Loading...
HomeMy WebLinkAboutJanicek RecsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 STAFF REPORT Hearing Date: September 23, 2008 TO: Mayor & City Council FROM: Sonya Wafters, Associate City Planner (208) 884-5533 SUBJECT: Janicek -Ten Mile/Chinden • CPA-08-001 E IDIANj--- 1®~N® Comprehensive Plan Map Amendment to change the land use designation on 15.46 acres of land from Medium Density Residential to Mixed Use - Community, by Janicek Properties, LLC 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Janicek Properties, LLC, is requesting approval to amend the Comprehensive Plan Future Land Use Map (CPA) by changing the land use designation on 15.46 acres of land from Medium Density Residential to Mixed Use -Community. The site is located on the southwest corner of W. Chinden Boulevazd/State Highway (SH) 20/26 and N. Ten Mile Road. The property is currently zoned RUT in Ada County and is within the City's Area of Impact and Urban Service Planning Area. The applicant has not submitted any development applications (AZ, PP, etc.) but has submitted a conceptual development plan showing how the site may develop in the future with lmulti-tenant retail building consisting of 12,808 square feet (s.f.) and 1 big box retail building consisting of 50,180 s.f., fronting on Chinden Boulevazd/SH 2O-26; 4 retaiUoffice buildings consisting of 2,853 s.f. each, fronting on Ten Mile Road; and 39 multi-family residential units at the southwest corner of the site behind the proposed commercial uses. Access for the site is depicted from one full-access driveway to/from Chinden Boulevard/SH 2O-26 and one full-access driveway to/from N. Ten Mile Road. No development is proposed at this time. 2. 5iTNIlVIARY RECOMMENDATION Staff has provided a detailed analysis of the requested CPA application below. After cazeful review, Staff has determined that allowing a "Mixed Use -Community" future land use map designation on the subject property would not be in the best interest of the City due to the residential nature of the area and the UDC and Comprehensive Plan restrictions for access to SH 2O-26. Staff is recommending denial of the proposed CPA application per the Analysis in Sections 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, Staff is recommending that this application be continued to the hearing date of August 14, 2008, in hopes that recommendations on all the CPA applications can occur at that one time. The Meridian Planning & Z(Ining Commission heard this item on August 7. and 14.2008. At the public hearing on August 14.2008 they moved to recommend ayaroval of the subiect CPA request. Janicek Ten Mile-Chinden Boulevard/SH 2O-26 Property CPA PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 a. Summary of Commission Public Hearing: i. In favor: Becky McKay ii. In opposition: None iii. Commenting• None iv. Written testimony: Christian Buhler v. Staff presenting application: Caleb Hood and Bill Parsons vi. Other staff commenting on application: None b. Kev Issue(s) of Discussion by Commission: i. The proposed location of commercial uses at the intersection (rather than the half mile as depicted on the future land use map) and the effect on traffic flow; ii. If property is developed as a mined use development. access to Chinden should be prohibited and connectivity to the Bainbridge development should be provided; iii. The appropriateness of a mined use land use designation for this property with the high traffic flow that will result on Ten Mile from construction of the Ten Mile interchange. c. Kev Commission Change(s) to Staff Recommendation: i. Commission recommended annroval of the subiect CPA request to change the future land use map designation of Medium Density Residential for this property to Mined Use - Community. d. Outstanding Issue(s) for City Council: i. The appropriateness of a Mined Use -Community designation for this property. 3. PROPOSED MOTION Denial I move to deny File Number CPA-08-001, 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-08-001, to the hearing date of (insert continued hearing date here), for the following reason(s): (You should state specific reason(s) for continuance.) Approval I move to approve File Number CPA-08-001, as presented during the hearing on September 23, 2008. 4. APPLICATION AND PROPERTY FACTS a. Site Address/L,ocation: The site is generally located on the southwest corner of N. Ten Mile Road and W. Chinden Boulevard/SH 2O-26 (Parcel No. 504271110010) Northeast''/a of Section 27, Township 4 North, Range 1 West b. Owners: Janicek Properties, LLC 4325 W. Chinden Boulevard/SH 2O-26 Meridian, Idaho 83646 c. Applicant: Same as Owner d. Representative: Becky McKay, Engineering Solutions, LLP Janicek Ten Mile-Chinden Boulevard/SH 2O-26 Property CPA PAGE 2 CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 1029 N. Rosario Street, Ste. 100 Meridian, Idaho 83642 e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Future Land Use Map Designation: Medium Density Residential g. Applicant's StatementlJustification (reference submittal material): "The current City of Meridian Future Land Use Map reveals a distinct pattern of mixed-use designations along the State Highway 20/26 corridor. There are many azeas along the highway with Mixed Use -Interchange, Mixed Use -Regional, and Mixed Use -Community designations. The Idaho Department of Transportation considers Highway 20/26 a major traffic corridor connecting Ada and Canyon County. ITD has identified the highway for expansion to five lanes in this area and west to the City of Caldwell. Providing additional commercial property along the corridor creates opportunities for trip capture. Commuters and North Meridian residents using State Highway 20/26 as a transit route would have the ability to utilize basic services along their route without creating additional trips on the arterials." 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, and August 4, 2008 (Commission); September 1 and 15, 2008 (City Council) c. The Public Service Announcement was broadcast faxed on: July 11, and August 4, 2008 (Commission); September 12.2008 (City Council) d. Radius notices mailed to properties within 300 feet on: July 14, 2008 (Commission); AuQUSt 29. 2008 (City Council) e. Applicant posted notice on site by: July 26, 2008 (Commission); September 13, 2008 (City Council 6. LAND USE a.. Existing Land Use(s): The subject property is currently vacant and is being farmed. b. Description of Chazacter of Surrounding Area: The surrounding azea is currently agricultural in nature. All of the surrounding azea is designated for future single-family residential uses. c. Adjacent Land Use and Zoning 1. North: Chinden Boulevazd/SH 2O-26, and rural residential properties and common azea in Westwing Estates, zoned Rl in Ada County 2. East: Ten Mile Road and agricultural property, zoned R-8 3. South: Agricultural property, zoned RUT (Ada County) 4. West: Agricultural property, zoned RUT (Ada County) d. History of Previous Actions: NA e. Existing Constraints and Opportunities: 1. Public Works Janicek Ten Mile-Chinden Boulevard/SH 2O-26 Property CPA PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 Location of sewer: N Ten Mile Road & W Lost Radids Drive. Location of water: N Ten Mile Road & W Lost Radids Drive. Vegetation: There aze no existing trees on this site. 3. Flood plain: This property is not within a floodway or floodplain. 4. Canals/Ditches Irrigation: There aze no canals or ditches of significant size that cross this property. 5. Hazards: Staff is not aware of any potential hazazds on this site. 6. Proposed Zoning: NA (The applicant is not proposing to annex and zone the property at this time). 7. Proposed Comprehensive Plan Future Land Use Map Designation: Mixed Use -Community 8. Size of Property: 15.46 acres f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this site is depicted on the conceptual development plan via one full-access point to/from Chinden Boulevazd/SH 2O-26 and one full-access point to/from Ten Mile Road. No stub streets or pedestrian pathways aze proposed to adjacent properties. 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, Sanitary Service Company, and the Idaho Transportation Department. 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 "Mixed-Use Community" for the subject property. The purpose of the Mixed Use azeas, as defined on page 102 of the Comprehensive Plan, is as follows, "There aze five sub-categories of the Mixed Use designation. Generally, the designation will provide for a combination of compatible land uses that aze typically developed under a master or conceptual plan. The purpose of this designation is to identify key azeas which are either infill in nature or situated in highly visible or transitioning azeas of the city where innovative and flexible design opportunities aze encouraged. The intent of this designation is to offer the developer a greater degree of design and use flexibility." The requested "Mixed Use -Community" designation allows up to 25 acres of non-residential uses, up to 200,000 squaze feet ofnon-residential building area and residential densities of 3 to 15 dwelling units to the acre. In Mixed Use -Community azeas that aze not Neighborhood Centers, over 25 acres of non-residential uses shall be permitted through the CUP process. Per the conceptual development plan, the subject site may develop with commercial uses such as retail along Chinden Boulevazd/SH 20-26 and retail/office along Ten Mile, with multi-family residential units internally within the development adjacent to future single-family residential uses. Idaho Code 67-6508 states that "the plan shall consider previous and existing conditions, trends, desirable goals and objectives, or desirable future situations for each planning component." Staff has Janicek Ten Mile-Chinden Boulevazd/SH 2O-26 Property CPA PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 reviewed the subject CPA application and offers the analysis and recommendations contained herein for the Commission and the City Council's consideration. Please see Exhibit B for detailed analysis of the required fmdings for a Comprehensive Plan Map Amendment. Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (staff analysis is in italics below policy): • "All mixed use projects shall be duectly accessible to neighborhoods within the section by both vehicles and pedestrians." (Chapter VII, page 103) The site lies adjacent to land that is designated on the future land use map for medium density residential uses. However, no pathway or vehicle connections are proposed to adjacent properties on the concept plan. If Council approves a mixed use designation for this site, Staff will recommend that vehicular and pedestrian accesses be provided to adjacent (future) neighborhoods as a condition of approval of future land use applications. • "Where the project is developed adjacent to low or medium density residential uses, a transitional use is encouraged." (Chapter VII, page 102) The site is located adjacent to land that is designated for medium density residential uses. If Council approves a mixed use designation for this site, Staff will recommend that office and/or multi family/townhouse residential uses be provided as a transitional use adjacent to commercial uses (along the west and south property lines) as a condition of approval of future land use applications. • Chapter V, Goal III, Objective D, Action 5 (page 43) -Require all commercial and industrial businesses to install and maintain landscaping. If commercial uses are approved on this site in the future, a 35 foot wide landscape street buffer will be required along Chinden Boulevard/SH 2O-26, and a ZS foot wide buffer will be required along Ten Mile Road, in accordance with the standards listed in UDC 11-3B-7. Internal parking lot landscaping will also be required in accordance with the standards listed in UDC 11-3B-8. • Chapter VII, Goal III, Objective A, Action 1 (page 111) -Ensure that adequate public services, including transportation, for existing and future development are provided. City services are currently available to the subject property. Both sewer and water are located at the intersection of N Ten Mile Road & W Lost Rapids Drive. Chapter VII, Goal IV (page 112) -Encourage compatible uses to minimise conflicts and maximize use of land. Staff does not believes that the proposed Mixed Use -Community land use designation for this property is compatible with the existing and future residential uses that surround this site. The existing residential designation is the most compatible use for this property. • Chapter VII, Goal IV, Objective D, Action 2 -Restrict curb cuts and access points on collectors and arterial streets. One full-access point to Chinden Boulevard/SH 20-26, a principal arterial street and state highway, and one full-access point to Ten Mile Road, a minor arterial street, is depicted on the concept plan. Access should solely be provided from Ten Mile; access to/from Chinden Boulevard/SH 20-26 should be prohibited. Stub driveways should also be provided to adjacent properties to the west and south for future interconnectivity. Because the City tries to restrict Janicek Ten Mile-Chinden Boulevard/SH 2O-26 Property CPA PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 curb cuts to arterials and collectors, specifically SH 20/26, the existing plan for medium density residential makes the most sense. This site could easily develop with residential uses, without access to 20/26 and for a commercial development access would most likely be requested. Chapter VII, Goal I, Objective B, Action 5 (page 109) -Locate new community commercial azeas on arterials or collectors near residential areas in such a way as to complement with adjoining residential areas. The site is located on the corner of two arterial streets (Chinden and Ten Mile); however, Staff does not believe that the design of the site as shown on the concept plan demonstrates sufficiently how the proposed mixed use development will complement adjacent future residential properties (i.e. no pedestrian/vehicular access to adjacent properties, transition in uses needed along the entire western and southern boundaries, etc.). 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 aze presented implies no order or priority. a. Community Design The purpose of this element is to ensure a pattern of planned growth resulting in orderly and attractive developments within the City of Meridian. The plan for this intersection is residential only. If additional non-residential uses aze allowed here, the result may be an imbalance of land uses that affect the design of the community. 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 to the subject site and will still be available upon development of the site. c. Housing The City of Meridian is charged with ensuring adequate and attractive living environment which meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. Staff believes that if approved, the proposed multi-family residential portion of this development would assist in contributing to the variety of residential opportunities within the city. However, a large portion of land slated for medium density residential is being removed from the plan. 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 subject parcel is currently identified as appropriate for residential uses, which is compatible with existing and future residential uses adjacent to the site. Staff still believes that residential Janicek Ten Mile-Chinden Boulevard/SH 2O-26 Property CPA PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 uses are appropriate for this site because of the residential nature of this area. Additionally, there is already a lot of vacant commercial property in this area in Volterra, Verona, Bridgetower Crossing, Bainbridge, Lochsa Falls, and Jayker Subdivisions. Staff believes that more homes are needed to support the commercial uses already approved in this azea. e. Public Services, Facilities, and Utilities The property involved in this request has access to existing public facilities and services. f. School Facilities and Student Transportation The purpose of this element is to direct new residential development to areas with adequate school facilities and student transportation. Therefore, the subject application does not apply here. g. Transportation The purpose of this element is to promote an efficient and safe transportation system within the City. Staff believes that the proposed plan amendment would negatively impact transportation within the City of Meridian if a mixed use development was approved on this site and an access point allowed on Chinden Boulevazd/SH 2O-26 as proposed on the concept plan (the UDC prohibits access to SH 2O-26). Staff believes that the increased road traffic generated from retail, office, and multi-family residential uses and accelerating and decelerating of vehicles into and out of the site Chinden Boulevazd/SH 2O-26 would negatively impact the efficiency of the highway. 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 development of this property will significantly pollute or degrade the natural environment. i. Special Areas The subject amendment does not directly impact any lands zoned for open spaces, natural resources, or scenic areas, nor does the pazcel contain any known significant natural resources. j. Hazardous Areas The purpose of this element is to ensure regulation of development in hazardous areas, such as floodplains, unstable slopes, etc. Staff is unaware of any hazardous azeas on this site. k. Recreation Recreation resources within Meridian include 15 City pazks totaling approximately 180 acres. The City is in process of developing new park facilities. The City also maintains several pathways. This site is not formally designated for recreational purposes. 1. Land Use The policies of this element aze presented in the Comprehensive Plan Land Use Map. The Map is a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map has been prepared to identify suitable azeas for future residential, commercial, and industrial development. 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. Staff believes the residential nature of existing and future uses in the surrounding azea deems this site more appropriate for residential uses as currently depicted on the future land use map. Therefore, Staff is not supportive of the requested map amendment to Mixed Use -Community for this site. m. Implementation Janicek Ten Mile-Chinden Boulevazd/SH 2O-26 Property CPA PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 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 if the proposed change to the future land use map is denied as recommended by staff, that it will not result in an unconstitutional taking of private property as previously stated. 9. UNIFIED DEVELOPMENT CODE No amendments to the Unified Development Code are being proposed. If the CPA application is approved and the Comprehensive Plan Future Land Use Map designation is amended to Mixed Use - Community, the property will need to be rezoned to a zone compatible with the mixed use designation, prior to development of the site. 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 all of the subject property (15.46 acres) from "Medium Density Residential" to "Mixed Use -Community." With the CPA application, the applicant submitted a conceptual site plan showing how the property may develop in the future with a mix of retail, retaiUoffice, and multi-family residential uses. The applicant is not requesting annexation and zoning of the property at this time. (Note: YYithout an annexation and zoning application and subsequent Development Agreement, the City cannot require the applicant to develop the site consistent with the submitted concept plan. If Council approves the subject CPA, the site may be developed entirely different from the plan attached in Exhibit A.2.) If approved, the applicant intends to construct a mixed use development consisting of 62,988 square feet (s.f.) of retail uses; 11,412 s.f. of retaiUoffice uses; and 39 multi-family residential units on the subject property as depicted on the conceptual site plan attached in Exhibit A.2. The subject property is currently being farmed along with the adjacent properties to the west, south, and east. There are existing rural residential properties to the north of the site across Chinden Boulevard/SH 2O-26. All of the surrounding undeveloped land is planned for medium density residential uses. Conceptual Site Plan: The applicant has submitted a conceptual development plan showing how the site may develop in the future with 1 multi-tenant retail building consisting of 12,808 square feet (s.f.); 1 big box retail building consisting of 50,180 s.f., fronting on Chinden Boulevard/SH 20-26; 4 retaiUoffice buildings consisting of 2,853 s.f. each, fronting on Ten Mile Road; and 39 multi-family residential units at the southwest corner of the site behind the proposed commercial uses. No development is proposed at this time. Staff is not supportive of the proposed mixed use designation for this site and does not believe that commercial uses are appropriate because of the location of the site adjacent to Highway 2x26 (lack of access) and the residential nature of the Janicek Ten Mile-Chinden Boulevazd/SH 2O-26 Property CPA PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 rest of the area. Therefore, Staff is not supportive of the proposed concept plan. Access: The conceptual site plan depicts access for the site from one full-access driveway to/from Chinden Boulevazd/SH 2O-26 and one full-access driveway to/from N. Ten Mile Road. No accesses exist or are proposed to adjacent properties to the west and south for interconnectivity. The UDC (11-3H-4B.2) specifically prohibits access to SH 2O-26, a major transportation corridor, when a change or increase in intensity of use is proposed. For this reason, if the map amendment is approved and this site is eventually developed as a mixed use project, Staff will not support access to Highway 20-26. Further, ITD also does not support access to Highway 20-26. Additionally, all mixed use projects aze required to be directly accessible to neighborhoods within the section by both vehicles and pedestrians, as required in the Comprehensive Plan; access would be required to be provided to the west and south for interconnectivity. Note: Staff believes that without an access to Chinden Boulevard, a mixed use designation and future commercial development would not be viable in this location.. Building Elevations: Conceptual building elevations were not submitted with the subject CPA application. Landscaping: There aze no existing trees or landscaping on this site. No landscaping improvements aze required at this time but perimeter and internal landscaping will be required upon development of the site. Analysis: Because of the current and future residential nature of this area, Staff does not believe that all of the future uses envisioned within the mixed use -community designation would be compatible with existing and planned future uses in this area. Therefore, Staff is not supportive of changing the future land use designation of this property to mixed use -community. Also, because of the relatively small size of this site and because of the access restrictions to Highway 20-26, Staff believes that it will be difficult for a mixed use project to be viable on this site. Typically, mixed use developments located adjacent to a state highway are located at the half mile, or have access to the half mile via a frontage or backage road, where access to a state highway is allowed by the UDC. A street paralleling the highway is then provided for future connectivity and access to all properties fronting the highway that lie between the applicant's property and the nearest section line road and/or half mile collector road. Staff'encouraged the applicant to work with the property owner to the west (Brighton Investments, LLC) to possibly include all of the property to the half mile point west of the site in the CPA; however, the property owner was unsure as to how they wanted to proceed with development of the property at this time due to market conditions and did not wish to be included in the map amendment request at this time. Even if this property had been included in the CPA, staff is not sure that commercial/mixed use is appropriate for this area. (Note: A CPA application has also been submitted for 94 acres south of the subject property on the northwest corner of Ten Mile and McMillan Roads. This CPA is different from the subject CPA application in that the property does not require access to/from a state highway and it is much larger in size with a large mix of uses (retail, office, multi family, etc.) and zoning designations. It is anticipated to serve as a major employment center for the City of Meridian, where this site is planned as more of a retail center.) For the above stated reasons, Staff does not believe that approving the requested CPA to change the future land use designation for this property from medium density residential to mixed use -community would be in the best interest of the City. Therefore, Staff is in recommending denial of the requested CPA application based on the Findings listed in Exhibit Janicek Ten Mile-Chinden Boulevard/SH 2O-26 Property CPA PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 C of this staff report and the Analysis in Sections 8 and 10. Please see Exhibit C for detailed analysis of facts and findings for a CPA and RZ. b. Staff's Recommendation: Staff is not supportive of the proposed CPA application as proposed by the applicant. Therefore, Staff is recommending denial of the applicant's request to amend the Comprehensive Plan Future Land Use Map to a Mined Use -Community land use designation, as presented in the staff report for the hearing date of August 7, 2008. This recommendation is based on the Analysis in Sections 8 and 10 and the Findings of Fact as listed in Exhibit C of this staff report. The Meridian Planning & Zoning Commission heard this item on August 7, and 14, 2008. At the uublic hearing on August 14. 2008 they moved to recommend aaaroval of the subiect CPA request. 11. EI~~ITS A. Drawings 1. Vicinity Map 2. Conceptual Site Plan (dated: 6/25/08) 3. Comprehensive Plan Future Land Use Map a. Future Land Use Map Depicting Current Designation of Medium Density Residential b. Future Land Use Map Depicting Proposed Change to Mixed Use -Community (not recommended by Staff B. Other Agency and Department Comments C. Required Findings from the Unified Development Code Janicek Ten Mile-Chinden Boulevard/SH 2O-26 Property CPA PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 A. Drawings 1. Vicinity Map Exhibit A CITY OF MERIDIAN PLANNIl~TG DEPARTMENT STAFF REPORT FOR THE HEARIlVG DATE OF SEPTEMBER 23, 2008 2. Conceptual Site Plan (dated: 6/25/08) wESlwwo ssratES suwM9oN ~ ~ ~ c~ Ptl e„~:3 _ _ _ _ °- _ _ _ W. CHINDEN BOULEVARD (U.S. HIGHWAY 20-26) -- --- --- --- --- -- -' ° - - ~ - - - - g - - ------ -- -- - --- -- I A: _ ~~ ~ ~~ ~~ _ ' ~ I g I I I ~~ ~ ' o~~~ ' ' ° I i ~ I1 ! , . 91~ 'I ~I~I~~p - ~~ ®,m>s ~ I ~ I &r s ff l ~;AA I I I ~ ~ ~ I $ ~~" ~ ! ~~~ ` _ I~~ I I _ _ ~ ~ t II I , II ~ ~ I fff Jl_ I ~ I I I +`; ~ ~ ~ e~ ..1_j_ ~( ~ I I ~ '. ~ I I ,I I va __ I I ~ - - .: ®~ - I I I ~ ~ f T' _ ~~ ~ _ - - ~ t= -_ I I I i REVISED PRELIMIWiRY~SI~TTE tPLtA~N~ 8~ Jni~jL~a i I ~ ~ ~ ~ ~ _ ~ ~ 1 ~ j I Inoom uu~. a~ ®ol +or aamc mno ~ ~ ~,a i I ~~1 Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 3. Comprehensive Plan Future Land Use Map Exhibit A a. Future Land Use Map Depicting Current Designation of Medium Density Residential CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 b. Future Land Use Map Depicting Proposed Change to Mixed Use -Community (not recommended by Staf, fl 1 1 ,i ,~. t ~i ,. I } -., - - ~ ,- _-~"~-` Gplf - r.- ~ - J,- - - erg - -, hV, . -- ~. J_ _ - - r ~ . ~-~ i `~~ ~' ~~ -~-- ~ ~c, t _- 1 ' , -~+ w t ~ eSy ~~ e\ _ .~ ~' .~~ ~ ~ ,1 .~ ~ ,~~, _ r - >tutw ~ _ _ ~.,I r~T~1~ 3 ~ „ _ t w I City of Meridian Sub act ~ FV!E Future Land Use Map r"il'~ i -~., Property r' f `~'~ ~ ~ Il UrA 8 ee ~. ---J RIrUREIAND UEES _ .. Commerdel / ~-, ~ i Industrial -~ ~ '`~~ i \\ High Density Residential ~. ,. ~~ -': Medium Density Residential \~.` ~ ~ a ~ r 0 Low Density Residenti~ MALTA -. ~ ~OldTown I' ~ ~i~II~ ~ ~~ t - ~ Moved Use- Interchange i ~ ~ ~ i Mixed Use- Regional - '~` _ ~i_ - - _ Moved Use -Community 0 Moved Use- Neighborhood i^ ~~ i" - ~~ Mbced Use - M+aste Water Treatment Plant ~ PubliU(]uasi-Public '. ,~ , f k Mf~Ak - :._ ~p ~ _ ~- - 11~ ~ , i. IDAI~O /sy~, ~~ ~~ Prepared bythe Meridian Planning DepartrneM ;;1„~ '~ ,,~,~ „'fir j . - -,J r Print Date: July 30th 2008 r i=. _ Exhibit A 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 COMMERCIAL AND INDUSTRIAL -Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least three means of fire apparatus access for each structure. Two of the access roads shall be placed a distance apart equal to not less than one half of the length of the overall diagonal dimension of the property or area to be served, measured in a straight line. 1.3 COMMERCIAL AND INDUSTRIAL -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) 2. PUBLIC WORKS DEPARTMENT 2.1 The City of Meridian Public Works Department will need to review the applicant's proposal for utilities location and sizing when the application submits for annexation and zoning. 3. IDAHO TRANSPORTATION DEPARTMENT TTD submitted the following letter in response to the subject application: (see next page) Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 City of Meridian S ~ 660 E. W~tettawer Lane Suite 20Z Meridian, Idaho 83642 FA]K SBB~+5854 Re: Location: 31NC Chiaden Bkvd. do Ton Mile Rd. Rwte: US 20 MP 36.26 Naffie: Janic~c Properties, LLC Cam N©. CPA 08-tiQ1 Hcaaag Bate: July 31, 2008 Thank yon for the oppan~taaity to ea~mmen! oa this notice The property has no existing access to US 20!26. In August 2006, aia office received a permit application from Bradley Jamcelt to move an egstiag eppaoach looted approximately',4 m0e east ofTem 1Ville Road to a sew lo~oa 568 foet ~ Tea Mile Road to serve a sob distrr`bution cempaay. eecsuse the existing approa~ Mr. Jeoicekc was looking to relo~e was locked on an ad,~ac~t parcel, lTD sent a lettcr to Mr. Janicxk an August 10, 2006 roguesdiag additional infarraafion and clarification No zuspoase was received parr to August 10, 2007, r~esultiag in closure of the ~li~lion due ~o iaacivity fmm the appkic~at. Our o~cedoes ~t sport direct aec~ss firms the prryrerty ~ U3 20/26 ae shown is the conceptual layout s~Bed with the application, We have saf®ty and mobility cancerms with as ac~3 so clost~ (approx 570 feet) to the Ten Mile iatetsectiton Fut~ear, the proposed access shown onto U3 20I26 is inconsistent with the an going 20!26 coaidor study; ll'D Board deaigba~ed Type 1V access camtrol sp~g; ~d eity ordinance far spacsag as US 20/26. If ~ direct aoc~s to U3 20f26 is provided through ITD's p~ag process aad/Ar the City's lead use authority, is the plea to have retail uses smaller to Ohe layout shown is the applicaot'a concept plea viable? if yon have say quastioas please cell me at 334-8377. Siaceiely, K Pam (;olden, P.E. Distri~ Thrce+ Development and Access Manage~aent 1'sngin~ Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 4. ADA COUNTY HIGHWAY DISTRICT 4.1 Site Specific Conditions of Approval This application is for a comprehensive plan amendment only. Listed below are some of the requirements the District may administer when it reviews this site with a formal development application (additional policies may be considered with a specific redevelopment application): 4.1.1 Dedicate additional right-of--way to meet the 48-feet from centerline along Ten Mile Road abutting the site. 4.1.2 Construct a 5-foot detached concrete sidewalk along Ten Mile Road abutting the site. 4.1.3 Construct one access to Ten Mile Road aligning with the future street proposed with Irvine Subdivision. 4.1.4 Provide a minimum 21-foot street section on either side of the proposed center landscape islands. 4.1.5 Construct two stamped concrete pedestrian crossings on the internal public streets as proposed. Coordinate the ultimate design and location of the stamped concrete crossings with District Development Review staff. 4.1.6 Comply with all Standard Conditions of Approval. Staff recommends that the applicant and/or representative schedule apre-application meeting with District Staff prior to design and submittal of a formal development application. 4.2 Standard Conditions of Approval 4.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way. 4.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of--way. 4.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4.2.5 Comply with the District's Tree Planter Width Interim Policy. 4.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 4.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 4.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 4.2.9 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 4.2.10 Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 4.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACRD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACRD right-of--way. The applicant shall contact ACRD Traffic Operations 387-6190 in the event any ACRD conduits (spare or filled) aze compromised during any phase of construction. 4.2.12 No change in the terms and conditions of this approval shall be valid unless they aze in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 4.2.13 Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Exhibit B CITY OF MERIDIAN PLANNIlVG DEPARTMENT STAFF REPORT FOR THE HEARIlVG 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 frill 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 is consistent with other elements of the Comprehensive Plan if interconnectivity with the Bainbridge development is provided and no access to Chinden Boulevazd is allowed, per the discussion at the hearing. 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 will be compatible with surrounding existing and future residential uses. 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 generally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan. Further, the Commission finds the MU- C land use designation requested by the applicant for the subject 15.46 acre pazcel is compatible with adjacent properties in the azea designated for medium density residential uses. d. The proposed amendment is consistent with the Unified Development Code. The Commission fords that the proposed amendment to MU-C is consistent with the Unified Development Code if access to/from the site is prohibited to/from SH 2O-26. e. The amendment will be compatible with e~sting and planned surrounding land uses. The Commission fords that the proposed mix of commercial and residential uses on this site will be compatible with surrounding (existing and future) residential uses. 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 finds that the proposed map amendment to Mixed Use -Community will provide a logical combination of uses that allows sufficient azea to mitigate the impact of future 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. According to the discussion at the hearing, the Commission finds that the proposed amendment is in the best interest of the City. Exhibit C