HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER' 18~ 7~Q0
STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
September 18, 200$
Planning & Zoning Commission
Bill Parsons, Associate City Planner
(208) 884-5533
Ten Mile Area Plan
• CPA-08-010
Comprehensive Plan Text Amendment to revise the Street Sections Map of
the Ten Mile Interchange Specific Area Plan.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Meridian Planning Department, is requesting approval of a Comprehensive Plan Text
Amendment to revise the Street Sections Map of the Ten Mile Interchange Specific Area Plan. This
rnap was adopted as part of the Ten Mile Interchange Specific Area Plan in 2007. The purpose of the
map is to outline a roadway network that would complement future land uses in achieving the desired
character in the area and clearly identify the design of the roadway for the public, the development
community and ACRD in the future. The subject area (streets) included in the text amendment are:
Black Cat Road from the railroad tracks to T-R4; Franklin Road between McDermott Road and Linder
Road; Ten Mile Raad between the railroad tracks and Franklin Road and Ten Mile Road from I-84 to
Overland Road; all within the Ten Mile Interchange Specific Area.
2. SUNIlVIARY RECOMMENDATION
By City Ordinance, the Planning & Zoning Commission makes a recornrnendation to the City
Council on the CPA application. Below, Staff has provided a detailed analysis of the requested CPA
application. Staff recommends approval of CPA-0$-010 fvr Ten Mile Area Plan, a~ presented in
the Staff Report for the hearing date of September 18, 2008, based on the Findings of Fact listed
in F.xhihit C.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Number CPA-08-010 as presented in the staff report for the hearing date of
September 18, 2008, with the following comments: (Add any proposed comments.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Nutnher CPA-OR-010 as presented during the hearing on September 1$,
2008, for the fallowing reasons: (State specific reasons for denial of the subject CPA application.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number
CPA-08-010 to the hearing date of (insert continued hearing date here) for the following
reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION
a. Site Address/Location:
E IDIAN
Ten Mile Area Plan CPA-08-010 PAGE ]
CITY OP MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER I8, 2008
The subject area (streets) included in the text amendment are: Black Cat Road from the railroad
tracks to I-84; Franklin Road between McDermott Road and Linder Road; Ten Mile Road
between the railroad tracks and Franklin Road azxd Ten Mile Road from I-84 to Overland Road -
al1 within the Ten Mile Interchange Specific Area.
b. Applicant:
City of Meridian Planning Department
660 E Watez'tower Street, Suite 102
Meridian, Idaho 83642
Applicant's Statement/Justification (reference submittal material): "The Ten Mile Interchange
Specific Area Plan was adopted by City Council on June 19, 2007. In addition to refining future
land uses in the vicinity of the Ten Mile Interchange, the Plan also outlines a roadway network
that will complement future land uses in achieving the desired character for the area. The Plan
inchides a "Street Section Ma.p" (nn page 3-22) that proposes conceptual street sections for
roadways throughout the area. Each roadway section type ("A" through "E") is illustrated on
pages 3-20 and 3-21 of the Plan." See applicant's narrative for more infarmution.
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: September 1, and September 15, 2008
c. Radius notices mailed to properties within 3UU feet on: August 22, 2008
6. LAND USE
a. Existing Land Use(s): Rural residential properties, agricultural land and some smaller
commercial and industrial uses.
b. Description of Character of Surrounding Area: Mostly rural residential properties and
agricultural land, with a few urban residential subdivisions on the outskirts of the project
boundary.
d. History of Previous Actions: In 2007 the City Council approved the Ten Mile Interchange
Specific Area Plan for this area. As part of that approval the street section map was adopted
with that document.
e. Existing Constraints and Opportunities:
1. Vegetation: There are numerous existing trees on the subject properties that sh~ul.d
either be preserved or mitigated for at the time of development.
2. Flood plain: None of the subject properties lie within the floodway; however, some
properties that are adjacent to Ten Mile Creek are within flood zone A.
3. Canals/Ditches Irrigation: The Ridenbaugh Canal, Ten Mile Creek, Perkins Drain,
Rosenlof Drain, Purdham Drain, Marvin Canal, Kennedy Lateral, all course through
this area. There are also several smaller irrigation/drainage ditches in this area.
4. Hazards: Staff is not aware of any potential hazards within the project boundary.
5. Proposed Zoning: No annexation or zoning is proposed with this application.
6. Size of Property: 2,800 acres -~/-
Ten Mile Area Plan CPA-l)8-UlU PAGE 2
CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
7. COMMENTS MEETING
On August 29, 2008, Planning Staff held an agency comments meeting. The agencies and
departments present include: Meridian Fire Department, Meridian Public Works Department,
Meridian Police Department and Sanitary Service Company. Staff has included all comments and
recommended actions in the attached Exhibit B.
8. COMPREHENSXVE PLAN ANALYSIS
The Ten Mile Interchange Specific Area Plan was adopted in 2007. The plan classifies future land
uses in the vicinity of the Ten Mile Interchange and outlines a roadway network that will complement
future land uses by achieving a desired character in this area. The Plan includes a Street Section Map
that proposes conceptual street sections for roadways throughout the area. The purpose of the neap is
to outline a roadway network that clearly identifies the design of the roadway for the public, the
development. community and ACRD in the future. Staff believes the proposed changes to the Street
Section map are consistent with the comprehensive plan.
Staff fmds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive
Plan to be applicable to these applications (staff analysis is in italics below policy):
• Chapter VI, Goal II, Objective A, Action 10 (page 85) - Identify a City liaison to: Encourage and
promote the development of an interchange at the Intersection of Ten Mile Road and I-84 by the
Idaho Department of Transportation.
The proposed plan specifically addresses the Ten Mile Interchange and its impact on the
surrounding properties. The Planning Department has worked closely with ITD and other
effected agencies and stake holders to create a plan that supports the Ten Mile Interchange and
enhances the future development in this area.
• Chapter VI, Goal II, Objective B, Action 1 (page 86) - Expedite future north/south crossings and
interchange over I-84 (Locust Grove and Linder Overpasses, Ten Mile interchange).
The Ten Mile interchange is scheduled, for construction in 2009.
Chapter VII, Goal N, Objective D, Action 8 (page 114) -Coordinate with ITD, COMPASS,
and other agencies to determine future infrastructure plans, transportation corridors, highway
alignments, etc. and [allow only compatible adjacent land uses and appropriate timelines for
development.
The subject CPA is not proposing to change the road network/layout in this area.
Chapter V, Goal III, Objective B, Action 1 (page 41) -Draft appropriate community design
ordinances.
The proposed Ten Mile Interchange Plan includes very specific design guidelines that will help
to enhance the quality of development on in this very visible part of the city. These design
guidelines and designated street sections will help developers know very specific details of the
type of development that the city expects in this area.
• Chapter V, Goal III, Objective B, Action 7 (page 41) -Promote the design of attractive
roadway entry areas throughout Meridian that will clearly identify the community.
Ten Male Area Plan CPA-U8-U1 U PAGE 3
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
Beyond building design guidelines the Ten Mile Area Plan also incorporates specific guidelines
for transportation corridors.
Chapter VII, Goal I, Objective A, (page 109) -Plan for periodic review, monitoring, and
updating of land uses within the Impact Area and the Urban Service Planning Area.
One of the main reasons far creating th.e Ten. Mile Area Plan was to update and enhance the
future land use plan for this area. The Ten Mile Area Plan further defines this mixed use
designation by proposing more specific land uses that focus on employment, retail, commercial,
housing, and various other uses. Each of these uses is specifically outlined to provide a variety
of all uses within this area.
Chapter VII, Goal II, (page 111) -Serve the Treasure Valley as a regional industrial,
commercial, and retail distribution hub.
With the addition of the Ten Mile interchange the city will be in a position to enhance the
employment and business opportunities in this area. The Ten Mile Area Plan should act as an
essential tool to make that happen.
Staff recommends that the Commission rely an any verbal or written testimony that may be provided at
the public hearing when determining if the applicant's CPA request is appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
The Ten Mile Interchange Specific Area Plan is to serve as a guide for future development within this
area of Meridian. As development is proposed for this area, staff will ensure full compliance with the
UDC and design criteria set forth in the TMISAP.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
COMPREHENSIVE PLAN AMENDMENT: The Ten Mile Interchange Specific Area Plan
(TMISAP) is adopted by reference in the Comprehensive Plan. The Planning Department is
proposing to amend the current Street Section Map approved with the Ten Mile Interchange Specific
Area Plan. The text that describes the roadway sections are not subject to change; only the map
(certain roadways are proposed for designation). The Street Secliun Map proposes conceptual street
sections for classified arterial and collector roadways within the area plan (A-B designations for
arterial .streets and C-E designations for collector streets).
The TMISAP map as adopted in the Comprehensive Flan does not propose street sections for most
arterial roadways in the study area except for Ten Mile Road immediately north and south of I-84.
Ten Mile Raad is currently designated as Street Section A on the TMISAP map. The portion of Ten
Mile Road, south of Franklin Road and north of T-84, is to remain as adopted (Street Section A) and is
slated far construction with the Ten Mile Interchange project. The remainder of Ten Mile Road,
Franklin Road from McDermott Road to Linder Road and Black Cat Road from the railroad tracks to
I-84 are proposed to be designated as Street Section l3 (see change 1 in Exhibit A2). This is intended
to provide clarity to the public; the development community and ACHD about what the City
envisions for this area in the future.
Ten Mile Area Plan CPA-08-010 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
The second change requested is to remove the street designation from Lamont Road on the Street
Section Map area (see change 2 in Exhibit A2). The adapted map designates Lamont Road between
Black Cat Road and Ten Mile Road as Street Section D. This area along Lamont Road west of Ten
Mile Road was removed from the TMISAP study area prior to adoption. The adjustment was to
avoid overlap between the South Meridian Planning Area and the TMISAP. Future land uses in the
adopted South Meridian CPA for this area are Low Density Residential (on both sides of Lamont
Road extending one half mile west from Ten Mile Road) and Future Planning & Referral Area (on
bath sides of Lamont Road extending one half mile east from Black Cat Road). Since existing land
use patterns along Lamont Road are low density residential, and because the City does not anticipate
a major change of character in the area in the near future some of the roadway elczzzezils pruposea i_n
Street designation D are not necessary (i.e. on-street and parallel parking).
The final change proposed will add a note to the map stating that "medians are not necessary on this
roadway section." (see change 3 in Exhibit AZ). This exception applies to Franklin Road from
McDermott Road to Slack Cat Road. The adopted future land uses along this section of Franklin
Road are Industrial, Mixed Employment, and Low Density Employment. These uses are likely to
generate substantially more truck traffic and typically do not have the same pedestrian nrientati~n or
retail focus as other land uses in the study area. Irz addition, the future State Highway 16 extension
indicates that an interchange will be designed at Franklin Road. This also makes wide, landscaped
medians as proposed in Street Section B less desirable because pedestrian activity near the
interchange will likely be minimal, and ITD will not allow direct access to Franklin Road for a
standard minimum distarice from the interchange.
For the above stated reasons, staff is supportive of the proposed changes to the TMISAP Street
Section Map as proposed.
b. Staff's Recommendation: Staff recommends approval of CPA-08-010 for Ten Mile Area Plan,
as presented in the Staff Report for the hearing date of September 18, 2008, based on the
Findings of Fact listed in Exhibit C.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Ten Mile Street Section Map (Adopted Map and Proposed Changes to Street Sectian Map)
B. Other Agency and Department Comments
C. Required Findings frarn the Unified Development Code
Ten Mile Area Plan C:YA-08-010 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE 4F SEPTEMBER 18, 2008
A. Drawings
t . Vicinity Map
Ten Mile Interchange Specific Area I
Fntw+e Land Use
~ ~N Frnployme-~ (~~) o ~ ~v aaida~ {HDa}
k ~, - A6ced Ernplay~rMer~t ~ Mlediun I~i~ Dente FOesiit~ (A~~1
I( ~,4,. r]~,saY En~k~aerrc (~.oE) ~rlediun oeas+ty~ ~rderdar fmDa~)
;~-~_ : ;k :; 4idushi~l tip _ ~"' ~~
- t~/e cer~er tlCp - green s ~,d Pa1~ t.and ~wvaca
~ ,_ ~ use c (MUCp ~ mac `cngcl
named ~ ~ chap ca~~ne sac tip
~.~~....
~ r~rid~t armor caeer:A.R
_ ~ ~voerlal ..,.~ Pae~na~ Fedor Ex~Nan
C7
~ ~- r
~L.
~--~~:'
(~E D~.
Adoptell Jane 19, 20U7
pMeta+~ d leg Mwtirm Fig Depa~ ~ U.25 0.5 1
Wiz: a~aro~ Macs
Exhibit A - 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEER 1 S, 2008
2.
Adopted Map
~''
~...
~.
.,~-
r ~ ~ ~- .
~,,.. ...
~.
~~
--==~:w~
~ ~: _
_ __
'~+
_.
.. ~ !}
Y •SnnFl
.> t~„.,...~ mrvM. r~a~,a.. ~ iw~ ran
..r •.~gMHtstl
p ... ~...... ..,.
...r .............. we,~n. -..,.-n,M.
~Irdw ~eml rrs~ry an ~K ~wo-b MCIC~. ~~
Ten Mile Street Section Map
IJxhibit A - 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
B. Other Agency and Department Comments
1. ADA COUNTY ffiGHWAY DISTRICT
,t+A~` ~~'~,,
~•ia•w>~ed~o ~Mtios~
September 8, 2008
Mathew Ellsworth
City of Meridian
33 E. Idaho Ave.
Meridian, ID 83642
RB: CPA 08-010--'fen Mile Area Plan Street Section Modificadans
.Dear Mr. Ellsworih,
Carol A. Mld(ee, Presldard
Sherry fC Huber, 1St Vke Pre~dei4
Davy Blvc+rs, 2nd Vice Presldmt
3bht15. Franden, Caner
Rebecca W, Arnold, COnYnr~IdlBf
The Ada County Nighway District would like to offer the following comments with regards W the above
mentioned application. Please forward thrAse comments to any effected department within the city and
itaclude these comments in the pcgject file for this application.
ACHD has na objection tea the proposal to designate street cec:tions nn arteria3 raad.wsys within
the Ten Mile Specific Area Plan. The proposed street sections appear to be consitttent with the
typoingies that have been discussed for this area through the TL1P process. ACRD would like to
emphasize that any street sections designated at the pltutnittg level (prior to any concept study ar
preliminary design} should be considered conceptual in nature. As such, designations of lane
widths and other specific details catu~t be guaranteed. As developments.and other pmjects.occur
in this area these details will be discussed tluough a cooperative process that includes all affected
parties. ACHD is cottunitted to wvt'ltxttg with City of Meridian to achieve the goals the city has
set forth .in the Ten Mile Specific Area Ptan.
2. ACHD is supportive of removing street designations on toailways that fall outside of the Ten
Milo Specific Area Platt. Strcet typologies arc being developed through the TLIP process that
can be used for streets outside of the Ten Mile area-
3. ACHD would support the proposed exception io not require medians along Franklin Rvad
between Black Cat Road attd McDermott Road, unless the medians arc required in the .fithtre by
ACRD for safety purposes due tv traffic volumes or are need®d Cnr access control.
Please feel free to contact Justin Lucas at 387-61 S7 with any questions regarding these comments.
'Thaolc you.
Sitteerel
- ~
Justin L
Seciior Transportation Platuter, ACHD
Azle dounlY Y Dlmtrld • 3775 Adams • Barden _ _.-....._.
CI[y, tD • 83714 • PM 208 387{100 • F7( 345.7650 • rrvvw.arhd.ada~id-us
Exhibit B - 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
G. Required Findings from the Unified Development Code
1. Comprehensive Plan Auiandment 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 amendment is consistent with the other elczuczzts of the
Comprehensive plan (See Section 8 above).
b. The proposed amendment provides an improved guide to future growth and
development of the city.
Staff finds that the proposed amendment provides an improved guide to future growth and
development of the city.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
Staff finds that the proposed amendment is internally consistent with the Goals, Objectives,
and Policies of the Comprehensive Plan (See Section 8 above).
d. The proposed amendment is consistent with the Unified Development Code.
Staff finds that the proposed amendment is not inconsistent with the Unified Development
Code. Staff will ensure full compliance with the UDC and design criteria set forth in the
TMISAP with future develapment proposals.
e. The amendment will be compatible with existing and planned surrounding land uses.
Staff finds that the proposed amendment will be compatible with existing and planned land
uses for the area, and is consistent with the remainder of the Ten Mile Interchange Specific
Area Plan.
f. The proposed anraendment 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 sufficiently mitigates the impact of future
designed roadways an existing/future residential and non-residential uses that are within the
TMISAP boundaries.
h. The proposed amendment is in the best interest of the City of Meridian.
Staff finds that the proposed amendment is in the best interest of the City.
Exhibit C - 1 -