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HomeMy WebLinkAboutBiskay RecsCTTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 STAFF REPORT Hearing Date: September 23, 2008 TO: Mayor and City Council FROM: Bill Parsons, Associate City Planner (208) 884-5533 SUBJECT: Biskay • CPA-08-009 E IDIAN~-- IDAHO Comprehensive Plan Map Amendment to change the land use designation on approximately 9 acres of land from Medium Density residential to High Density Residential, by Greg Johnson 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Greg Johnson, is requesting approval to amend the Comprehensive Plan Future Land Use Map (CPA) to change the land use designation on approximately 9 acres of land from Medium Density Residential to High Density Residential. The total acreage owned by the applicant is approximately 52 acres. At this time, no additional development applications (AZ, CUP, etc.) were submitted with the CPA because the site is not contiguous to the City limits. However, the applicant has provided a conceptual site plan that illustrates how the site may develop with a mix of residential uses in the future. The subject site is located on the south side of Harris Street; 1/4 of a mile west of S. Meridian Road and north of W. Amity Road in Section 25, T3N, Rl W. The property is within the City's Area of Impact and Urban Service Planning Area. 2. SUMMARY RECOMMENDATION Staff has provided a detailed analysis of the requested CPA application below. After cazeful review, Staff has determined that allowing a "High Density Residential" Map designation on the subject property would not be in the best interest of the City at this time based on the surrounding densities in the azea. In addition, the comprehensive plan has identified this azea for a future 40-50 acre regional pazk site. Staff is recommending denial of the CPA application per the Analysis in Section 8 and 10 and the Findings listed in Exhibit C of this staff report. Per Idaho State Code, Title 67, Chapter 6S, the Commission may recommend amendments to the land use map component of the Comprehensive Plan to the governing board only once every six (6) months. The Commission should note that there are several other Comprehensive Plan Map Amendments (9 total), also scheduled be heard on August 7, 2008. Staff anticipates that additional time may be necessary to make it through all of the CPA applications. Therefore, if the Commission is inclined to make a favorable recommendation of the subject CPA application, Staff is recommending that this application be continued to the hearing date of August 14, 2008, in hopes that favorable recommendations on all the CPA applications can occur at that one time. The Meridian Planning & ZOriIIIg Commission heard this item on August 7 and August 14. 2008. At the August 14, 2008 hearing. the Commission moved to recommend denial of the subiect CPA request. a. Summary of Commission Public Hearing: i. In favor: Becky McKay (Applicant's Representative), Jason O'Very ii. In opposition: None iii. Commenting• None iv. Written testimony: The Parks Department has submitted a memo (see Exhibit B. 2) Biskay CPA-08-009 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 v. Staff presenting application: Bill Parsons vi. Other staff commenting on application: None b. Kev Issue(s) of Discussion by Commission: i. The park site proposed with the subiect CPA. ii. The need for high density residential in the area. iii. The Planning and ZOnlllg Commission denied the subiect CPA based on the designation of high density residential is inappropriate in the area and the proposed mined use- regional proiect to the east of this site would create an appropriate transition to the currently designated medium density residential. c. Kev Commission Change(s) to Staff Recommendation: i. None d. Outstanding Issue(s) for City Council: i. The comprehensive plan has identified a potential park site located in the general vicinity. The Parks Plan has classified the park site fora 30 acre community park and the appliCSIIt is propOSlIIg a 3.5 acre neighborhood park depicted In the northwest corner of the submitted concept plan. Staff has attached the Parks Department comments regarding the park site proposed for the area. ii. The Council should determine if high density residential is an appropriate land use for the property. 3. PROPOSED MOTION Denial I move to deny File Number CPA-08-009, as presented in the staff report for the hearing date of September 23, 2008, for the following reasons. (you should state specific reasons for denial.) Continuance I move to continue File Number CPA-08-009, to the hearing date of, for the following reason(s): (1) You should state other specific reason(s) for continuance, if appropriate. Approval I move to approve File Number CPA-08-009, as presented during the hearing on September 23, 2008 (please state specific reasons for approval) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: South of Harris Street, '/a of a mile west of S. Meridian Road and north of W. Amity Road (S1225418957) Southeast % of Section 25, Township 3 North, Range 1 West b. Owner: Greg Johnson P.O. Box 344 Meridian, Idaho 83680 c. Applicant: Same as Owner d. Representative: Becky McKay, Engineering Solutions, LLP Biskay CPA-08-009 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 1029 N. Rosario Street, Suite 100 Meridian, Idaho 83642 e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Designation: Medium Density Residential g. Applicant's Statement/Justification (reference submittal material): "The applicant hereby applies for CPA to change a portion of his property lying north of the Pacific Northwest Pipeline Corporation easement from Medium Density Residential to High Density Residential. Designation o this property as High Density Residential will allow the developer to propose and construct multi-family development adjacent to W. Hams Street and a proposed multi-use pathway over the pipeline easement. Multi-family housing will provide a buffer between the proposed retail uses on the Hawkins property that is more suitable than single-family residential." See applicant's narrative for more information. 5. PROCESS FACTS a. The subject application will in fact constitute a Comprehensive Plan Amendment as determined by City Ordinance. By reason of the provisions of the Unified Development Code, Title 11, Chapter 5, a public hearing is required before the Commission and City Council on this matter. b. Newspaper notifications published on: July 21, 2008, and August 4, 2008 (Planning and Zoning Commission); September 1 and September 15.2008 (City Council) c. Radius notices mailed to properties within 300 feet on: July 14, 2008 (Planning and Zoning Commission); AuQUSt 29, 2008 (City Council) d. The Public Service Announcement was broadcast faxed on: July 11, and August 4, 2008 (Planning and Zoning Commission); September 12, 2008 (City Council) e. Applicant posted notice on site by: July 26, 2008 (Planning and Zoning Commission); September 13, 2008 (City Council) 6. LAND USE a. Existing Land Use(s): The site is currently vacant agricultural land. b. Description of Character of Surrounding Area: Undeveloped agricultural land. c. Adjacent Land Use and Zoning 1. North: Agricultural land; zoned RUT (Ada County) 2. East: Agricultural land (proposed mixed-use development); zoned RUT (Ada County) 3. South: Agricultural land; zoned RUT (Ada County) 4. West: Agricultural land; zoned RUT (Ada County) d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: Meridian Rd and Victory Road. Location of water: Meridian Rd and Victory Road 2. Vegetation: NA Biskay CPA-08-009 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 3. Flood plain: This property is not within the floodway or floodplain. 4. Canals/Ditches Irrigation: Sundall Lateral 5. Hazards: A 75-foot easement for the Pacific Northwest Pipeline Corporation transverses the property. 6. Proposed Zoning: N/A 7. Proposed Comprehensive Plan Future Land Use Map Designation: High Density Residential 8. Size of Property: Approximately 52 acres of contiguous ownership; however the CPA encompasses only approximately 9 acres. f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): On the submitted conceptual site plan, the applicant is proposing to extend Harris Street (a collector street) which will provide connectivity to Meridian Road. Further, another collector street is proposed along the eastern boundary of the property that will provide the means for access into any future development on this site and the property east of this site. 7. COMMENTS MEETING On July 18, 2008, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Public Works Department, Idaho Department of Transportation and Sanitary Service Company. Staff has included all comments and recommended actions in the attached Exhibit B. However, as no new development is proposed, the meeting was for informational purposes only; only the Fire Department submitted comments. 8. COMPREHENSIVE PLAN CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS: This property is currently designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. The applicant is requesting a map amendment to "High Density Residential" for a portion of the subject property. The requested High Density Residential designation is meant to provide for the development ofmulti-family homes in areas where urban services aze provided. Residential densities may exceed eight dwelling units per acre. This residential development might include duplexes, apartment buildings, town homes and other multi-unit structures. Other uses within the development maybe considered under a planned development permit process. A desirable project would consider the placement of parking azeas, fences, berms and other landscaping features to serve as buffers between neighboring uses. Staffhas reviewed the subject CPA application and offers the analysis and recommendations contained herein for the Commission and Council's consideration. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the future development proposed for the site (staff analysis in italics below policy): • Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) • The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACfID). This service will not change. • The subject lands are currently serviced by the Meridian School District #2. This service will not change. • The subject lands are currently serviced by the Meridian Library District. This service will not change. Biskay CPA-08-009 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. When annexed, the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Off ce. When annexed, the lands will be serviced by the Meridian Police Department (MPD). The subject site can be serviced by the City of Meridian's sanitary sewer and water system. Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. • Chapter VII, Goal IV, Objective C, Action 1: Protect existing residential properties from incompatible land use development on adjacent parcels. Currently the site is surrounded by undeveloped agricultural land. The applicant is proposing to transition from the high density residential to medium density residential shown on the submitted concept plan. Staff believes of the proposed development sign~cantly differs than what currently exists in the area. • Chapter VI, Goal III, Objective A, Action 8: Identify future park sites from information in Comprehensive Parks and Recreation System Plan. The comprehensive plan depicts a potential park site on this property. The Parks Department has informed staff via e-mail a 40-SO acre regional park is proposed to be developed in this area. On the conceptual site plan the applicant has provided a 3.5 acre neighborhood park and a 2. S acre greenbelt along the 75 foot gas pipeline easement that transverses the property. Total open space proposed for the site is approximately 6 acres. At a minimum the Parks Department is requiring a minimum of a 25-30 acre community park. Community Parks are intended to serve the local needs as well as facility needs for sports fields and other structured activities. Because of their size, the acquisition of the Community Park land should occur far in advance of its needs. Furthermore, a community park should be constructed when the area it reaches about SO percent (measured by either acreage developed or population accommodated). Because this site area is not currently developed staff believes this is the ideal time to acquire a portion of land for future park site. The applicant should coordinate with the Parks Department to determine the appropriate acreage to donate towards the future park site • Chapter VI, Goal II, Objective A, Action 6: Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. The surrounding land use is primarily rural residential and agricultural land. As mentioned earlier, the property east of this site is proposing a mixed use development. The applicant has provided vehicular and pedestrian connectivity to the mixed use development. In addition the applicant has stubbed to the parcel south of this site. Furthermore, staff believes an additional street should be stubbed to the western parcel for future connectivity. • Chapter VI, Goal II, Objective A, Action 5: Require pedestrian access connectors in all new Biskay CPA-OS-009 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system. On the submitted concept plan, the applicant shows a 2.5 area greenbelt with a10-foot multi- usepathway which complies with the City's Master Pathway Plan. Staff recommends that the Commission rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's CPA request is appropriate for this property. STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS Idaho's counties and cities aze required by law, Idaho Code 67-6508, to prepaze, implement, review, and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements which must be addressed in the plan aze listed in the Code. It is the detailed ordinances that then spell out how these policies are to be achieved. The order in which the following policies are presented implies no order or priority. a. Community Design The purpose of this element is to ensure a pattern of planned growth resulting in orderly and attractive developments within the City of Meridian. If approved, all future construction on the subject site will require approval of a Conditional Use Permit and Certificates of Zoning Compliance prior to construction of amulti-family development. Staff will ensure that future development on this site will comply with any and all applicable design and landscaping standazds, 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 aze currently available for the developer to bring to the subject site. c. Housing The City of Meridian is changed with ensuring adequate and attractive living environment which meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. On the submitted concept plan, the applicant has shown a variety of housing types. If this site develops as shown, Staff believes the proposed housing types would meet the needs of City residents. d. Economic Development Meridian's economic base has been gradually shifting over the last 20 yeazs from afarming-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 adjust the provision of commercial lands in order to gradually broaden economic opportunity throughout the City. The applicant is not proposing commercial uses with this CPA. Therefore, this section is not applicable. e. Public Services, Facilities, and Utilities The property involved in this request has access to existing public facilities and services. f. School Facilities and Student Transportation Bislcay CPA-08-009 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 The purpose of this element is to direct new residential development to areas with adequate school facilities and student transportation. West of this site, the Comprehensive Plan has indicated a potential school. However, the azea is underdeveloped and does not require additional school facilities at this time. g. Transportation The purpose of this element is to promote an efficient and safe transportation system within the City. Staff believes the proposed plan amendment will not negatively impact transportation within the City of Meridian. If developed the applicant will have to extend Harris Street through the development and stub for future connectivity. In addition, the applicant is also proposing a collector street along the eastern boundary to connect the proposed mixed use project and this site. h. Natural Resources The purpose of this element is to promote conservation of azeas of natural significance, where appropriate. Staff does not believe that future residential development of this property will significantly pollute or degrade the natural environment. i. Special Areas The subject amendment does not directly impact any lands zoned for open spaces, natural resources, or scenic azeas, nor does the pazcel contain any known significant natural resources. The Comprehensive Plan has identified this azea for a future park. After speaking with the Parks Department, staff has been informed a 40-50 acre regional park is proposed in this azea of Meridian. At the very least the Pazks Department is expecting a 25-30 acre community pazk. Therefore, staff believes the proposed concept plan is not feasible as not enough property is set aside to develop the future pazk. j. Hazardous Areas The purpose of this element is to ensure regulation of development in hazazdous areas, such as floodplains, unstable slopes, etc. There is a several gas lines within a 75-foot easement that transverses this property. Prior to development of this site, the applicant should comply with the applicable requirements of the agencies that governing this particulaz easement. k. Recreation Recreation resources within Meridian include 15 City pazks totaling approximately 180 acres. The City is in process of developing new park facilities. The City also maintains several pathways. This site is designated for recreational purposes. The Pazks plan and the pathways plan indicate a future pazk site and amulti-use pathway for this site. 1. Land Use The policies of this element aze presented in the Comprehensive Plan Land Use Map. The Map is a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map has been prepared to identify suitable azeas for future residential, commercial, and industrial development. The Map is designed to be a projection of growth patterns for the City. Therefore, the Map is to be used as a guide for decisions regarding request for land use changes. The comprehensive plan has this area designated medium density residential. The applicant is requesting the most intense residential land use allowed in the City. Currently the surrounding area is underdeveloped agricultural land and does not support the future density the applicant is requesting. However, this site is adjacent to the mixed use project proposed for the corner of Amity and Meridian Road. If Council approves the mixed use project, staff believes the proposed land use change is viable in the area and would provide a transitional zone for future residential Biskay CPA-O8-009 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 development in the azea. However, staff is recommending denial of the adjacent annexation request because it is too intense. It is important note the other concern with the subject land use change is the requirements the Parks has for additional land for the future regional park in the area. m. Implementation The City provides the necessary staff and facilities to administer and enforce the policies and goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the Comprehensive Plan and its policies, under the direction and supervision of the Meridian City Council. The Planning & Zoning Commission is also authorized by the Council to review, approve and make recommendations on proposals affecting the public's interest in land use. n. Property Rights The purpose of this element is to ensure that the land use policies, restrictions, conditions, and fees do not unconstitutionally violate private property rights, and establish a consistent review process that enable the city to ensure that any proposed actions will not result in an unconstitutional taking of private property without due process of law. Staff believes that the Comprehensive Plan Land Use Map change would not unconstitutionally deprive the property owner of economically viable uses of the subject property, as the request was initiated by said owner, Greg Johnson. 9. UNIFIED DEVELOPMENT CODE No additional development applications have been submitted concurrently with this application. If the CPA application is approved and the Comprehensive Plan Future Land Use Map designation is amended to High Density Residential, the applicant would be eligible to annex and zone the subject land to an R-40 zoning district. a. Zoning Schedule of Use Control: UDC 11-2B-2 lists uses that aze principal permitted (P), accessory (A), and conditional (C) or prohibited (-) uses within the proposed R-0~0 zoning district. Future multi-family developments will be subject to conditional use approval. (See UDC Table 11-2B-2 for a complete list of allowed uses in the C-G zone.) 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation COMPREHENSIVE PLAN AMENDMENT The applicant is proposing to amend the current Comprehensive Plan Future Land Use Map designation for approximately 9 acres from "Medium Density Residential" to "High Density Residential." It is important to note the applicant has a conceptual site for how the site may develop however, specific details in relation to density and the numbers of units were not provided with this application. Staff has analyzed the concept plan below. The subject site is currently not contiguous with the City limits. However; the mixed use development proposed at the corner of Amity Road and Meridian Road, if approved, would provide an annexation path for this pazcel. Staff believes the density proposed with this application is not consistent with the surrounding properties in the area. If Council approves the mixed use project adjacent to this site though, staff fmds the densities proposed would provide a nice transition between uses proposed for this azea of the City. Conceptual Site Plan: The applicant has submitted a conceptual site plan showing how the site may develop in the future with a mix of residential uses that will transition from high density multi-family Biskay CPA-08-009 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 residential to single family detached homes. Future CUP approval will be required prior to developing the site as amulti-family development. Meridian Pathways Master Plan: The City's pathway plan has identified this site as a potential to extend the pathways network. On the submitted concept plan the applicant is proposing greenbelt area with a 10-foot multi-use pathway that transverses through the proposed development. Staff finds the applicant generally complies with this requirement. Further, the applicant should coordinate with the appropriate gas companies regarding development within the 75-foot easement. Comprehensive Parks and Recreation System Plan: The comprehensive plan has identified a potential park site proposed for this azea. The Meridian Pazks Department has indicated to staff, the park site indicated on the comprehensive plan is slated fora 40-50 acre regional pazk. At the very least, the Pazks Department wants a 25-30 Community Pazk and indicated to staff the 3.5 acre proposed pazk site is not a lazge enough contribution to the future park planned for that area. Based on this information, staff believes the applicant should coordinate with the Parks Department before proceeding with any development on this site. Access: On the submitted conceptual site plan, the applicant is proposing to extend Hams Street (a collector street) which will provide connectivity to Meridian Road. Further, another collector street is proposed along the eastern boundary of the property that will provide the means for access into any future development on this site and the future mixed use development east of this site. Staff is supportive of conceptual access for the development; however since no other applications have been submitted with the CPA request, the proposed access points aze for reference only until annexation is requested and both this and the adjacent mixed use site can be analyzed. b. Staffs Recommendation: Staff is not in support of the CPA application as proposed by the applicant. Staff is recommending denial of the applicant's request to amend the Comprehensive Plan Future Land Use Map to a High Density Residential land use designation for a portion of the subject property as presented in the staff report for the hearing date of August 7, 2008. This recommendation is based on the Analysis in Section 8 and 10 and the Findings of Fact as listed in Exhibit C of this staff report. The Meridian Planning & ZO111IIg Commission heard this item on August 7 and August 14.2008. At the August 14.2008 hearing. the Commission moved to recommend denial of the subiect CPA request. 11. EDITS A. Drawings 1. Vicinity Map 2. Future Land Use Maps 3. Conceptual site Plan B. Other Agency and Department Comments C. Required Findings from the Unified Development Code Biskay CPA-08-009 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 A. Drawings 1. Vicixrity Map __~ ICT - ~~tLGiDRY R - R 1 ,- ti - - ~~ /`~ °' R-S ~~~`~-~i'_r ~'~~ \' '~ ~ UT d' ~ i~ E RUMP L LN I - RUT i AMITY RD ~ _ E AMITY RD C2 Exhibit A- 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 2. Future Land Use Maps Exhibit A- 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 - a ~ i _) ~Rptita~'- ' `' l ' ~~~'~~'~~~.3vq~ rani yp i ,_ii t ~. ~ ~' r.,,,.~,I _ I ~ + ~,~ . ~ o~ ~ ~~ . ~~ ~ `~q,~ r k -. i i" +~ ~~___L _ I i ~,~ ~~ r -- r, i ~ ~' ~~~ r`~""nY' ~ ~ ~~ .._. _ I- I ~ i` ~~a ~ '~_,~' ~~ _ I 'fit "w'~'' - _~4 ~ ' > ~ i ~' ' _ -iii. .: ~,,~r"'--~-~-N&(~9'-~ ~ rF7U~~ 'L _ ~. ' s ~l'lV O~h~CJ'11~1811 ~ .,,~ ~' h~gTC I .II11tI L IRC A~S~1 ~,, I" ~' °, ', ~ '" ~' ~ •. h ., ,. ~ ~ ' is S~ Yf@ ® @S ~ ~ ,g;` -~ ~tl.2V.V ~ i m,.., i , Gfi[D _.. ,~ std"~! i 1~~ ~~ ~i=. Ha" C:rt.ti Ra:co 76i1 ~ I i F $~ . ~ ~ ~ ;K -.; ~ Y ~ f 0.kd.~' Cwtlti ~ea~ntl~l ~ ~ or~.~ ~k r y L:n JHe~ Ncadea9d x '"'- v. 1 ~ 'h~ F~F-1 ~k late '^y ! ~ r., ~-^«4 , a- ALtai4x-I-OCnn~+,x ~ ~ ~~ ~ ~., c ®Abril~ Rx7utd ~,' ~~~ 0 uteri lse • ~>trnurol~ ~~ ~;`, ~', '~, ;4 ~ ~'~ O i~bteilx- gatrt7rtted - . -__. ~ _ '~ ~ ~ ~~ 5. ~ubteilx•"P~~a7n~rlRaae-tHat _ -~~_ ... -~- ~~ Ari /(ri !1ll~~l PuGio"J~s9 Palir,~ ~"~,~ ~., (,~ ~r f I yr, u u -+.>.. ! .~ ~ Prcmr:5t.reP.~n~aPl.aKa~eaa~:a: ~ _ .M t..W ~ 1~ ``~l Exhibit A- 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 Exhibit A- 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 3. Conceptual Site Plan Exhibit A- 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 B. Agency and Department Comments 1. FIRE DEPARTMENT 1.1 Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix ~D. 1.2 Buildings over 30' in height aze required to have access roads in accordance with The International Fire Code Appendix D Section D105. 1.3 Buildings or facilities having a gross building azea of more than 62,000 square feet (5760 m2) shall be provided with two sepazate and approved fire apparatus access roads separated by one half of the maximum overall diagonal dimension of the property or azea to be served, measured in a straight line between accesses. Exception: Projects having a gross building area of up to 124,000 squaze feet (11520 m2) that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. (Remoteness Required) 1.4 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 1.5 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4'/x" outlet face the main street or pazking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant mazkers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on comers when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. . g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 1.6 Provide secondary access to medium density in center of the project. 1.7 Provide a private street application to facilitate addressing for multi-family developments. 2. PUBLIC WORKS 2.1 Public facilities aze currently constructed to the intersection of Meridian Road and Victory Road. The subject pazcel is in the City of Meridian utilities master plan for sewer and water. As this area of Meridian develops the utilities will be constructed closer to the subject pazcel by developer driven projects that the applicant will be able to participate in. The applicant will need to comply with the City's to and through process. The applicant shall coordinate all main size and routing with the Public Works Department. The subject parcel is in two different sewer sheds, if the applicant desires to gravity sewer this pazcel to one trunk line the applicant will need to gain approval from the City Engineer. No artificial filling of this property will be allowed to accomplish gravity sewer requirements. Future conditions of approval from the public works departments will apply. 3. CENTRAL DISTRICT HEALTH 3.1 After written approvals from appropriate entities are submitted, we can approve the proposal for Exhibit B- 1 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 central sewage and central water. 3.2 The following plans must be submitted to and approved by the Idaho Department of Health & Welfaze, Division of Environmental Quality: central sewage and central water. 3.3 Run-off is not to create a mosquito breeding problem. 4. PARK5 DEPARTMENT Page 1 of 1 Bill Parsons From: _ Steve Siddaway p -- =`"'il ______. ~~ Sent Thursday, August 07, 200810:38 AM To: em Parsons ~a~~.~~ ~ 1 ~~~'. Cc: C. Caiab Hood; Elroy Huff; Pater Friedman; trent{~westparkoo.con- "'•T ~ McFidien Subject Park Site in Biskay Subdhrision ~~~ ~PBI'tmBM Bill, Aa requested, here are my initlal comments regarding the proposed park site plan you faxed me for Biskay Subdivision. 1. Action Plan: Aeoording to the Comprehensive Parks 8 Recreation System Plan (Action Plen), fhb site is planned far a 30-aae Community Parts that fs irrtended to serve the eautitwesteriy portion of the community. ft further states that an ideal location rs at the northwest comer of the intersection of Amity and Meridian Road. 2. Potential Regional Park: The Parks 8 Recreation Departmarrt has been and ~ntinuas to be h~terested U upgrading this paAt site to a large UrbanJRegfonal Park 8 possible, with a total size of approximately 50 saes. 3. Shifting: Both the C5y's Comprehensive Plan and the Perks Acton Plan show the park site whoAy located on the subject properly. However, we are open to the idea of shifting the location so that the park s(te is shared among neighboring ProPertllfes)• 4. Size: It appears that the preliminary site plan arrticipated providlrtg'F, of the land needed for a Neighborhood Park, at 3.5 saes. N the applicant were to provide 1J3 to % of the land needed, it would be 90 to 15 acres of a Community Park or 17 to 2b saes of a Regiorrai Park. 5. Access: We like the proposal for car>tinuoua street irordage slang the park site. This provld~ ex~l~rrt vislbUriy and access &r the park from a mtd-mile calf road. 6. Meeting: We recommend that the applicant meet with the Parks 8 Recreation Department to discuss the proposed park efts, I~ation, sloe, and otlier related details. To date, wa have not been eppr~ed try the appUcant and did not know this plan was oomtng forward unit/ re~iWng a copy of the applleation. 7. Partnership/Commission: Before this project moves forward with a Preliminary Plat, vre will need to define the partnership and take R forward t0 ttre Parka 8 Recreation Commission for a n3commendabon to City Coundl. Reoammendation: Tha Parka ~ Recreation Department supports the provision of a park as part of this development, es one ~ oatled for in the Actkm Plan on the sut~ect property We also support the ProPgssd acx~ss/lrorrtaga alattg a collector road. However. we find that the proposed eke of 3.5 saes 1s too small and re~mmend that i< be increased to 10 to 25 ease, as noted above. We further recommend a meeting between the appUcant and the Department to discuss the RroP~d Park site. Please call me if you have anyfurtiter questions. ~1`rs7. ~D~ncva+d. Parks & Recreation DUector 11 W. Bower St. Merktian, ID ti3842 Ph: >~8-3579 CeU: 440-8255 Parks 8 Recreadon...The Benefits ere Endless. Exhibit B- 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 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. The Commission fords that the proposed change to the Future Land Use Map would directly conflict with other elements of the Comprehensive Plan. This area of the City is designated to have a 30 acre community pazk site and the applicant is proposing to contribute only 3.5 acres towazds the future pazk site. b. The proposed amendment provides an improved guide to future growth and development of the city. The Commission fords that the proposal to modify the Future Land Use Map does not provide an improved guide to future growth and development of the city. Further, the Commission believes if the subject CPA is approved, it would directly impact the development of the community park proposed in the area. c. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensive Plan. The Commission fords that the proposed amendment is not internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. The Commission fords the propose map change would significantly increase the density in the azea. (See Section 8 for detailed analysis). d. The proposed amendment is consistent with the Unified Development Code. The Commission fords that the proposed amendment does not conflict with the Unified Development Code as no development applications were submitted with this CPA application. e. The amendment will be compatible with e~sting and planned surrounding land uses. The Commission fords that the proposed mix of residential uses on this site will not be compatible with densities planned for the azea. f. The proposed amendment will not burden e~sting and planned service capabilities. The Commission fords 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 juxtaposition of uses that allows sufficient area to mitigate any anticipated impact associated with the development of the area. The Commission fords that the proposed map amendment does sufficiently mitigate the impact of future residential uses on the existing and future residential uses that surround the site. h. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Sections 8 and 10 and the subject findings above, the Commission fords that the proposed amendment is not in the best interest of the City. Exhibit C- 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 STAFF REPORT Hearing Date: September 23, 2008 TO: Mayor and City Council FROM: Bill Parsons, Associate City Planner (208)884-5533 SUBJECT: Biskay • CPA-08-009 (�/-WEIZAN;.-- Comprehensive Plan Map Amendment to change the land use designation on approximately 9 acres of land from Medium Density residential to High Density Residential, by Greg Johnson 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Greg Johnson, is requesting approval to amend the Comprehensive Plan Future Land Use Map (CPA) to change the land use designation on approximately 9 acres of land from Medium Density Residential to High Density Residential. The total acreage owned by the applicant is approximately 52 acres. At this time, no additional development applications (AZ, CUP, etc.) were submitted with the CPA because the site is not contiguous to the City limits. However, the applicant has provided a conceptual site plan that illustrates how the site may develop with a mix of residential uses in the future. The subject site is located on the south side of Harris Street; 1/4 of a mile west of S. Meridian Road and north of W. Amity Road in Section 25, T3N, R1W. The property is within the City's Area of Impact and Urban Service Planning Area. 2. SUMMARY RECOMMENDATION Staff has provided a detailed analysis of the requested CPA application below. After careful review, Staff has determined that allowing a "High Density Residential" Map designation on the subject property would not be in the best interest of the City at this time based on the surrounding densities in the area. In addition, the comprehensive plan has identified this area for a future 40-50 acre regional park site. Staff is recommending denial of the CPA application per the Analysis in Section 8 and 10 and the Findings listed in Exhibit C of this staff report. Per Idaho State Code, Title 67, Chapter 65, the Commission may recommend amendments to the land use map component of the Comprehensive Plan to the governing board only once every six (6) months. The Commission should note that there are several other Comprehensive Plan Map Amendments (9 total), also scheduled be heard on August 7, 2008. Staff anticipates that additional time may be necessary to make it through all of the CPA applications. Therefore, if the Commission is inclined to make a favorable recommendation of the subject CPA application, Staff is recommending that this application be continued to the hearing date of August 14, 2008, in hopes that favorable recommendations on all the CPA applications can occur at that one time. The Meridian Planning & Zoning Commission heard this item on August 7 and August 14 2008. At the August 14, 2008 hearing the Commission moved to recommend denial of the subject CPA request. a. Summary of Commission Public Hearing: i. In favor: Becky McKay (Applicant's Representative) Jason O'Very ii. In opposition: None iii. Commenting: None iv. Written testimony: The Parks Department has submitted a memo (see Exhibit B. 2) Biskay CPA-08-009 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 v. Staff presenting application: Bill Parsons A. Other staff commenting on application: None b. Key Issue(s) of Discussion by Commission: i. The park site proposed with the subiect CPA ii. The need for high density residential in the area iii. The Planning and Zoning Commission denied the subject CPA based on the designation of high density residential hi inappropriate in the area and the proposed mixed use regional project to the east of this site would create an appropriate transition to the currently designated medium density residential C. _Key Commission Changes) to Staff Recommendation- i. None d. Outstanding Issues) for City Council: i. The comprehensive plan has identified a potential park site located in the general vicinity. The Parks Plan has classified the park site for a 30 acre community park and the applicant is proposing a 3.5 acre neighborhood park depicted in the northwest corner of the submitted concept Dian. Staff has attached the Parks Department comments regarding the park site proposed for the area ii. The Council should determine if high density residential is an a ro 3riate land use for the property. 3. PROPOSED MOTION Denial I move to deny File Number CPA-08-009, as presented in the staff report for the hearing date of September 23, 2008, for the following reasons. (you should state specific reasons for denial.) Continuance I move to continue File Number CPA-08-009, to the hearing date of, for the following reason(s): (1) You should state other specific reason(s) for continuance, if appropriate. Approval I move to approve File Number CPA-08-009, as presented during the hearing on September 23, 2008 (please state specific reasons for approval) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: South of Harris Street, '/ of a mile west of S. Meridian Road and north of W. Amity Road (S1225418957) Southeast % of Section 25, Township 3 North, Range 1 West b. Owner: Greg Johnson P.O. Box 344 Meridian, Idaho 83680 c. Applicant: Same as Owner d. Representative: Becky McKay, Engineering Solutions, LLP Biskay CPA-08-009 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 1029 N. Rosario Street, Suite 100 Meridian, Idaho 83642 e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Designation: Medium Density Residential g. Applicant's Statement/Justification (reference submittal material): "The applicant hereby applies for CPA to change a portion of his property lying north of the Pacific Northwest Pipeline Corporation easement from Medium Density Residential to High Density Residential. Designation o this property as High Density Residential will allow the developer to propose and construct multi -family development adjacent to W. Harris Street and a proposed multi -use pathway over the pipeline easement. Multi -family housing will provide a buffer between the proposed retail uses on the Hawkins property that is more suitable than single-family residential." See applicant's narrative for more information. 5. PROCESS FACTS a. The subject application will in fact constitute a Comprehensive Plan Amendment as determined by City Ordinance. By reason of the provisions of the Unified Development Code, Title 11, Chapter 5, a public hearing is required before the Commission and City Council on this matter. b. Newspaper notifications published on: July 21, 2008, and August 4, 2008 (Planning and Zoning Commission); September 1 and September 15 2008 (City Council) c. Radius notices mailed to properties within 300 feet on: July 14, 2008 (Planning and Zoning Commission); August 29, 2008 (City Council) d. The Public Service Announcement was broadcast faxed on: July 11, and August 4, 2008 (Planning and Zoning Commission); September 12, 2008 (City Council) e. Applicant posted notice on site by: July 26, 2008 (Planning and Zoning Commission); September 13, 2008 (City Council) 6. LAND USE a. Existing Land Use(s): The site is currently vacant agricultural land. b. Description of Character of Surrounding Area: Undeveloped agricultural land. c. Adjacent Land Use and Zoning 1. North: Agricultural land; zoned RUT (Ada County) 2. East: Agricultural land (proposed mixed -use development); zoned RUT (Ada County) 3. South: Agricultural land; zoned RUT (Ada County) 4. West: Agricultural land; zoned RUT (Ada County) d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: Meridian Rd and Victory Road. Location of water: Meridian Rd and Victory Road Vegetation: NA Biskay CPA-08-009 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 Flood plain: This property is not within the floodway or floodplain. Canals/Ditches Irrigation: Sundall Lateral 5. Hazards: A 75-foot easement for the Pacific Northwest Pipeline Corporation transverses the property. 6. Proposed Zoning: N/A 7. Proposed Comprehensive Plan Future Land Use Map Designation: High Density Residential 8. Size of Property: Approximately 52 acres of contiguous ownership; however the CPA encompasses only approximately 9 acres. f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): On the submitted conceptual site plan, the applicant is proposing to extend Harris Street (a collector street) which will provide connectivity to Meridian Road. Further, another collector street is proposed along the eastern boundary of the property that will provide the means for access into any future development on this site and the property east of this site. 7. COMMENTS MEETING On July 18, 2008, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Public Works Department, Idaho Department of Transportation and Sanitary Service Company. Staff has included all comments and recommended actions in the attached Exhibit B. However, as no new development is proposed, the meeting was for informational purposes only; only the Fire Department submitted comments. 8. COMPREHENSIVE PLAN CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS: This property is currently designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. The applicant is requesting a map amendment to "High Density Residential" for a portion of the subject property. The requested High Density Residential designation is meant to provide for the development of multi -family homes in areas where urban services are provided. Residential densities may exceed eight dwelling units per acre. This residential development might include duplexes, apartment buildings, town homes and other multi -unit structures. Other uses within the development may be considered under a planned development permit process. A desirable project would consider the placement of parking areas, fences, berms and other landscaping features to serve as buffers between neighboring uses. Staff has reviewed the subject CPA application and offers the analysis and recommendations contained herein for the Commission and Council's consideration. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the future development proposed for the site (staff analysis in italics below policy): • Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) • The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. • The subject lands are currently serviced by the Meridian School District #2. This service will not change. The subject lands are currently serviced by the Meridian Library District. This service will not change. Biskay CPA-08-009 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. When annexed, the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. The subject lands currently lie within the jurisdiction of the Ada County Sheriff "s Office. When annexed, the lands will be serviced by the Meridian Police Department (MPD). The subject site can be serviced by the City of Meridian's sanitary sewer and water system. Municipal, fee -supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. • Chapter VII, Goal IV, Objective C, Action 1: Protect existing residential properties from incompatible land use development on adjacent parcels. Currently the site is surrounded by undeveloped agricultural land. The applicant is proposing to transition from the high density residential to medium density residential shown on the submitted concept plan. Staff believes of the proposed development significantly differs than what currently exists in the area. • Chapter VI, Goal III, Objective A, Action 8: Identify future park sites from information in Comprehensive Parks and Recreation System Plan. The comprehensive plan depicts a potential park site on this property. The Parks Department has informed staff via e-mail a 40-50 acre regional park is proposed to be developed in this area. On the conceptual site plan the applicant has provided a 3.5 acre neighborhood park and a 2.5 acre greenbelt along the 75 foot gas pipeline easement that transverses the property. Total open space proposed for the site is approximately 6 acres. At a minimum the Parks Department is requiring a minimum of a 25-30 acre community park. Community Parks are intended to serve the local needs as well as facility needs for sports fields and other structured activities. Because of their size, the acquisition of the Community Park land should occur far in advance of its needs. Furthermore, a community park should be constructed when the area it reaches about 50 percent (measured by either acreage developed or population accommodated). Because this site area is not currently developed staff believes this is the ideal time to acquire a portion of land for future park site. The applicant should coordinate with the Parks Department to determine the appropriate acreage to donate towards the future park site • Chapter VI, Goal II, Objective A, Action 6: Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. The surrounding land use is primarily rural residential and agricultural land. As mentioned earlier, the property east of this site is proposing a mixed use development. The applicant has provided vehicular and pedestrian connectivity to the mixed use development. In addition the applicant has stubbed to the parcel south of this site. Furthermore, staff believes an additional street should be stubbed to the western parcel for future connectivity. • Chapter VI, Goal II, Objective A, Action 5: Require pedestrian access connectors in all new Biskay CPA-08-009 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system. On the submitted concept plan, the applicant shows a 2.5 area greenbelt with a10 foot multi- use pathway which complies with the City's Master Pathway Plan. Staff recommends that the Commission rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's CPA request is appropriate for this property. STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review, and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell out how these policies are to be achieved. The order in which the following policies are presented implies no order or priority. a. Community Design The purpose of this element is to ensure a pattern of planned growth resulting in orderly and attractive developments within the City of Meridian. If approved, all future construction on the subject site will require approval of a Conditional Use Permit and Certificates of Zoning Compliance prior to construction of a multi -family development. Staff will ensure that future development on this site will comply with any and all applicable design and landscaping standards, as provided for through the Unified Development Code. b. Population The City of Meridian must ensure that population growth is accommodated in an orderly pattern. frastructure and public Residential and commercial developments must be easily served by City in services. Staff believes that all necessary services are currently available for the developer to bring to the subject site. c. Housing The City of Meridian is charged with ensuring adequate and attractive living environment which meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. On the submitted concept plan, the applicant has shown a variety of housing types. If this site develops as shown, Staff believes the proposed housing types would meet the needs of City residents. d. Economic Development Meridian's economic base has been gradually shifting over the last 20 years from a farming -based economy to a retail, service, and manufacturing -based economy. During this time, local policy with regard to the types of lands needed to support the economic and employment needs of the community has also changed. The 2002 Comprehensive Plan forecasts the need to continually adjust the provision of commercial lands in order to gradually broaden economic opportunity throughout the City. The applicant is not proposing commercial uses with this CPA. Therefore, this section is not applicable. e. Public Services, Facilities, and Utilities The property involved in this request has access to existing public facilities and services. f. School Facilities and Student Transportation Biskay CPA-08-009 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 The purpose of this element is to direct new residential development to areas with adequate school facilities and student transportation. West of this site, the Comprehensive Plan has indicated a potential school. However, the area is underdeveloped and does not require additional school facilities at this time. g. Transportation The purpose of this element is to promote an efficient and safe transportation system within the City. Staff believes the proposed plan amendment will not negatively impact transportation within the City of Meridian. If developed the applicant will have to extend Harris Street through the development and stub for future connectivity. In addition, the applicant is also proposing a collector street along the eastern boundary to connect the proposed mixed use project and this site. h. Natural Resources The purpose of this element is to promote conservation of areas of natural significance, where appropriate. Staff does not believe that future residential development of this property will significantly pollute or degrade the natural environment. i. Special Areas The subject amendment does not directly impact any lands zoned for open spaces, natural resources, or scenic areas, nor does the parcel contain any known significant natural resources. The Comprehensive Plan has identified this area for a future park. After speaking with the Parks Department, staff has been informed a 40-50 acre regional park is proposed in this area of Meridian. At the very least the Parks Department is expecting a 25-30 acre community park. Therefore, staff believes the proposed concept plan is not feasible as not enough property is set aside to develop the future park. j. Hazardous Areas The purpose of this element is to ensure regulation of development in hazardous areas, such as floodplains, unstable slopes, etc. There is a several gas lines within a 75-foot easement that transverses this property. Prior to development of this site, the applicant should comply with the applicable requirements of the agencies that governing this particular easement. k. Recreation Recreation resources within Meridian include 15 City parks totaling approximately 180 acres. The City is in process of developing new park facilities. The City also maintains several pathways. This site is designated for recreational purposes. The Parks plan and the pathways plan indicate a future park site and a multi -use pathway for this site. 1. Land Use The policies of this element are presented in the Comprehensive Plan Land Use Map. The Map is a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map has been prepared to identify suitable areas for future residential, commercial, and industrial development. The Map is designed to be a projection of growth patterns for the City. Therefore, the Map is to be used as a guide for decisions regarding request for land use changes. The comprehensive plan has this area designated medium density residential. The applicant is requesting the most intense residential land use allowed in the City. Currently the surrounding area is underdeveloped agricultural land and does not support the future density the applicant is requesting. However, this site is adjacent to the mixed use project proposed for the corner of Amity and Meridian Road. If Council approves the mixed use project, staff believes the proposed land use change is viable in the area and would provide a transitional zone for future residential Biskay CPA-08-009 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 development in the area. However, staff is recommending denial of the adjacent annexation request because it is too intense. It is important note the other concern with the subject land use change is the requirements the Parks has for additional land for the future regional park in the area. in. Implementation The City provides the necessary staff and facilities to administer and enforce the policies and goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the Comprehensive Plan and its policies, under the direction and supervision of the Meridian City Council. The Planning & Zoning Commission is also authorized by the Council to review, approve and make recommendations on proposals affecting the public's interest in land use. n. Property Rights The purpose of this element is to ensure that the land use policies, restrictions, conditions, and fees do not unconstitutionally violate private property rights, and establish a consistent review process that enable the city to ensure that any proposed actions will not result in an unconstitutional taking of private property without due process of law. Staff believes that the Comprehensive Plan Land Use Map change would not unconstitutionally deprive the property owner of economically viable uses of the subject property, as the request was initiated by said owner, Greg Johnson. 9. UNIFIED DEVELOPMENT CODE No additional development applications have been submitted concurrently with this application. If the CPA application is approved and the Comprehensive Plan Future Land Use Map designation is amended to High Density Residential, the applicant would be eligible to annex and zone the subject land to an R-40 zoning district. a. Zoning Schedule of Use Control: UDC 11-213-2 lists uses that are principal permitted (P), accessory (A), and conditional (C) or prohibited (-) uses within the proposed R-40 zoning district. Future multi -family developments will be subject to conditional use approval. (See UDC Table 11-2B-2 for a complete list of allowed uses in the C-G zone.) 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation COMPREHENSIVE PLAN AMENDMENT The applicant is proposing to amend the current Comprehensive Plan Future Land Use Map designation for approximately 9 acres from "Medium Density Residential" to "High Density Residential." It is important to note the applicant has a conceptual site for how the site may develop however, specific details in relation to density and the numbers of units were not provided with this application. Staff has analyzed the concept plan below. The subject site is currently not contiguous with the City limits. However; the mixed use development proposed at the corner of Amity Road and Meridian Road, if approved, would provide an annexation path for this parcel. Staff believes the density proposed with this application is not consistent with the surrounding properties in the area. If Council approves the mixed use project adjacent to this site though, staff finds the densities proposed would provide a nice transition between uses proposed for this area of the City. Conceptual Site Plan: The applicant has submitted a conceptual site plan showing how the site may develop in the future with a mix of residential uses that will transition from high density multi -family Biskay CPA-08-009 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 residential to single family detached homes. Future CUP approval will be required prior to developing the site as a multi -family development. Meridian Pathways Master Plan: The City's pathway plan has identified this site as a potential to extend the pathways network. On the submitted concept plan the applicant is proposing greenbelt area with a 10-foot multi -use pathway that transverses through the proposed development. Staff finds the applicant generally complies with this requirement. Further, the applicant should coordinate with the appropriate gas companies regarding development within the 75-foot easement. Comprehensive Parks and Recreation System Plan: The comprehensive plan has identified a potential park site proposed for this area. The Meridian Parks Department has indicated to staff, the park site indicated on the comprehensive plan is slated for a 40-50 acre regional park. At the very least, the Parks Department wants a 25-30 Community Park and indicated to staff the 3.5 acre proposed park site is not a large enough contribution to the future park planned for that area. Based on this information, staff believes the applicant should coordinate with the Parks Department before proceeding with any development on this site. Access: On the submitted conceptual site plan, the applicant is proposing to extend Harris Street (a collector street) which will provide connectivity to Meridian Road. Further, another collector street is proposed along the eastern boundary of the property that will provide the means for access into any future development on this site and the future mixed use development east of this site. Staff is supportive of conceptual access for the development; however since no other applications have been submitted with the CPA request, the proposed access points are for reference only until annexation is requested and both this and the adjacent mixed use site can be analyzed. b. Staff s Recommendation: Staff is not in support of the CPA application as proposed by the applicant. Staff is recommending denial of the applicant's request to amend the Comprehensive Plan Future Land Use Map to a High Density Residential land use designation for a portion of the subject property as presented in the staff report for the hearing date of August 7, 2008. This recommendation is based on the Analysis in Section 8 and 10 and the Findings of Fact as listed in Exhibit C of this staff report. The Meridian Planning & Zoning Commission heard this item on August 7 and August 14 2008 At the August 14 2008 hearing the Commission moved to recommend denial of the subject CPA request 11. EXHIBITS A. Drawings 1. Vicinity Map 2. Future Land Use Maps 3. Conceptual site Plan B. Other Agency and Department Comments C. Required Findings from the Unified Development Code Biskay CPA-08-009 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 A. Drawings I. Vicinity Map Exhibit A- 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 2. Future Land Use Maps Exhibit A- 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 i.l - r I EGOGFRI s,TF.GER?Akh D, Z 5VAJ9 -TRACK VI EDWNDS LL I. AKF IL RLUE DOWNS HARM RUfAFLL Cilv of Xleridian Future I and I J %c Map FuturO L8 U898 4 r L: I 10. %- x c -1 w r.vlljtl :46l-chv RZA(Cl LDC - 1-tcrcP3-pc W'Artp-Aiv Rww!o -,tt-I Lw - cw qw. tt ',tivl Lsc - Murtx%cd x I rc xr c -t m r t = *l dift, mini MINI 01016116k %Apda-tli puliv DIAN ml Exhibit A- 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 Exhibit A- 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 3. Conceptual Site Plan y Exhibit A- 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 B. Agency and Department Comments 1. FIRE DEPARTMENT 1.1 Commercial and office occupancies will require a fire -flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 1.2 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 1.3 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire apparatus access roads separated by one half of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Exception: Projects having a gross building area of up to 124,000 square feet (11520 m2) that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. (Remoteness Required) 1.4 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 1.5 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %2" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 1.6 Provide secondary access to medium density in center of the project. 1.7 Provide a private street application to facilitate addressing for multi -family developments. 2. PUBLIC WORKS 2.1 Public facilities are currently constructed to the intersection of Meridian Road and Victory Road. The subject parcel is in the City of Meridian utilities master plan for sewer and water. As this area of Meridian develops the utilities will be constructed closer to the subject parcel by developer driven projects that the applicant will be able to participate in. The applicant will need to comply with the City's to and through process. The applicant shall coordinate all main size and routing with the Public Works Department. The subject parcel is in two different sewer sheds, if the applicant desires to gravity sewer this parcel to one trunk line the applicant will need to gain approval from the City Engineer. No artificial filling of this property will be allowed to accomplish gravity sewer requirements. Future conditions of approval from the public works departments will apply. 3. CENTRAL DISTRICT HEALTH 3.1 After written approvals from appropriate entities are submitted, we can approve the proposal for Exhibit B- 1 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 central sewage and central water. 3.2 The following plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: central sewage and central water. 3.3 Run-off is not to create a mosquito breeding problem. 4. PARKS DEPARTMENT Page I of I Bill Parsons From: Steve Siddowaytry Sent: Thursday, August 07, 2008 10 38 AM To: Bill Parsons t t Cc: C. Caleb Hood: Elroy Huff: Peter Friedman, trent@westparkco.com Cit' Of Meridian Subject: Park Site in Biskay Subdivision piApntltjR Department Bill, As requested, here are my initial comments regarding the proposed park site plan you faxed me for Biskay Subdivision 1. Action Plan. According to the Comprehensive Parks & Recreation System Plan (Action Plan), this site is planned for a 30-acre Community Park that is intended to serve the southwesterly portion of the community It further states that an ideal location is at the northwest comer of the intersection of Amity and Meridian Road '_. Potential Regional Park The Parks & Recreation Department has been and continues to be interested in upgrading this park site to a Large Urban/Regional Park if possible, with a total size of approximately 50 acres. Shifting Both the City's Comprehensive Plan and the Parks Action Plan show the park site wholly located on the subject property However we are open to the idea of shifting the location so that the park site is shared among neighboring property(ies) 4. Size It appears that the preliminary site plan anticipated providing % of the land needed for a Neighborhood Park, at 3 5 acres If the applicant were to provide 113 to % of the land needed it would be 10 to 15 acres of a Community Park or 17 to 25 acres of a Regional Park Access. We like the proposal for continuous street frontage along the park site This provides excellent visibility and access to the park from a mid -mile collector road b. Meeting We recommend that the applicant meet with the Parks & Recreation Department to discuss the proposed park site, location, size, and other related details. To date, we have not been approached by the applicant and did not know this plan was coming forward until receiving a copy of the application 7. Partnership/Commission Before this project moves forward with a Preliminary Plat, we will need to define the partnership and take it forward to the Parks & Recreation Commission for a recommendation to City Council Recommendation The Parks & Recreation Department supports the provision of a park as part of this development, as one is called for in the Action Plan on the subject property We also support the proposed accessifrontage along a collector road However. we find that the proposed site of 3.5 acres is too small and recommend that it be increased to 10 to 25 acres, as noted above We further recommend a meeting between the applicant and the Department to discuss the proposed park site Please call me if you have any further questions 5 r,- 3,A-/,.`*7 Parks & Recreation Director 11 W Bower St. Meridian, ID 83642 Ph,888-3579 Cell 440-5255 Parks & Recreation The Benefits are Endless Exhibit B- 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 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. The Commission finds that the proposed change to the Future Land Use Map would directly conflict with other elements of the Comprehensive Plan. This area of the City is designated to have a 30 acre community park site and the applicant is proposing to contribute only 3.5 acres towards the future park site. b. The proposed amendment provides an improved guide to future growth and development of the city. The Commission finds that the proposal to modify the Future Land Use Map does not provide an improved guide to future growth and development of the city. Further, the Commission believes if the subject CPA is approved, it would directly impact the development of the community park proposed in the area. c. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensive Plan. The Commission finds that the proposed amendment is not internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. The Commission finds the propose map change would significantly increase the density in the area. (See Section 8 for detailed analysis). d. The proposed amendment is consistent with the Unified Development Code. The Commission finds that the proposed amendment does not conflict with the Unified Development Code as no development applications were submitted with this CPA application. e. The amendment will be compatible with existing and planned surrounding land uses. The Commission finds that the proposed mix of residential uses on this site will not be compatible with densities planned for the area. f. The proposed amendment will not burden existing and planned service capabilities. The Commission 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. The Commission finds that the proposed map amendment does sufficiently mitigate the impact of future residential uses on the existing and future residential uses that surround the site. h. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Sections 8 and 10 and the subject findings above, the Commission finds that the proposed amendment is not in the best interest of the City. Exhibit C- 1