HomeMy WebLinkAboutTen Mile Area Map Revision CPA RecsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 14, 2008
STAFF REPORT
Hearing Date: October 14, 2008
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: Ten Mile Area Plan
• CPA-08-010
E IDIANj";~-
IDAHO
Comprehensive Plan Text Amendment to revise the Street Sections Map of
the Ten Mile Interchange Specific Area Plan.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Meridian Planning Department, is requesting approval of a Comprehensive Plan Text
Amendment to revise the Street Sections Map of the Ten Mile Interchange Specific Area Plan. This
map was adopted as part of the Ten Mile Interchange Specific Area Plan in 2007. The purpose of the
map is to outline a roadway network that would complement future land uses in achieving the desired
character in the area and clearly identify the design of the roadway for the public, the development
community and ACHD in the future. The subject area (streets) included in the text amendment are:
Black Cat Road from the railroad tracks to I-84; Franklin Road between McDermott Road and Linder
Road; Ten Mile Road between the railroad tracks and Franklin Road and Ten Mile Road from I-84 to
Overland Road; all within the Ten Mile Interchange Specific Area.
2. SUIVIMARY RECOMMENDATION
By City Ordinance, the Planning & Zoning Commission makes a recommendation to the City
Council on the CPA application. Below, Staff has provided a detailed analysis of the requested CPA
application. Staff recommends approval of CPA-08-010 for Ten Mile Area Plan, as presented in
the Staff Report for the hearing date of September 18, 2008, based on the Findings of Fact listed
in Exhibit C. The Meridian Planning & Zoning Commission heard this item on September 18.
2008. At the public hearing the Commission voted to recommend approval of the subiect CPA
request.
a. Summary of Commission Public Hearing:
i. In favor
ii. In opposition: None
iii. Commenting• None
iv. Written testimony: None
v. Staff presenting aAAlication: Bill Parsons
vi. Other staff commenting on application: None
b. Kev Issue(s) of Discussion by Commission:
i. The difference between the "A" and "B" street section design.
c. Kev Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
3. PROPOSED MOTION
Ten Mile Area Plan CPA-08-010 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 14, 2008
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CPA-
08-010 as presented in the staff report for the hearing date of October 14, 2008, with the
following comments: (Add any proposed comments.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CPA-08-
O10 as presented during the hearing on October 14, 2008, for the following reasons: (State
specific reasons for denial of the subject CPA application.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number
CPA-08-010 to the hearing date of (insert continued hearing date here) for the following
reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION
a. Site Address/Location:
The subject azea (streets) included in the text amendment aze: Black Cat Road from the railroad
tracks to I-84; Franklin Road between McDermott Road and Linder Road; Ten Mile Road
between the railroad tracks and Franklin Road and Ten Mile Road from I-84 to Overland Road -
all within the Ten Mile Interchange Specific Area.
b. Applicant:
City of Meridian Planning Department
660 E Watertower Street, Suite 102
Meridian, Idaho 83642
c. Applicant's Statement/Justification (reference submittal material): "The Ten Mile Interchange
Specific Area Plan was adopted by City Council on June 19, 2007. In addition to refining future
land uses in the vicinity of the Ten Mile Interchange, the Plan also outlines a roadway network
that will complement future land uses in achieving the desired character for the azea. The Plan
includes a "Street Section Map" (on page 3-22) that proposes conceptual street sections for
roadways throughout the area. Each roadway section type ("A" through "E") is illustrated on
pages 3-20 and 3-21 of the Plan." See applicant's narrative for more 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: September 1, and September 15, 2008 (Commission);
September 22, 2008 and October 6.2008 (City Council)
c. Radius notices mailed to properties within 300 feet on: August 22, 2008 (Commission);
September 19, 2008 (City Council)
d. The Public Service Announcement was broadcast faxed on: August 29, 2008 (Commission);
September 19, 2008 (City Council)
Ten Mile Area Plan CPA-O8-010 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 14, 2008
6. LAND USE
a. Existing Land Use(s): Rural residential properties, agricultural land and some smaller
commercial and industrial uses.
b. Description of Character of Surrounding Area: Mostly rural residential properties and
agricultural land, with a few urban residential subdivisions on the outskirts of the project
boundary.
d. History of Previous Actions: In 2007 the City Council approved the Ten Mile Interchange
Specific Area Plan for this azea. As part of that approval the street section map was adopted
with that document.
e. Existing Constraints and Opportunities:
1. Vegetation: There aze numerous existing trees on the subject properties that should
either be preserved or mitigated for at the time of development.
2. Flood plain: None of the subject properties lie within the floodway; however, some
properties that are adjacent to Ten Mile Creek are within flood zone A.
3. Canals/Ditches Irrigation: The Ridenbaugh Canal, Ten Mile Creek, Perkins Drain,
Rosenlof Drain, Purdham Drain, Marvin Canal, Kennedy Lateral, all course through
this area. There are also several smaller irrigation/drainage ditches in this area.
4. Hazards: Staff is not aware of any potential hazards within the project boundary.
5. Proposed Zoning: No annexation or zoning is proposed with this application.
6. Size of Property: 2,800 acres +/-
7. COMMENTS MEETING
On August 29, 2008, Planning Staff held an agency comments meeting. The agencies and
departments present include: Meridian Fire Department, Meridian Public Works Department,
Meridian Police Department and Sanitary Service Company. Staff has included all comments and
recommended actions in the attached Exhibit B.
8. COMPREHENSIVE PLAN ANALYSIS
The Ten Mile Interchange Specific Area Plan was adopted in 2007. The plan classifies future land
uses in the vicinity of the Ten Mile Interchange and outlines a roadway network that will complement
future land uses by achieving a desired character in this area. The Plan includes a Street Section Map
that proposes conceptual street sections for roadways throughout the azea. The purpose of the map is
to outline a roadway network that clearly identifies the design of the roadway for the public, the
development community and ACHD in the future. Staffbelieves the proposed changes to the Street
Section map aze consistent with the comprehensive plan.
Staff fords the following Goals, Objectives, and Action items contained in the 2002 Comprehensive
Plan to be applicable to these applications (staff analysis is in italics below policy):
• Chapter VI, Goal II, Objective A, Action 10 (page 85) - Identify a City liaison to: Encourage and
promote the development of an interchange at the Intersection of Ten Mile Road and I-84 by the
Idaho Department of Transportation.
The proposed plan specifically addresses the Ten Mile Interchange and its impact on the
surrounding properties. The Planning Department has worked closely with ITD and other
Ten Mile Area Plan CPA-08-010 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 14, 2008
effected agencies and stake holders to create a plan that supports the Ten Mile Interchange and
enhances the future development in this area.
• Chapter VI, Goal II, Objective B, Action 1 (page 86) -Expedite future north/south crossings and
interchange over I-84 (Locust Grove and Linder Overpasses, Ten Mile interchange).
The Ten Mile Interchange is scheduled for construction in 2009.
Chapter VII, Goal IV, Objective D, Action 8 (page 114) -Coordinate with ITD, COMPASS,
and other agencies to determine future infrastructure plans, transportation corridors, highway
alignments, etc. and [allow only compatible adjacent land uses and appropriate timelines for
development.
The subject CPA is not proposing to change the road network/layout in this area.
• Chapter V, Goal III, Objective B, Action 1 (page 41) -Draft appropriate community design
ordinances.
The proposed Ten Mile Interchange Plan includes very specific design guidelines that will help
to enhance the quality of development on in this very visible part of the city. These design
guidelines and designated street sections will help developers know very speck details of the
type of development that the city expects in this area.
• Chapter V, Goal III, Objective B, Action 7 (page 41) -Promote the design of attractive
roadway entry areas throughout Meridian that will clearly identify the community.
Beyond building design guidelines the Ten Mile Area Plan also incorporates specific guidelines
for transportation corridors.
Chapter VII, Goal I, Objective A, (page 109) -Plan for periodic review, monitoring, and
updating of land uses within the Impact Area and the Urban Service Planning Area.
One of the main reasons for creating the Ten Mile Area Plan was to update and enhance the
future land use plan for this area. The Ten Mile Area Plan further defines this mixed use
designation by proposing more specific land uses that focus on employment, retail, commercial,
housing, and various other uses. Each of these uses is spec~cally outlined to provide a variety
of all uses within this area.
Chapter VII, Goal II, (page 111) -Serve the Treasure Valley. as a regional industrial,
commercial, and retail distribution hub.
nth the addition of the Ten Mile interchange the city will be in a position to enhance the
employment and business opportunities in this area. The Ten Mile Area Plan should act as an
essential tool to make that happen.
Staff recommends that the Commission rely 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.
Ten Mile Area Plan CPA-08-010 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 14, 2008
9. UNIFIED DEVELOPMENT CODE
The Ten Mile Interchange Specific Area Plan is to serve as a guide for future development within this
area of Meridian. As development is proposed for this area, staff will ensure full compliance with the
UDC and design criteria set forth in the TMISAP.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
COMPREHENSIVE PLAN AMENDMENT: The Ten Mile Interchange Specific Area Plan
(TNIISAP) is adopted by reference in the Comprehensive Plan. The Planning Department is
proposing to amend the current Street Section Map approved with the Ten Mile Interchange Specific
Area Plan. The text that describes the roadway sections are not subject to change; only the map
(certain roadways are proposed for designation). The Street Section Map proposes conceptual street
sections for classified arterial and collector roadways within the area plan (A B designations for
arterial streets and C-E designations for collector streets).
The TMISAP map as adopted in the Comprehensive Plan does not propose street sections for most
arterial roadways in the study area except for Ten Mile Road immediately north and south of I-84.
Ten Mile Road is currently designated as Street Section A on the TMISAP map. The portion of Ten
Mile Road, south of Franklin Road and north of I-84, is to remain as adopted (Street Section A) and is
slated for construction with the Ten Mile Interchange project. The remainder of Ten Mile Road,
Franklin Road from McDermott Road to Linder Road and Black Cat Road from the railroad tracks to
I-84 are proposed to be designated as Street Section B (see change 1 in Exhibit A2). This is intended
to provide clarity to the public, the development community and ACRD about what the City
envisions for this area in the future.
The second change requested is to remove the street designation from Lamont Road on the Street
Section Map area (see change Z in Exhibit A2). The adopted map designates Lamont Road between
Black Cat Road and Ten Mile Road as Street Section D. This area along Lamont Road west of Ten
Mile Road was removed from the TMISAP study area prior to adoption. The adjustment was to
avoid overlap between the South Meridian Planning Area and the TMISAP. Future land uses in the
adopted South Meridian CPA for this area are Low Density Residential (on both sides of Lamont
Road extending one half mile west from Ten Mile Road) and Future Planning & Referral Area (on
both sides of Lamont Road extending one half mile east from Black Cat Road). Since existing land
use patterns along Lamont Road are low density residential, and because the City does not anticipate
a major change of character in the area in the near future some of the roadway elements proposed in
Street designation D are not necessary (i.e. on-street and parallel parking).
The final change proposed will add a note to the map stating that "medians are not necessary on this
roadway section." (see change 3 in Exhibit A2). This exception applies to Franklin Road from
McDermott Road to Black Cat Road. The adopted future land uses along this section of Franklin
Road are Industrial, Mixed Employment, and Low Density Employment. These uses are likely to
generate substantially more truck traffic and typically do not have the same pedestrian orientation or
retail focus as other land uses in the study area. In addition, the future State Highway 16 extension
indicates that an interchange will be designed at Franklin Road. This also makes wide, landscaped
medians as proposed in Street Section B less desirable because pedestrian activity near the
interchange will likely be minimal, and ITI) will not allow direct access to Franklin Road for a
standard minimum distance from the interchange.
Ten Mile Area Plan CPA-08-010 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 14, 2008
For the above stated reasons, staff is supportive of the proposed changes to the TMISAP Street
Section Map as proposed.
b. Staff s Recommendation: Staff recommends approval of CPA-08-010 for Ten Mile Area Plan, as
presented in the Staff Report for the hearing date of September 18, 2008, based on the Findings of
Fact listed in Ezhibit C. The Meridian Planning & Zoning Commission heard this item on
September 18, 2008. At the public hearing the Commission voted to recommend approval of the
subiect CPA reauest.
11. E~~I'TS
A. Drawings
1. Vicinity Map
2. Ten Mile Street Section Map (Adopted Map and Proposed Changes to Street Section Map)
B. Other Agency and Department Comments
C. Required Findings from the Unified Development Code
Ten Mile Area Plan CPA-08-010 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 14, 2008
A. Drawings
1. Vicinity Map
Ten 1'WI.ile Interchange Specific Area
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Exhibit A - 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 14, 2008
2. Ten Mile Street Section Map
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Exhibit A - 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 14, 2008
B. Other Agency and Department Comments
1. ADA COUNTY ffiGHWAY DISTRICT
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September 8, 2008
Mathew Ellsworth
City of Meridian
33 E. Idaho Ave.
Meridian, ID 83642
RE: CPA 08-010 -Ten Mile Area Plan Street Secdon Modifications
.Dear Mr. Ellsworth,
The Ada County Highway District would like to offer the following comments with regards to the above
mentioned application. Please forward these comments to nay affected department within the city and
include these comments in the project file for this application.
ACRD has no objection to the proposal to designate street sections on arterial roadways within
the Ten Mile Specific Area Plan. The proposed street sections appear to be consistent wiW the
typologies that have been discussed far this area through the TLIP process. ACRD would like to
emphasize that any street sections designated at the planning level (prior to any concept study or
preliminary desigii) should be considered conceptual in nature. As such, designations of lane
widths and other specific details cannot be guaranteed. As developmcntg and other projects occur
in this area these details will be discussed through a cooperative process that includes aU affected
parties. ACND is committed to working with City of Meridian to achieve the goals the city has
set forth in the Ten Mile Specific Area Plan.
2. ACRD is supportive of removing street designations on roadways that fall outside of the Ten
Mile Specific Area Plan. Street ty~logies art being developed through the TLIP process that
can be used for streets outside of the Ten Mile area.
3. ACRD woald support the proposed exoeptian to not require medians along Franklin Road
between Black Cat Road and McD®rmott Road, unless the medians are r~}uir~ in the future by
ACRD for safety pub due to traffic volumes ar are needed for access control.
Please feel free to contact Justin Lucas at 387-6157 with a~+ questions regarding dress comments.
Thank you.
s~n~~l
-lce+y/'
Justin
Senior Transportation Planner, ACRD
~ counir -Ue~~+ ova . ~ asveet • can coy, m • seta. Pn 208 ~7$t0o • fx 345-7650 • www.~dedam.us
Exhibit B - 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 14, 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 amendment is consistent with the other elements of
the Comprehensive plan (See Section 8 above).
b. The proposed amendment provides an improved guide to future growth and
development of the city.
The Commission fords that the proposed amendment provides an improved guide to future
growth and development of the city.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
The Commission fords that the proposed amendment is internally consistent with the Goals,
Objectives, and Policies of the Comprehensive Plan (See Section 8 above).
d. The proposed amendment is consistent with the Unified Development Code.
The Commission finds that the proposed amendment is not inconsistent with the Unified
Development Code. Staff will ensure full compliance with the UDC and design criteria set
forth in the TMISAP with future development proposals.
e. The amendment will be compatible with existing and planned surrounding land uses.
The Commission finds that the proposed amendment will be compatible with existing and
planned land uses for the area, and is consistent with the remainder of the Ten Mile
Interchange Specific Area Plan.
f. The proposed 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 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 fords that the proposed map amendment sufficiently mitigates the impact
of future designed roadways on existing/future residential and non-residential uses that are
within the TMISAP boundaries.
h. The proposed amendment is in the best interest of the City of Meridian.
The Commission fords that the proposed amendment is in the best interest of the City.
Exhibit C - 1 -