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HomeMy WebLinkAboutZamzow's RecsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARIlVG DATE OF SEPTEMBER 23, 2008 STAFF REPORT Hearing Date: September 23, 2008 TO: Mayor & City Council FROM: Caleb Hood, Current Planning Manager E IDIAN~^ (208) 884-5533 ~ ®~ ~ SUBJECT: Zamzows Chinden • CPA-08-007 Comprehensive Plan Map Amendment to modify the land use designation on approximately 10 acres of land from Medium Density Residential to Mixed Use -Community 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, JR, LLC, has applied to amend the Comprehensive Plan Future Land Use Map (CPA) by changing the land use designation on approximately 10 acres of land from Medium Density Residential to Mixed Use -Community. The site is located on the south side of Chinden Boulevazd (State Highway 20/26), approximately % mile east of Meridian Road at 545 E. Chinden Boulevazd. The property is currently zoned RUT (Ada County) and is within the City's Area of Impact and Urban Service Planning Area. This property is not contiguous to the existing corporate boundaries of the City of Meridian and is not currently eligible for annexation. Although the applicant has not submitted an annexation or development application, the applicant has submitted a conceptual development plan showing how the site may develop in the future. In addition to retaining the existing business, additional retail businesses and residential uses aze shown on the concept plan. Access to/from the site is proposed from one full-access driveway on Chinden Boulevazd located approximately in the middle of the property, and one shazed driveway located at the west property line. The applicant's request, including analysis of the proposed concept plan is included below. 2. Si]1VIlVIARY RECOMMENDATION Staff has provided a detailed analysis of the requested CPA application below. Staff has determined that allowing a "Mixed Use -Community future land use map designation on the subject property would not be in the best interest of the City. Staff is recommending denial of the CPA application per the Analysis in Sections 8 and 10 and the Findings listed in Ezhibit C of 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 to be heard on August 7, 2008. Staff anticipates that additional time may be necessary to make it through all of the CPA applications. Therefore, if the Commission is inclined to 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 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 voted to recommend anuroval of the subject CPA request. Zamzows Chinden 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: Darin Eisenbarth, Doug Zamzow ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Caleb Hood (8-7 Meeting) vi. Other staff commenting on application: Anna Canning (8-14 Meeting) b. Key Issue(s) of Discussion by Commission: i. Access to State Highway 20/26. ii. Past and current Comprehensive Plan Future Land Use Map designations for this ro e iii. Adiacent land uses and feasibility of vehicular interconnectivity. c. K_ey Commission Change(s) to Staff Recommendation: i. Staff recommended denial. the Commission is recommending approval. The Commission feels like mined use community is an appropriate land use designation for this property given the current and long-term use and based on the conceptual site plan submitted. d. Outstanding Issue(s) for City Council: i. There are currently two full-access driveways to Chinden Boulevard. a state highway, on this property. If the subiect CPA is approved a variance to allow access points for commercial development will most likely be requested by the applicant in the future (when the owner requests annezation). Currently. there are no other city-approved access points/driveways to Chinden Boulevard, except public streets at the mid-mile. Staff believes access to Chinden should be prohibited to this site in the future (once annexed) as Chinden should be preserved as a transit corridor. The land uses and associated access points shown on the applicant's concept plan do not further this goal. The Council should determine if mined use -community is an appropriate land use for the property. ii. The applicant has submitted a letter requesting reimbursement of the fees paid for this application. 3. PROPOSED MOTION Denial I move to deny File Number CPA-08-007, as presented during the hearing on September 23, 2008, for the following reasons: (you should state specific reasons for denial.) Continuance I move to continue File Numbers CPA-08-007, to the hearing date of (insert hearing date), for the following reason(s): (you should state specific reasons for continuance) Approval I move to approve File Number CPA-08-007, as presented in the staff report and during the hearing on September 23, 2008 (please state specific reasons why the motion is for approval). 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: Located on the south side of Chinden Boulevard/Hwy 20/26, approximately''/a of a mile east of Meridian Road (Parcel No. 5053021280) Northwest % of Section 30, Township 4 North, Range 1 East b. Owners: Zamzows Chinden CPA PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 JR, LLC 1201 Franklin Boulevard Nampa, Idaho 83687 c. Applicant: Same as Owner d. Representative: Doug Zamzow, D.S. Zamzow Consulting 415 Schweizer Lane Boise, Idaho 83706 e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Future Land Use Map Designation: Medium Density Residential g. Applicant's Statement/Justification (reference submittal material): "Part of the property is currently being used as Commercial (Zamzows Retail). JR LLC has owned this property for approximately four years... To our knowledge, neither JR LLC nor Zamzows Inc. were notified in advance of a recent City of Meridian comprehensive plan amendment that changed the allowed use(s) of this property. The mixed use concept (ie. offices, retail, residential) proposed for this property will provide facilities and services to the local area that do not currently exist, as well as employment opportunities." See applicant's narrative for more 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 (Planning & Zoning Commission; September 1 and September 15.2008 (City Council) c. A Public Service Announcement was broadcast faxed on: July 11, and August 4, 2008 (Planning & Zoning Commission); September 12.2008 (City Council) d. Radius notices mailed to properties within 300 feet on: July 14, 2008 (Planning & Zoning Commission); Aus?ust 29.2008 (City Council) e. Applicant posted notice on site by: July 28, 2008 (Planning & Zoning Commission); September 13.2008 (City Council) 6. LAND USE a. Existing Land Use(s): The subject property is currently being used for commercial purposes. There is a Zamzows store/nursery/greenhouse and a safe/BBQ business on the site. b. Description of Character of Surrounding Area: The surrounding area is a mix of agricultural, rural residential, church and retail uses. c. Adjacent Land Use and Zoning 1. North: Chinden Boulevard, and single-family homes in Castlebury Subdivision, zoned Rl in Ada County 2. East: Lutheran Church, zoned RUT (Ada County) Zamzows Chinden CPA PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 3. South: Agricultural property, zoned RUT (Ada County) 4. West: Catholic Church, zoned RUT (Ada County) d. History of Previous Actions: No development applications have been processed on this property. However, in 2006 the Map was amended to include several changes in North Meridian. One of the changes was to move the Mixed Use -Community (Neighborhood Center) designation in this section. With the adoption of the 2002 Map, a Mixed Use -Community (Neighborhood Center) was planned for the mid-mile between Locust Grove and Meridian Roads. In 2006 the MU-C (NC) designation, which the subject property was part of, was moved off of this property, further to the east. This property then received the current, Medium Density Residential designation. It should be noted that although this property has previously been designated for Mixed Use - Community with a Neighborhood Center, it was on the periphery of that designation. According to the Neighborhood Center Concept Diagram in the Comprehensive Plan (page 100), residential densities are appropriate azound on the periphery around the core commercial at the mid-mile of Neighborhood Centers. So even though the Map designation changed in 2006 through the public hearing process, the land uses that are expected for this property have been residential since 2002 when the current Comprehensive Plan was adopted. e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: Rio Colinas Dr (Hacienda Subdivision) or N Claze Way (Saguazo Canyon No 13) Location of water: E Rio Colinas Dr (Hacienda Subdivision) or N Claze Way (Saguaro Canyon No 13) Issues or Concerns: The applicant will need to obtain an easement from one of the surrounding property owners to provide sewer and water to this site. 2. Vegetation: This site is primarily used for growing and selling vegetation, and associated goods. 3. Flood plain: This property is not within the floodway or floodplain. 4. Canals/Ditches Irrigation: There aze no canals or ditches of significant size that cross this property. 5. Hazards: Staff is not aware of any potential hazards on this site. 6. Proposed Zoning: NA (The applicant is not eligible to annex and zone the property at this time. The property is not contiguous to the city limits). 7. Proposed Comprehensive Plan Future Land Use Map Designation: Mixed Use -Community 8. Size of Property: 9.46 acres f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this site is depicted on the concept plan via one full-access point to/from Chinden Boulevazd, a shazed access to Chinden at the west boundary, and cross access to the churches to the east and west. This is essentially what access to this property looks like today, except for the proposed cross- access to the east. 7. COMMENTS MEETING On July 18, 2008, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Public Works Department, Idaho Transportation Zamzows Chinden CPA PAGE 4 CTI'1' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 Department, and Sanitary Service Company. The Fire Department commented that they would prefer access to this site to be limited to the local streets, not Chinden. The Idaho Transportation Department had similaz comments/concerns about access. Staff has included all comments and recommended actions in the attached Exhibit B. 8. COMPREHENSIVE PLAN CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS: This property is currently designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. The applicant is requesting a Map amendment to "Mixed-Use 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 aze either infill in nature or situated in highly visible or transitioning areas 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 ofnon-residential uses, up to 200,000 squaze feet of non-residential building azea and residential densities of 3 to 15 dwelling units to the acre. Per the conceptual development plan, the subject site may develop with commercial uses such as retail, with zero lot line residential units to the south. Idaho Code 67-6508 states that "the plan shall consider previous and existing conditions, trends, desirable goals and objectives, or desirable future situations for each planning component." Staff has reviewed the subject CPA application and offers the analysis and recommendations contained herein for the Commission and the City Council's consideration. Please see Exhibit B for detailed analysis of the required findings for a Comprehensive Plan Map Amendment. Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (staff analysis is in italics below policy): • "All mixed use projects shall be directly accessible to neighborhoods within the section by both vehicles and pedestrians." (Chapter VII, page 103) The site lies adjacent to land that is designated on the future land use map for medium density residential uses (south and east). Vehicular connections are proposed to the east and west properties on the concept plan, but no pedestrian connections are shown. If the City approves a mixed use designation for this site, Staff will recommend that vehicular and pedestrian accesses be provided to adjacent properties as a condition of approval offuture land use applications. • "Where the project is developed adjacent to low or medium density residential uses, a transitional use is encouraged." (Chapter VII, page 102) The site is located adjacent to land that is designated for medium density residential and public/quasi public uses. This site is one designated for the transition to the non-residential uses further to the east. If the City approves a mixed use designation for this site, Staff will recommend that residential uses be provided as a transitional use adjacent to the south and east as a condition of approval of future land use applications. A transition should occur to the non- residentialland uses. Zamzows Chinden CPA PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 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. Further, land use buffers may be required along the perimeter where commercial properties abut residential. Internal parking lot landscaping will also be required in accordance with the standards listed in UDC 11-38-8. Chapter VII, Goal I, Objective B (page 109) -Plan for a variety of commercial and retail opportunities within the Impact Area. The City has planned for a variety of commercial and retail opportunities in North Meridian. This site is not one planned for commercial and retail. Staff believes that the proposed mixed use designation will further saturate this area with non-residential land uses, making some other sites planned for this type of development difficult to build. Staff believes that the mixed use%ommercial opportunities in this area should be closer to the mid-mile between Locust Grove Road and Meridian Road, not here. • Chapter VII, Goal III, Objective A, Action 1 (page 111) -Ensure that adequate public services, including transportation, for existing and future development are provided. City services are currently not available to the subject property. This property is currently not contiguous to the City limits. Sewer service will be provided by the North Black Cat Trunk which is currently under construction in Black Cat Road and will be extended east on McMillan Road. Chinden Boulevard is going through a corridor preservation study, but ITD does not have funds and does not have any plans to widen Chinden in front of the property any time soon. • Chapter VII, Goal IV (page 112) -Encourage compatible uses to minimize conflicts and maximize use of land. Staff does not believe that the proposed Mixed Use -Community land use designation for this property is fully compatible with the future residential uses that surround this site. The existing Medium Density Residential designation is the most compatible use of the land. Depending on exact land uses in the future, the designation may be compatible with the existing churches to the east and west. 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. 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. Residential and commercial developments must be easily served by City infrastructure and public services. Although this property is not currently contiguous, a plan is in place for all necessary Zamzows Chinden CPA PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 services to be available to the subject site in the future. This area is rapidly transitioning from rural to urban and this property has been accounted for as medium density in the long range regional transportation model at COMPASS. c. Housing The City of Meridian is charged with ensuring adequate and attractive living environment which meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. Staff believes that the subject site is a good candidate for attractive, medium-density residential development. d. Economic Development Meridian's economic base has been gradually shifting over the last 20 years from afarming-based economy to a retail, service, and manufacturing-based economy. During this time, local policy with regard to the types of lands needed to support the economic and employment needs of the community has also changed. The 2002 Comprehensive Plan forecasts the need to continually adjust the provision of commercial lands in order to gradually broaden economic opportunity throughout the City. Based on a 2005 market assessment of North Meridian by Thornton Oliver Keller, between 13,500 and 14,500 households are expected in this area in 2025. Based on the anticipated number of households, the assessment gauges the amount of office and retail space (in acres) the area can sustain. The assessment states that, with 13,500 to 14,500 households, the North Meridian Area will need/support 100 to 140 acres of retail and 40 to 70 acres of office. Staff compared those estimates to existing zoning and adopted future land uses in the same geography. Of approximately 8,500 acres in the area, 4,700 have annexed into the City (leaving about 3,800 acres yet to develop). Within the area that is akeady annexed, the following non-residential zoning districts and acreages are present: C-G: 217 acres C-C: 33 acres C-N: 52 acres TN-C: 11 acres L-O: 205 acres TOTAL: 518 acres Similarly, adopted future land uses in North Meridian include the following designations and acreages on the Map: Commercial: 85 acres Mixed Use - R: 139 acres Mixed Use - C: 367 acres Mixed Use - N: 98 acres Office: 125 acres TOTAL: 814 acres In short, based on the 2005 assessment, the City has almost three times the amount of acreage zoned for office and substantially more acreage for retail than the area can probably support. (NOTE: This study is not the final word on appropriate mixes of land uses. However, compared to other communities in the area, it would appear that North Meridian does not have a shortage of areas planned for non-residential uses). Zamzows Chinden CPA PAGE 7 CTTY OF MER]DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 In the past, the subject parcel was identified as appropriate for mixed use to take advantage of access to the highway system and based on existing land use. However, in 2006 the land use designation was changed because the UDC prohibits access to state highways at points other than the mid-mile location, which this property does not have. Due to change in access restrictions and the availability for non-residential uses in the area, this site makes long-term sense for residential, not commercial uses. e. Public Services, Facilities, and Utilities This property is planned to be serviced with residential utilities and facilities. f. School Facilities and Student Transportation The purpose of this element is to direct new residential development to areas with adequate school facilities and student transportation. According to the School District, North Meridian does have an overcrowding problem. However, this property is not planned for immediate annexation and development. Hopefully by the time it is developed, more school facilities and transportation opportunities will be available to the residents. g. Transportation The purpose of this element is to promote an efficient and safe transportation system within the City. Staff believes the proposed plan amendment may negatively impact transportation within the square mile. The UDC prohibits access to state highways at points other than the mid-mile. However, as shown on the submitted concept plan, the applicant is proposing multiple access points to Chinden Boulevard, a state highway. Based on the UDC and the Comprehensive Plan, Staff has to assume that access to this site will eventually be provided through adjacent properties, not Chinden Boulevard. If this is the case, staff does not support commercial traffic cutting-through residential neighborhoods for access to the proposed retail uses. Staff believes that this scenario would not be efficient. h. Natural Resources The purpose of this element is to promote conservation of areas of natural significance, where appropriate. Staff does not believe that development of this property will significantly pollute or degrade the natural environment. In fact, the applicant is proposing to retain some of the amenities (ponds) on this site. 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. j. Hazardous Areas The purpose of this element is to ensure regulation of development in hazardous areas, such as floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas on this site. k. Recreation Recreation resources within Meridian include 15 City parks totaling approximately 180 acres. The City is in process of developing new park facilities. The City also maintains several pathways. This site is not formally designated for recreational purposes. 1. Land Use The policies of this element 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 Zamzows Chinden CPA PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 development, among other land uses. The Map is designed to be a projection of growth patterns for the City. Therefore, the Map is to be used as a guide for decisions regarding request for land use changes. Staff believes that residential development, not mixed-use, is the best designation and future land use on this property, once annexation is requested. m. Implementation The City provides the necessary staff and facilities to administer and enforce the policies and goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the Comprehensive Plan and its policies, under the direction and supervision of the Meridian City Council. The Planning & Zoning Commission is also authorized by the Council to review, approve and make recommendations on proposals affecting the public's interest in land use. n. Property Rights The purpose of this element is to ensure that the land use policies, restrictions, conditions, and fees do not unconstitutionally violate private property rights, and establish a consistent review process that enable the city to ensure that any proposed actions will not result in an unconstitutional taking of private property without due process of law. Staff believes that the Comprehensive Plan Land Use Map change would not unconstitutionally deprive the property owner of economically viable uses of the subject property. NOTE: The applicant has submitted a letter requesting a refund of the $2,409 fee associated with the CPA application. The applicant claims that they were not adequately notified in 2005 that the City was considering changing their Map designation from Mixed Use -Community to Medium Density Residential. 9. UNIFIED DEVELOPMENT CODE No amendments to the Unified Development Code (LTDC) are being proposed. The proposed Map amendment does not have an affect on the UDC. All future development on this property should comply with the UDC provisions in effect at the time. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation (does not reflect Commission action, only Planning Staff analysis) COMPREHENSIVE PLAN AMENDMENT The applicant is proposing to amend the current Comprehensive Plan Future Land Use Map designation for approximately 10 acres from "Medium Density Residential" to "Mixed Use - Community." With the CPA application, the applicant submitted a concept site plan showing how the property may develop in the future with a mix of retail and residential uses. Two access points to Chinden are shown on the concept plan. The applicant is not requesting annexation and zoning of the property at this time, as the property is not contiguous. (Note: Without an annexation and zoning application and subsequent Development Agreement, the City cannot require the applicant to develop the site consistent with the submitted concept plan. If the City approves the subject CPA, the site may be developed entirely different from the plan attached in Exhibit A.2.) Conceptual Site Plan: The applicant has submitted a conceptual development plan showing how the site may develop in the future. The existing landscape nursery business is proposed to remain with new retail buildings going in near Chinden Boulevard. Residential units are shown on the southern half of the property. Two vehicular accesses to Chinden Boulevard are shown. Cross access to the east and west are shown, but no connectivity to the parcel to the south is proposed. No developments, or development applications, are proposed at this time. Staff is not supportive of the proposed mixed use Map designation for this site and does not believe that commercial Zamzows Chinden CPA PAGE 9 CITY OF MERIDIAN PLANNIlVG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 uses are appropriate because of the location of the site adjacent to Highway 20-26 (lack of access, the anticipated adjacent land uses, and the need for more residential, not commercial, land uses in North Meridian. Therefore, Staff is not supportive of the proposed concept plan. Access: The North Meridian Auto Circulation Map in the Comprehensive Plan (Figure VI-8-A on Page 76) shows a baclcage road connecting Meridian Road to Jericho Road, with no access to Chinden to this site. As noted above, the concept plan depicts access for the site from two fitll- access driveway to/from Chinden Boulevazd/SH 2O-26. The UDC (11-3H-4B.2) specifically prohibits access to SH 2O-26, a major transportation corridor, when a change or increase in intensity of use is proposed. For this reason, if the Map amendment is approved and this site is eventually developed as a mixed use project, Staff will not support access to Highway 20-26. Further, ITI) also does not support access to Highway 20-26, and requests additional information from the applicant prior to providing a formal response to the proposed development (see Exhibit B). Additionally, all mixed use projects are required to be directly accessible to neighborhoods within the section by both vehicles and pedestrians, as required in the Comprehensive Plan; access would be required to be provided to the east, west and south for interconnectivity. Note: Staff believes that without an access to Chinden Boulevard, a mixed use designation and future commercial development is not the best use of the land. Analysis: The subject property currently has commercial enterprises operating on the site. There are existing churches to the east and west and rural residential properties to the south of the site. The properties to the south and east of the subject site aze also currently designated "Medium Density Residential" and the church property to the west is designated "Public/Quasi-Public". Because of the future medium density residential nature of this azea, Staff does not believe that a mixed use -community designation would be compatible with existing and planned future uses in this azea. 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 long-term commercial aspects of a mixed use project to be viable on this site. Typically, in Meridian mixed use developments located adjacent to a state highway aze 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 pazalleling 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 neazest section line road and/or half mile collector road. For the above stated reasons, Staff does not believe that approving the requested CPA to change the future land use designation for this property from medium density residential to mixed use - community would be in the best interest of the City. Therefore, Staff is in recommending denial of the requested CPA application based on the Findings listed in Exhibit C of this staff report and the Analysis in Sections 8 and 10. Please see 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 Mixed 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. On Auf:ust 14. 2008, the Plannins & Zonins: Commission voted to recommend anuroval of the subiect CPA anl7lication. Zamzows Chinden CPA PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 11. EDITS A. Drawings 1. Vicinity Map 2. Conceptual Site Plan 3. Future Land Use Maps (3) B. Other Agency and Department Comments C. Required Findings from the Unified Development Code Zamzows Chinden CPA PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 A. Drawings 1. Vicinity Map Exhibit A- 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 2. Conceptual Site Plan uouglcss a. cwnzaw. _ 2oel~ot ~. /r-~ ems, ro a~oa ;arm~v~a~c~i~~ a~ ~ ~ R ~~~ ct~oe~a -F- l~xZV ~ .a~~°e ~a2.. _ Exhibit A- 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 3. Future Land Use Maps (3) RTTF. 2002 LAND USE MAP Current Map Designation Exhibit A- 3 O CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 B. Other Agency and Department Comments 1. FIRE DEPARTMENT 1.1 Limit access to this property to be from local streets. 2. AC13D Site Specific Conditions of Approval This application is for a comprehensive plan amendment only. Listed below are some of the site specific conditions of approval that the District may require when it reviews a future development application. The District may add additional site specific requirements when it reviews a specific redevelopment application. 1. Coordinate with District staff to determine whether a traffic impact study will be required with subsequent development applications, and if so, to determine the scope of the traffic impact study. 2. Comply with requirements of ITD and City of Meridian for the Chinden Boulevard (US-20/26) frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact the District III Traffic Engineer at 334-8340. 3. If constructing the internal streets as public roads: a. Construct all internal streets as 36-foot street sections with vertical curb, gutter, and 5-foot concrete sidewalks, all within 50-feet ofright-of--way. b. Construct the main entry road off Chinden Boulevard (US-20/26) along the west property line (where the shared driveway is currently located). Construct this road as a half street section with 24-feet of pavement with vertical curb, gutter, and sidewalk on the east side, and a 3-foot gravel shoulder and drainage Swale on the west side. c. Construct at least one stub street each to the east and south property lines. Install a sign at the terminus of each stub, stating that, "THIS ROAD WII.,L BE EXTENDED IN THE FUTURE." 4. If constructing the internal streets as private roads, coordinate with ITD and the City of Meridian for the design of the streets and how they intersect with Chinden Boulevard (US-20/26). 5. Comply with all Standard Conditions of Approval. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 3. IDAHO TRANSPORTATION DEPARTMENT 10INp • '00 r e July l 1, 2008 IDAHO TRANSiORTATION DEpAAT1yfNT P.O Bax 6028 Boise, ID 83707.2028 •9~' ut ADEE `!-Y TE REC ~~~ s 1300 City of Meridian Planning Department 660 B. Watertower Lane Suite 202 Meridian, Idaho 83642 FAX 888-6854 Re: Lotion: 545E. Chinden Blvd. Route: US 20 MP 38.52 Name: JR,LLC . Z.emzows Cam No. CPA OS-007 Hearing Date: July 31, 2008 Dear ZoniDg Thank you for the oppordtnity to comment on this notitx. This site has 2 existing rural access points for commercial agriculgDal use. Ttie addition of new retail (including drive-through and residential units) would increase the intensity of the nits. This proposed increase of traffic volumes may violate tho Meridian UDified Development Code, Chapter 3 Article H which says nse of existing approaches shall be allowed to continue provided the nature of the use dose not change or the intensity of u~ does not increase, Further, the ordinance goes on to ~y that if an applicant proposes a chmge or increase is iatetOity of use, the owner shall develop or otherwise acquire access to a stream other than the state highway. The use of the existing approach shall ce~e and the approach shall be ~andoned and removed. The site glen shows a collector or backage road m the southern portion of the property with housing between the rid and the property line. We world assume the intent of the City in the comprehensive plan was for the collector or backage roadways to be along property lines so they can provide atxess to multiple parcels. It is our opinion that the wlleetot/backage roadway world provide the highest access and circulation benefits if located on the southern piropeaty line. Are the two existing approaches phumed for closure when the parallel collector road has fidl cormedivity7 If so, is the plea to have new retail sited nearest the state highway viable? The commercial compoaems would beat the end of the road and patrons would have to travel through the r~ideatial area. Was any traffic informahion submitted with the epplic~tion? ff so, we would h'lre to review the information to evaluate temporary and/or long term safety end operational impacts of the increased volumes at the driveway. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 :r?"`~ it'~iaa Zoning Admituistrator July l4, 2008 LLC - Zamxows Page 2 of 2 a. ~P,A 08-007 -` `taring Date: July 31, 2008 ' ~, vVe would ,fully request that the City not take action on this application until the issues above have been adciccsse~l. However, should the City elect to approve the application, we would request a 70 foot setback fram'centerline to accommodate future highway widening. If you have any questions please call me at 3348377. Sincerely, Pam Golden P.E. District Throes Development aad Axes Managemem Engineer Exhibit B 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 fmds that the proposed change to the Future Land Use Map is consistent with other elements of the Comprehensive Plan. f f 7 b. The proposed amendment provides an improved guide to future growth and development of the city. The Commission fmds that the proposal to modify the Future Land Use Map will ~ be compatible with surrounding existing and future residential uses, and creates and improved ,:aide to future growth and development of the city. , c. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensive Plan. The Commission finds that the proposed amendment is internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan a~aa~ysts3. d. The proposed amendment is consistent with the Unified Development Code. The Commission fmds that the proposed amendment to MU-C is consistent with the Unified Development Code; however, the UDC does not allow access points to SH 2O-26 at the locations shown on the conceptual site plan. e. The amendment will be compatible with e~sting and planned surrounding land uses. The Commission finds that the proposed mix of commercial and residential uses on this site may Abe compatible with surrounding (existing and future) residential uses. .,a;., „~ ,. o..t;e., r 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. Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 The Commission fords that the proposed map amendment does sufficiently mitigate the impact of future commercial 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 the subject findings above, the Commission fords that the proposed amendment is-ne~ in the best interest of the City. Exhibit C