, Havasu Falls Drive ft~om the west and one full-access driveway to Meridian
Road.
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 ordinances that then spell
out how these policies are to be achieved.
The order in which the following policies aze 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. As is applicable to the subject application,
the City should encourage the clustering of residential land uses together and require landscaping
of new development to provide beautification. Staff will ensure that future development on this
site will comply with any and a11 applicable design and landscaping standards, as provided for
through the Unified Development Code.
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Residential and commercial developments must be easily served by City infrastructure and public
services. Staff believes that all necessary services are currently available to the subject site and
will still be available upon development of the site.
c. Housing
The City of Meridian is charged with ensuring adequate and attractive living environment which
meets the needs of City residents of different ages, family sizes, lifestyles, and income levels.
This area is planned to be part of the future housing stock for Meridian. As such the City should
protect this area for future residential needs.
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 regazd 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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ I~ARING DATE OF AUGUST 7, 2008
adjust the provision of commercial lands in order to gradually broaden economic opportunity
throughout the City.
As mentioned earlier, there are other azeas in Meridian that are slated for non-residential
development. Staff believes that there is currently a good mix of residential and non-residential
land uses planned within the City's Area of Impact.
e. Public Services, Facilities, and Utilities
The proposed amendment and subsequent development can be served with the existing public
services. The City of Meridian Public Works Department Reserves the right to due a complete
review of the applicant's utility plan and make future conditions.
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. North Meridian does have an overcrowding problem.
However, this property is not planned for immediate annexation and development with more
residential homes. 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 Comprehensive Plan has policies limiting access to arterial streets and
requires connectivity to adjacent neighborhoods. As shown on the submitted concept plan, the
applicant is proposing three access points to Meridian Road and McMillan Road, both arterial
roadways. Staff believes that tlus 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.
i. Special Areas
The subject amendment does not directly impact any lands zoned for open spaces, natural
resources, or scenic areas, nor does the pazcel contain any known significant natural resources.
j. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazazdous areas, such as
floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas on this site.
k. Recreation
Recreation resources within Meridian include 15 City parks totaling approximately 180 acres.
The City is in process of developing new park facilities. The City also maintains several
pathways. This site is not formally designated for recreational purposes.
1. Land Use
The policies of this element aze presented in the Comprehensive Plan Land Use Map. The Map is
a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map
has been prepared to identify suitable azeas 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 regarding request for land
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CITY OF MERIDIAN PLANNING DEPAR'TMENT STAFF REPORT FOR'TI~ HEARING DATE OF AUGUST 7, 2008
use changes. Staff believes that residential development, not mixed-use, is the best designation
and future land use on this property.
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 unconsritutionally 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. If approved, 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, in fact the
applicant is the one requesting the change.
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.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
COMPREHENSIVE PLAN AMENDMENT & ANNEXATION
The applicant is proposing to amend the current Comprehensive Plan Future Land Use Map
designation for approximately 5 acres of property from "Medium Density Residential" to
"Mixed Use - Community." Additionally, the applicant is proposing to annex and zone 5.56
acres into the L-O and R-8 districts. The AZ request for the R-8 is consistent with the current
land use designation for this property. However, the L-O district approval is not consistent
and is contingent upon the CPA request being approved.
Approval of the subject map amendment and annexation would allow the applicant to
construct (at least in concept) a 7,154 square foot mail sorting center, two 12,000 square foot
office buildings and retention of the existing home on this site.
The annexation legal descriptions prepared by Ronald W. Hodge, dated 6/12/2008 and
submitted with the application, aze accurate and meets the requirements of the City of
Meridian and State Tax Commission.
Conceptual Site Plan: The applicant has submitted a conceptual development plan showing
how the site may develop in the future. The site currently contains two parcels. Three parcels
are shown on the concept plan, each with different land uses. The existing home and
outbuilding on the south side of the property, Parcel 1, is proposed to remain. This house lot
is also proposed for R-8 zoning. Access to the house lot is not shown, but it should be
provided from Lava Falls Drive to the south and not the existing driveway to Meridian Road.
North of the house, a 7,154 square foot USPS sorting center is proposed on Parcel2. There
are two driveways shown to this parcel to Meridian Road. The northern driveway has recently
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
been constructed as part of the Meridian/McMillan intersection improvements. Cross access
is proposed from this parcel to the parcel to the north, Parcel3, but not to the home parcel to
the south (see below for more discussion on access to the site). The USPS building has a
loading dock that faces west and is used to sort mail for distribution in the general vicinity.
On Parcel3, two 12,000 square foot office pads are shown. The buildings are shown next to
Meridian Road, with the parking to the west and south. Access to this parcel is shown from a
proposed right-in/right-out driveway to McMillan Road located at the west property line, and
through the extension of Havasu Falls Drive in Ambercreek Subdivision to the west. There is
also a driveway connection from this parcel to Parcel #3located near Meridian Road.
Access: As noted above several access points are proposed on the concept plan. ACHD and
Planning Staff aze supportive of allowing only one access point to Meridian Road. When the
Meridian Road/McMillan Road intersection improvements were completed recently, a curb
cut driveway was provided in the middle of the site. This driveway should be the only access
to Meridian Road. Except for the access for the irrigation district, no access to McMillan
Road currently e~cists into this site and none should be approved. This site only has about 250
feet of frontage and stafF does not believe an access to McMillan should be allowed.
Regardless of land use, access should be provided to this site via the Havasu Falls Drive and
Lava Falls Drive in Ambercreek Subdivision to the west and south. These stubs were
provided to the property so that direct access to the adjacent arterials would not be necessary.
Staff believes that if this property develops with residential, as envisioned with the
Comprehensive Plan, the additional access points to McMillan Road and Meridian Road
shown by the applicant would not even be proposed. Staff believes there are sufficient means
of access through the stub streets and the one access to Meridian Road that currently exists in
the middle of the property.
All mixed use projects are required to be directly accessible to neighborhoods within the
section by both vehicles and pedestrians, as required in the Comprehensive Plan. ACHD has
made a special recommendation to the City that cross access not only be provided between
Parcels 2 and 3 but also between parcels 1 and 2. Staff will evaluate this in the future with all
future development applications.
Land Use: When the applicant originally contacted staff about constructing the USPS sorting
center on this site, Staff had concerns with the use and its proximity to residential uses. The
Planning Director determined that the proposed use is not appropriate in a residential district
and required the applicant to submit a CPA if they wanted the City to process the request.
The Director has detemiined that the proposed use is more industrial than office or
public/quasi-public and meets the definition of Freight Terminal as freight is brought to the
site by truck and then transferred. The proposed building will be used to sort mail that is
brought to the site by semi into the delivery trucks that go out into the nearby neighborhoods.
Eighty-one parking stalls are proposed. These parking stalls will be used by employees and to
house fleet vehicles that are kept on site when they are not out delivering the mail. Based on
the proximity of the future homes in Ambercreek Subdivision, Staff does not believe that this
industrial-type use is appropriate in this location.
Further, the applicant has requested an L-O zoning district, in which the use (Freight
Terminal) is prohibited. Having a dock facing the residential neighborhood and having
employees and fleet vehicles operate in the early morning hours on this site, does not seem
appropriate. Even if a land use buffer and fencing is constructed, staff does not believe the
USPS building fits into this budding neighborhood. The two office buildings shown on Parcel
3 could work, but staff does not believe that there is a need in North Meridian for more office
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CTl'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
area, and the existing residential designation on the Comprehensive Plan is the best
designation. (NOTE: Staff recognizes that this area of the County is rapidly growing and that
the USPS needs a satellite building to better serve the residents in this area. However, there
are already several other parcels in this general vicinity that could work for the USPS that are
planned for this type of use. For example, staff believes this would be an excellent use in the
Waste Water Treatment Plant area. The City is looking for these types of non-residential uses
as a buffer to the plant. Staff recommends that the applicant pursue other sites that are
planned for non-residential for this development.)
Building Elevations/Floor Pan: The applicant has submitted conceptual buildi.ng elevations
and a floor plan for the proposed USPS building. The building is single story and has a
warehouse look. The building has an overhead door facing west, and very little glazing area
on the four sides. There is no "front" door facing Meridian Road, but there aze man doors on
the sides. The floor plan is mainly a work room where the mail sorting occurs at multiple
stations. There is the platform where freight is offloaded, a bathroom, a mechanical room,
and a storage room. There is one 8' x 15' office in the building. In addition to the use issues
noted above, Staff does not believe that the proposed USPS building will fit in with the
residential character of the azea. Staff believes the proposed elevations do not represent an
office as stated in the narrative and on the concept plan but instead look and feel like and
industrial use and are more appropriate in an area that is not on a highly visible intersection
next to residences. The proposed building elevations are included in Exhibit A.3 of this staff
report. NOTE: Elevations or floor plans for the other tow office buildings have not been
submitted.
Analysis: Staff does not believe that the applicant's proposal is better than what the City has
currently planned for this intersection. Because of the future medium density residential
nature of this area, Staff does not believe that a mixed use - community designation and L-O
zoning designation, with the uses shown on the concept plan, 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 - community or the requested L-
O zoning district.
Because the recommendation is for denial, Staff is not proposing any DA provisions.
However, if the Commission and Council believe that approval is in the best interest of the
City, mitigation measures should be put in place to protect the neighbors from future uses on
this site. Provisions such as requiring a lattd use bufFer along the west and south property
lines, more attractive elevations that have quality construction materials for a11 proposed
buildings, luniting hours of operation, fencing requirements, limiting access and closing the
existing residential driveway, requiring cross access amongst a11 pazcels and extending stub
streets into the site, screening the fleet vehicles, street buffers, sidewalk on McMillan Road,
and other similar provisions.
For the above stated reasons, Staff does not believe that approving the requested CPA and
AZ to change the future land use designation and zoning for this property would be in the
best interest of the City.
b. Staff's Recommendation: 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, and annez the property 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 Elcliibit C of this staff report.
Postal Annex CPA AZ PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF AUGUST 7, 2008
i~i~~1;~:li~~MKy
A. Drawings
1. Vicinity Map
2. Conceptual Site Plan
3. Conceptual Building Elevations and Floor Plan
4. Legal Descriptions and Exhibit Maps
5. Future Land Use Map Depicting Cha.nges
B. Agency and Department Comments
C. Required Findings from the Unified Development Code
Postal Annex CPA AZ PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
A. DIi1W1I1gS
1. Vicinity Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
2: Conceptual Site Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-IE HEARING DATE OF AUGUST 7, 2008
3. Conceptual Building Elevations & Floor Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
4. Legal Descriptions and Exhibit Maps
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80UPIbARY DFS~kiPTION
That ~rtfon af the Northeast Y. oP the NorthBast 14 ot Secl.lnn 3b, Township 4 Nrntti, Range 1
West, Bofse MeNd~an, Ada County, Idaho, and mare pareiadarty d~.scrtbed as tollovax
Co~tmendn8 at i~18 Nor~h V+ Se~tton 36p thrnce ~long Che ~ction Ifne, Socrth 89'Z739' Ea~,
2,391.94 fe~et to the POIWT Of BEClNFttl~tG;
thertte ca-tlm~ing aiong said tine Scnth 89'2T51' East, 240.~ fest, to ti~ Nartheast camer oi
Sectlon 36; .
thence ai~g the secdrn~ UT~e between Sectlora 36 and 31, ~ gtl•Z9'3T W~ 834.83 fee~
thente along ~ Nartheriy Sam~dary of Ambercreek Sut~ivtsion Na9~ Nerth 89'2731' West,
t9Q.00 fe~t;
t4tertce along the f~y Boundary of ~id SubQivlston, Nott1~ 00'Z9'9T East, 834.~ feet te the
PQINT QF BEGINNING.
CoMattdng 5.558 ar,~s, rnme or le~s.
END QF DES~tIPT1~1
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ I~ARING DATE OF AUGUST 7, 2008
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Exhibit A
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
Project: 10-08-049
Date: Juae 1 i. 2~8 `~ O
NORTH PARCEL DESCRlP'TfON
That ~rdon of the Northeast w of the Nartheast 14 ot Se~ 36. ToxmsMp 4 Nortfi, Range 1
West. Bo1se Meridlan, Ada C.ormty~ Ideho, attd ntore parl~ct~la~lq destribed as feLtt~ws:
Ccmmencing at the North ~i Secdon 36i thence along the secHan Uae~ Swrth 89' 2T51' ~ast,
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thence corrtieariflg at~g ~id lirte. Sauth 89'27'5t' East, 290.OD feet to the Narthweat cam~ of
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thence alatg tlx seWon 8fle l~etween Setttang 36 arM 31, South ~'29'37" West. 663.00 fee~
thente Nerth 89'2T31' West, 290.~0 fee~
t~ence North OD'293T EaSt, 6b2.97 feet to the POINT OF BEGR~NMG.
Co~taining 4.414 atres~ mote or le~.
E140 Of D~PTION
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J-U•B ENGINEERS, In~
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Exhibit A
CTfY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
Pro9eft: 10~08~049
Date: J~me,,, zo08 (t-'g
SQUTH PARCfJ. DESCRIPT(ON
That port3cm of the Nnrtheast 34 af U~e Ncrtheast Y. of Section 35, Towrsship 4 NuRh, Range 1
W~t, Bntse Meridian, Ada Camty, Idaho. and more parHculariq described as foUm~s:
Ccmmendrtg at the North */. Seet~an 36; thence along the secdan t~ne. South 89°2T51' East,
2,681.74 feet to the Northwest terfler of ~ion 36; thence al~g ti[e secNon [ir~ between SecNorts 36
artd 31 ~ SflutA Od' 29'3T West, 663.~ feet to the PO(NT OF BEGO~NING;
thence oont6a~g alor~ safd Urte, South QO°29'3T West, 171.83 f~
tl~t~ Narth 89'2T31' West, 29D.d0 fee~
dtente North ~'Z9'3T Ea3t, 9i1.83 feet;
therrce South 89°27'31' East, 2~.~ feet to the POINT OF BEGtt~OdING.
Car~taimng 1.144 av~, more or le~a.
EMD dF DESCRIpTION
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E~chibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
McPA1LLAN
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
5. Future Land Use Map Depicting Changes
Current Designation
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PrirrtDate: July 30th 2008
CMILLAN RD
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Eachibit A
CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
B. Agency and Department Comments
1. PLANNING DEPARTMENT
1.1 The Planning Department is recommending denial of the subject applications.
2. ACHD
Recommendation to the City of Meridian
District staff recommends that the City of Meridian require the applicant provide a cross-access easement
to the residential parcel to the south in the event that it redevelops as a commercial use.
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 futuYe development application.
The District may add additional site spec~c requirements when it reviews a specific Yedevelopment
application.
1. Submit a traffic impact study for the proposed development to District staff as soon as possible.
2. Construct a minimum 5-foot detached concrete sidewalk south of Lemp Canal abutting the site within
an easement provided to the District.
3. Extend the stub of Havasu Falls Drive created with Ambercreek No. 2 into the site, as proposed.
Provide a public tumaround easement at the end of the stub street right-of-way.
4. Construct one curb-return, right-in/right-out only driveway onto McMillan Road, located
approximately 230-feet west of Meridian Road (measured near-edge to near-edge). The driveway shall be
no wider than 36-feet, and paved its full width at least 30-feet into the site.
5. Pave the existing curb-return driveway onto Meridian Road its full width at least 30-feet into the site.
6. Close the existing curb-cut driveway on Meridian Road that is located approximately 740-feet south of
McMillan Road, and replace it with standard curb, gutter, and sidewalk.
7. Other than access specifically approved in this application, direct lot access to McMillan Road and
Meridian Road is prohibited.
8. Comply with all Standard Conditions of Approval.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TE~ 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 otker
elements of the Comprehensive Plan. See sections 8 and 10 above for 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 may not be compatible with
surrounding existing and future residential uses. Further, Staff finds that allowing for non-
residential 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 of the 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 MiJ-C could be consistent with the UDC,
depending on future develop of the site.
e. The amendment will be compatible with e~sting and planned surrounding land uses.
Staff finds that the proposed mix of commercial and residential uses on this site may not be
compatible with surroundi.ng (eJCisting 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 finds that the proposed amendment would not burden existing and planned service
capabilities in this azea of the city.
g. The proposed map amendment (as applicable) provides a logical jugtaposition 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 non-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 TI~ HEARING DATE OF AUGUST 7, 2008
2. Annexation 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 annezation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to annex and zone 5.56 acres to L-O and R-8. Staff finds that the
proposed zoning map amendment to R-8 will comply with the applicable provisions of the
Comprehensive Plan but the request L-O does not. However, if the CPA request is approved
to a Mixed Use - Community designation, both zoning districts would comply with the
Comprehensive Plan Map. Please see Comprehensive Plan Policies and Goals, Section 8, of
the Staff Report for more information.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff fmds that the proposed uses would be permitted uses within the requested L-O and R-8
districts. However, Staff does not recommend approval of the subject annexation request.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment may be detrimental to the public health,
safety, and/or welfaze. Staff does not believe that the proposed mail sorting center is
appropriate in this area and will be a detriment to the neighborhood. Staff recommends that
the Commission and Council rely on any oral or written testimony that may be provided
when determining this findi.ng.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to tlus site.
Exhibit C- 2