11/25 Volterra Commercial RecsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
STAFF REPORT Hearing Date: November 25, 2008
(Continued from September 23 and
November 5, 2008)
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: Volterra Commercial
• CPA-08-003
E IDIAN-,
Comprehensive Plan Map Amendment to change the land use designation on
94 acres of land from Medium Density Residential to Mixed Use —
Community
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Primeland Investment Group, LLC, is requesting approval to amend the
Comprehensive Plan Future Land Use Map (CPA) by changing the land use designation on 94 acres
of land from Medium Density Residential to Mixed Use — Community. The site is located on the
northwest corner of W. McMillan Road and N. Ten Mile Road and extends north to the mid -mile of
N. Ten Mile Road. In 2005, the subject property was annexed and zoned, preliminarily platted, and
approved as a mixed use planned development with a mix of commercial, office and residential uses.
The project was processed as Volterra Subdivision. The portions of the Volterra site slated for the
CPA are zoned R-4 and L-O.
At this time, the applicant has not submitted any development applications (RZ, PP, etc.) but has
submitted a conceptual development plan showing how the site may develop as a large scale business
park (40 lots) consisting of a private hospital or other large employer, large and small scale retail,
professional and personal services, restaurants, nursing care facility and 50-75 unit multi -family
development. Further staff anticipates that the applicant will be submitting a RZ and DA modification
soon. Staff will try to have all associated applications heard by the City Council on the same date.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CPA application below. After careful review,
Staff has determined that allowing a "Mixed Use — Community" future land use map designation on
the subject property would be in the best interest of the City and has the potential to establish an
employment hub for the residents of northwest Meridian. Therefore, Staff is recommending
approval 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 65, the Commission may recommend amendments to the
land use map component of the Comprehensive Plan to the governing board only once every six (6)
months. The Commission should note that there are several other Comprehensive Plan Map
Amendments (9 total), also scheduled be heard on August 7, 2008. Staff anticipates that anal
A applications. Therefore, dditio
time may be necessary to make it through all of the CPA if the Commission is
inclined to make a favorable recommendation of the subject CPA application, Staff is recommending
that this application be continued to the hearing date of August 14, 2008, in hopes that favorable
recommendations on all the CPA applications can occur at that one time.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
The Meridian Planning & ZOnin2 Commission heard this item on August 7 and Au ust 14
2008. At the August 14 2008 hearing, the Commission voted to recommend approval of the
subiect CPA request
a. Summary of Commission Public Hearing:
i. In favor: Cornel Larson (Applicant's Representative)
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Bill Parsons
A. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. None
c. Key Commission Changes) to Staff Recommendation
i. None
d. Outstanding Issues) for City Council:
i. None
3. PROPOSED MOTION
Approval
I move to approve File Number CPA-08-003, as presented in the staff report for the hearing date of
November 25, 2008.
Continuance
I move to continue File Number CPA-08-003, to the hearing date of (specify a date), for the following
reason(s): (1) You should state other specific reason(s) for continuance, if appropriate.)
Denial
I move to deny File Number CPA-08-003, as presented during the hearing on November 25, 2008, for
the following reasons: (you should state specific reasons for denial.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The site is generally located on the northwest corner of N. Ten Mile Road and W. McMillan
Road
Southeast '/ of Section 27, Township 4 North, Range 1 West
b. Owners:
Primeland Investment Group, LLC
3120 W. Belltower Drive, Suite 100
Meridian, Idaho 83646
c. Applicant:
Same as Owner
d. Representative:
Chuck Christensen, Quadrant Consulting, Inc.
1904 W. Overland Road
Boise, Idaho 83705
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
e. Present Zoning: R-4 and L-O
f. Present Comprehensive Plan Future Land Use Map Designation: Medium Density Residential
g. Applicant's Statement/Justification (reference submittal material): "The applicant would like to
reclassify approximately 94 acres of this property from Medium Density Residential to Mixed
Use — Community. The proposed project helps to meet the goals and objectives of the
Comprehensive Plan by diversifying the economic base, encourages high-tech, research,
pharmaceutical firms, and high -quality retail facilities, provides high-tech infrastructure, provide
incentives and standards to attract high -quality businesses. The Comprehensive plan makes it
clear that Meridian is interested in the development of a diversified, sustainable economic base
for the City.
The Volterra Business Park is a portion of the previously approved Volterra Subdivision. The
revised plan retains a large portion of the previously approved medium -density residential lots
However; the new plan expands on the commercial portion of the previous project and includes a
large employment center. The site is expected to develop with a private hospital or other major
employer; multi -family development, skilled nursing facility and supporting office uses. Some of
the proposed retail uses may include restaurants, drive -through facilities and some specialty retail.
The plan also envisions a hotel, banks, and possibly a post office.
The applicant is already working with City Staff and other local agencies in developing the
required infrastructure improvements to support this project as well as others in the general
vicinity. The applicant is constructing improvements at the intersection of Ten Mile Road and
McMillan Road, including a new signal and turn lanes, and construction is scheduled for
completion in November, 2008'. ACHD will reimburse the developer for these improvements
(with the exception of right-of-way, which the developer is donating), but without this
public/private partnership the construction of this intersection would not occur within the span of
the adopted Five Year Work Program. The comprehensive plan also specifically recommends
that a professional employment center be developed at this intersection. These types of uses are
needed in the North Meridian area." 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 and Zoning
Commission); October 13 and 27 2008 (City Council)
c. The Public Service Announcement was broadcast faxed on: July 11, and August 4, 2008(Planning
and Zoning Commission); September 12, 2008 (City Council)
d. Radius notices mailed to properties within 300 feet on: July 14, 2008 (Planning and Zoning
Commission); October 10 2008 (City Council)
e. Applicant posted notice on site by: July 28, 2008 (Planning and Zoning Commission); October
21, 2008 (City Council)
' The applicant, Primeland Investment Group, LLC, is constructing intersection improvements to benefit an
approved project east of Ten Mile, and the intersection improvements will benefit whatever project is ultimately
constructed west of Ten Mile as well — whether that project is based on the current zoning and future land use
designation or modified zoning and future land use designation related to the subject application/request.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
6. LAND USE
a. Existing Land Use(s): The subject property is currently vacant agricultural land.
b. Description of Character of Surrounding Area: The surrounding area is currently agricultural in
nature except along the eastern portion of site there is single family residential.
c. Adjacent Land Use and Zoning
1. North: Future single-family, Bainbridge Subdivision; zoned R-8
2. East: Mixed -use, Verona Subdivision, zoned R-8, L-O and C-G
South: Mixed -use, Volterra South, zoned C-G and R-4
4. West: Future single-family, Volterra North and Agricultural property; zoned R-4 and RUT
(Ada County)
d. History of Previous Actions: In 2005, the subject property was annexed and zoned (AZ-05-040),
preliminarily platted (PP-05-039), and approved as a mix use planned development for
commercial, office and single family residential called Volterra Subdivision (CUP-05-041). As
part of the annexation approval, the site was subject to a DA (instrument # 106034786).
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: N Ten Mile road & W McMillan Road.
Location of water: N Ten Mile road & W McMillan Road.
2. Vegetation: This site is primarily used for growing agricultural products.
3. Flood plain: This property is not within a floodway or floodplain.
4. Canals/Ditches Irrigation: The McMillan Lateral transverses through the property.
5. Hazards: Staff is not aware of any potential hazards on this site.
6. Proposed Zoning: N/A (The applicant is in the process of submitting a RZ and DA
modification applications.)
7. Proposed Comprehensive Plan Future Land Use Map Designation: Mixed Use — Community
8. Size of Property: 94 acres
f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): On the
submitted conceptual development plan, the applicant is proposing to construct three full access
points on W. McMillan Road and three full access points on N. Ten Mile Road. Two of the three
access points to N. Ten Mile Road and one access point to W. McMillan Road are driveways for
the general commercial portion of the development. The remainder of the access points are
proposed as public streets.
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.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
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 areas, as defined on page 102 of the Comprehensive Plan, is as
follows, "There are five sub -categories of the Mixed Use designation. Generally, the designation will
provide for a combination of compatible land uses that are typically developed under a master or
conceptual plan. The purpose of this designation is to identify key areas which are either infill in
nature or situated in highly visible or transitioning areas of the city where innovative and flexible
design opportunities are 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 square feet of non-residential building area and residential densities of 3 to 15 dwelling
units to the acre. In Mixed Use — Community areas that are not Neighborhood Centers, over 25 acres
of non-residential uses shall be permitted through the CUP process. Per the conceptual development
plan, the site may develop as a large scale business park consisting of a private hospital or other large
employer, large and small scale retail, professional and personal services, restaurants, nursing care
facility and multi -family development. The concept plan relocates approximately 10 acres of office
area (approved with the PD) along the northern boundary area to buffer the future residential uses to
the north. Of the remaining 85 acres, approximately 25 acres is expected to develop with a 50-75 unit
multi -family development and a nursing care facility. The remaining 50 acres is expected to develop
as an employment center with the associated support uses (retail, restaurants, personal services etc.)
Staff believes the application is generally consistent with the Mixed Use -Community designation
proposed for the property.
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 C 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):
Chapter VII (page 103), Bullet 8 "All mixed use projects shall be directly accessible to
neighborhoods within the section by both vehicles and pedestrians."
The applicant has submitted a concept plan illustrating the alignment of proposed roads and
driveways with existing and future roadways and driveways. In addition, the applicant is stubbing
to roadways to the north (Bainbridge) for vehicular connectivity. Further, the Meridian Pathways
Plan depicts a pathway transversing through the property. The applicant is proposing to install
this pathway and connect to the existing pathway which is terminated at the northwest corner of
the Verona Subdivision located on the east side of Ten Mile Road. In addition, the internal
pathways are proposed through out the development that should provide future connectivity
within the development and the future residential to the west and north. Staff is supportive of the
pedestrian and vehicular connectivity as proposed.
• Chapter VII (page 102), Bullet 5, "Where the project is developed adjacent to low or medium
density residential uses, a transitional use is encouraged."
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
The subject site is located adjacent to land that is designated for medium density residential uses.
On the submitted concept plan, the applicant is proposing to transition between the mix of uses
within the development. Office uses are proposed along the northern boundary and a portion
office and residential uses (nursing care facility and multi family) are proposed along the
western boundary. Staff believes the applicant has done a nice job of buffering the residential
uses from the more intense commercial uses located at the corner of Ten Mile Road and
McMillan Road..
• Chapter V, Goal I, Objective A, Action 17 — Coordinate with ACHD to improve traffic flow and
minimize vehicle time spent idling and accelerating.
The applicant is constructing improvements at the intersection of Ten Mile Road and McMillan
Road, including a new signal and turn lanes, and construction is scheduled for completion in
November, 2008. ACHD will reimburse the developer for these improvements, but without this
public/private partnership the construction of this intersection would not occur within the span
of the adopted Five Year Work Program.
• Chapter V, Goal III, Objective D, Action 5— Require all commercial and industrial businesses to
install and maintain landscaping.
A 25 foot wide landscape street buffer will be required along Ten Mile Road and McMillan Road.
The proposed collector streets will require a 20 foot wide landscape buffers 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 VI, Goal II, Objective A, Action 6 —Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The applicant is proposing two street stubs to the north which should provide future connectivity
with the proposed Bainbridge to the north of this site.
• 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. The Developer will be responsible to
design and construct any new infrastructure needed to support the proposed development.
• Chapter VII, Goal IV— Encourage compatible uses to minimize conflicts and maximize use of
land.
This area of the City is predominantly residential in nature. However the concept plan transitions
well between residential and office uses to the more intense commercial uses proposed at the
corner and internal to the development. In addition, open space amenities are provided
throughout the development to provide interconnectivity. Staff believes the proposed development
would be compatible with the surrounding residential neighborhoods.
• Chapter VII, Goal IV, Objective D, Action 2 — Restrict curb cuts and access points on collectors
and arterial streets.
Access points proposed with this application align with existing and future access points.
Furthermore, the applicant has proposed a street layout that provides future connectivity with the
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
residential to north and west of the site. Said street layouts are generally consistent with the
Volterra Subdivision approved in 2005.
Chapter VII, Goal I, Objective B, Action 5 (page 109) — Locate new community commercial
areas on arterials or collectors near residential areas in such a way as to complement with
adjoining residential areas.
A portion of this site, at the corner of McMillan Road and Ten Mile Road, was approved for
office and commercial development in 2005.At that time the applicant did not have a clear vision
for how the site would develop. Now, the applicant is proposing to develop approximately 100
acre Business Park to be supported with a mix of residential uses, retail uses and offices uses.
The future residential along the west and north boundaries will be buffered by office and
residential uses. In addition, the placement of the buildings on the site have been designed in such
a way to eliminate a sea of parking to be seen for the adjoining arterials. Open space amenities
are proposed with the development for future employees in this area to use during break times.
Furthermore, the applicant is extending pathways into the development to add the pedestrian
connectivity. Staff believes the applicant has put considerable thought into the design of this mix
use development and believes it would be complementary to the surrounding residential
neighborhoods.
• Chapter VI Goal V, Objective A, Action 2: Insure that high -quality emergency care, primary,
outpatient, home and log -term care and other types of health care are provided in the community.
The submitted site plan depicts a nursing care facility and a private hospital on the site. Staff
believes these use would add quality health care in this area of the City.
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. As is applicable to the subject application,
the City should encourage the clustering of commercial development at or near existing arterials
and collector roads and require landscaping of new development to provide beautification. All
future construction on the subject site will require approval of a Conditional Use Permit and
Certificates of Zoning Compliance prior to construction of a multi -family development. Staff will
ensure that future development on this site will comply with any and all applicable design and
landscaping standards, as provided for through the Unified Development Code.
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Residential and commercial developments must be easily served by City infrastructure and public
services. Staff believes that all necessary services are currently available to the subject site and
will still be available upon development of the site. In addition, although the subject application
proposes removing some land currently designated as Medium Density Residential, staff feels
that the higher density housing in the southwest corner of the project coupled with the regional
employment center to the north constitute consistency with the intent of both the Comprehensive
Plan and the Regional Long Range Transportation Plan (Communities in Motion). COMPASS is
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
compiling background information and formulating a methodology for the next update of the
Regional Long Range Transportation Plan, which will be complete by August, 2010, and City
staff will work with COMPASS to make sure any changes in land use are reflected in the updated
plan.
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. The
applicant is proposing a multi -family development and nursing care facility on the site. Staff
believes there is a need for these types of residential uses and should meet the needs of the elderly
residents in Meridian.
d. Economic Development
Meridian's economic base has been gradually shifting over the last 20 years from a farming -based
economy to a retail, service, and manufacturing -based economy. During this time, local policy
with regard to the types of lands needed to support the economic and employment needs of the
community has also changed. The 2002 Comprehensive Plan forecasts the need to continually
adjust the provision of commercial lands in order to gradually broaden economic opportunity
throughout the City.
The applicant is proposing to develop the site as a Business Park to provide additional
employment opportunities for the residents of Meridian. A 2005 market analysis prepared by
Thornton Oliver Keller provides an estimate of the amount of acreage of office and commercial
uses the North Meridian Area can sustain. Based on that analysis in light of current zoning and
adopted future land uses in North Meridian, there is no need for additional office or retail uses.
However, as the applicant acknowledges in the Supplemental Narrative for the subject CPA
(received on July 30, 2008), "the daytime population ratio for Meridian is 33%. This means
that... only 33% of the people that live in Meridian actually work in Meridian. The [Thornton
Oliver] study assumes a daytime population ratio of 30% for North Meridian and the projected
office space needs [in the study] are based on this assumption." The uses proposed in the subject
application, based on the recruitment of a high-tech or medical "anchor," will create additional
living wage jobs that will better align with available and future housing stock in North Meridian.
This will provide employees the option to live closer to work, which will positively impact the
regional transportation system (by increasing Meridian's daytime population and decreasing the
need to commute to neighboring communities).
Also, with the construction of planned roadway improvements in the area (most notably State
Highway 16 somewhere in the vicinity of McDermott Road), the addition of living wage jobs in
this location will create an alternative for residents of Emmett, Star, Eagle, Kuna, and Nampa to
commuting into Boise. The 2005 market assessment does not address or account for these
roadway improvements, which will greatly impact the office/employment absorption rate of
North Meridian.
e. Public Services, Facilities, and Utilities
The proposed amendment and subsequent development can be served with the existing public
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. North Meridian does have an overcrowding problem.
However, this property is planning on reducing the number of single family lots approved with
the Volterra Subdivision.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
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 not negatively impact transportation
within the City of Meridian if a mixed use development was approved on this site. As mentioned
earlier access points to this site align with existing and future access points. Furthermore, road
improvements are currently underway to help alleviate some of the traffic congestion in the area.
h. Natural Resources
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. Staff does not believe that future development of this property will significantly
pollute or degrade the natural environment.
i. Special Areas
The subject amendment does not directly impact any lands zoned for open spaces, natural
resources, or scenic areas, nor does the parcel contain any known significant natural resources.
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. The Master Pathway Plan has designated a pathway to transverse through this property
and connects to a future park site within the Volterra Subdivision. On the submitted concept plan
the applicant is proposing the extension of that pathway.
1. Land Use
The policies of this element are presented in the Comprehensive Plan Land Use Map. The Map is
a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map
has been prepared to identify suitable areas for future residential, commercial, and industrial
development. The Map is designed to be a projection of growth patterns for the City. Therefore,
the Map is to be used as a guide for decisions regarding request for land use changes. Staff has
reviewed the submitted concept plan and believes the proposed uses and site design are
compatible to the surrounding residential neighborhoods. Therefore, staff finds this site suitable
for a mixed -use development.
in. Implementation
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the
Comprehensive Plan and its policies, under the direction and supervision of the Meridian City
Council. The Planning & Zoning Commission is also authorized by the Council to review,
approve and make recommendations on proposals affecting the public's interest in land use.
n. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the city to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff believes that the
Comprehensive Plan Land Use Map change would not unconstitutionally deprive the property
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
owner of economically viable uses of the subject property, as the request was initiated by said
owner, Primeland Investment Group, LLC.
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.
a. Zoning Schedule of Use Control: UDC Table 11-2B-2 lists uses that are principal permitted (P),
accessory (A), and conditional (C) or prohibited (-) uses within the commercial districts (C-N, C-
C, C-G, and L-O).
b. Residential Schedule of Use Control: UDC Table 11-2A-2 lists uses that are principal permitted
(P), accessory (A), and conditional (C) or prohibited (-) uses within the residential districts (R-2,
R-4, R-8, R-15 and R-40).
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 (94 acres) from "Medium Density Residential" to
"Mixed Use - Community." The applicant is requesting the change to develop a Business Park in
North Meridian. According to the applicant a study was conducted by the City that identified this
area for a potential Business Enterprise Corridor. The intent of the BEC is to develop areas within
the City that maximize business opportunities, diversify the local economy and attract family
wage jobs (Staff has attached an exhibit map identifying the BEC's in Meridian).
The applicant is not requesting rezoning of the property at this time. (Note: Without a
rezone application and subsequent Development Agreement Modification, 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.3.However the applicant has informed staff a rezone and development agreement
modification applications with be submitted to the Planning Department.)
Conceptual Site Plan: The applicant submitted a conceptual site plan showing how the property
may develop in the future as a large scale business park consisting of a private hospital or other
large employer, large and small scale retail, professional and personal services, restaurants, a
nursing care facility and a 50-75 unit multi -family development. A portion of the subject site was
approved for commercial and office uses in 2005 under a mixed use planned development. The
applicant is now proposing to expand his vision and market the site as a true mixed use
community. The proposed concept plan relocates approximately 10 acres of office area (approved
with the Volterra PD) along the northern boundary area to buffer the future residential uses to the
north. Of the remaining 85 acres, approximately 25 acres are expected to develop with a 50-75
unit multi -family development and a nursing care facility. The remaining 50 acres are expected to
develop as an employment center with the associated support uses (retail, restaurants, personal
services etc.)
In the comprehensive plan, mixed use developments encourage compatibility with the
surrounding area, promote employment destination centers and should be designed to create some
form of common open space. On the submitted concept plan, the applicant has designed this site
to represent the qualities of a true mixed use development. The applicant has designed the site to
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
be accessible to and compatible with the surrounding and future neighborhoods in the area. In
addition, open spaces (central plaza areas) have been provided throughout the future development
and linked together with an internal pathway network. Furthermore, the smaller buildings and
office and residential uses appropriately buffer the future residential area along the north and west
property boundaries from the more intense commercial located at the corner.
There is a broad mix of uses proposed for the site, but the primary focus based on the conceptual
plan is employment. If this site is developed as proposed, this change in future land use
designations is in the best interest of the City for the following reasons:
1. A True Mix of Uses
The emphasis on medical and/or technical jobs separates this project from other mixed -use
concepts, many of which have more of a retail focus and an absence of residential uses. The
2005 Thornton Oliver market assessment asserts that, based on approved zoning and adopted
future land uses in North Meridian, no additional retail or office acreage is necessary in this
part of the City. Since the amount of retail an area can support is determined in part by
number of households, and the subject application proposes decreasing the total number of
future units in North Meridian, additional retail may not be necessary solely to support the
number of future residents in the area. However, as the applicant acknowledges in the
Supplemental Narrative for the subject CPA (received on July 30, 2008), "the daytime
population ratio for Meridian is 33%. This means that... only 33% of the people that live in
Meridian actually work in Meridian. The [Thornton Oliver] study assumes a daytime
population ratio of 30% for North Meridian and the projected office space needs [in the
study] are based on this assumption." This means that, based on the amount of office cited in
the 2005 market study, 70% of area residents would commute to employment elsewhere.
There is therefore a need for more living wage jobs in North Meridian, and that is the focus of
the proposed conceptual development plan.
The daytime activity generated by major employment centers creates the need for a limited
amount of secondary, supporting retail, which the proposed conceptual plan recognizes and
provides. The plan also contains a higher -density residential component, contributes to the
true mix of uses as envisioned in the City's Comprehensive Plan.
2. Reduced Commute Distances for North Meridian Residents
Housing costs in North Meridian are such that single income retail and service employees
cannot afford to live in the area. The majority of existing employment opportunities in North
Meridian are in the retail and service sector, and there is currently an absence of a major
employment center that provides living wage jobs in this part of the City. The subject
application's proposed conceptual plan is situated to recruit major employers of highly
specialized workers (medical and/or high tech), which will better align available employment
opportunities (based on salary) with available housing (based on cost) in North Meridian.
This will create another option for North Meridian residents to commuting to Boise or other
areas to work which, in turn, stands to decrease the demands on the regional transportation
network (or, at least not perpetuate the existing offset).
3. Location of Desirable Uses within Regional Transportation System
The uses proposed in the concept plan in the subject application are needed in North
Meridian. Due to the employment focus and proposed intensity, however, the proposed uses
Volterra Commercial CPA-08-003
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
will have impacts on the transportation network in the area. The intersection of Ten Mile
Road and McMillan is the appropriate location for such uses due to the function of those
roadways within the broader regional network. McMillan Road (west of Locust Grove) is not
envisioned for future expansion beyond three lanes in ACHD's CIP. It is therefore not likely
to carry a high volume of long distance, regional traffic. Similarly, Ten Mile Road terminates
at Chinden Boulevard/US 20/26 less than a mile north of McMillan Road. With approved
developments and the Boise River immediately north of Chinden Boulevard, the future
extension of Ten Mile Road (north of Chinden Boulevard) is highly unlikely. As a result,
Ten Mile Road will never carry a high volume of long distance, regional traffic.
The future State Highway 16 extension is proposed somewhere in the vicinity of McDermott
Road. Early discussions (and relevant City plans) contemplate future interchanges located at
Chinden Boulevard and Franklin Road. Direct access to a major, grade separated facility will
greatly increase demands on Franklin Road and Chinden Boulevard, and further underscore
their importance as regional transportation corridors. Locating the employment center in
North Meridian in close proximity to but not directly on these regional corridors situates it
ideally within the regional context (i.e. this location provides access without degrading the
regional transportation system).
Building Elevations: Conceptual building elevations were not submitted with the subject CPA
application. However, the submitted concept plan depicts 32 buildings excluding the multi-
family development. At this time, staff has not received concrete numbers for the amount of
square footages of the proposed buildings or the total amount of square footage proposed
for the entire development. Staff is recommending the applicant testify at the public hearing
as to the range of square footages for the proposed buildings and to the total square footage
proposed at build out for the entire site.
Landscaping: Upon platting the property, the applicant will be required to install the required
landscape buffers. The internal parking lot landscaping requirements will assessed at CZC
submittal.
Meridian Pathways Master Plan: The City's pathway plan has identified this site as a potential
to extend the pathways network. On the submitted concept plan the applicant is proposing to
extend the pathway in the general location proposed by the Master pathways plan.
b. Staff Recommendation: Staff is recommending approval 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. 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 approval of the subject CPA request
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Future Land Use Maps
3. Conceptual Site Plan
4. Business Enterprise Corridor Map
B. Other Agency and Department Comments
C. Required Findings from the Unified Development Code
Volterra Commercial CPA-08-003
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
A. Drawings
1. Vicinity Map
Exhibit A- 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
2. Future Land Use Maps
Existing Map
Exhibit A- 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
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Exhibit A- 3 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
3. Conceptual Development Plan
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Exhibit A- 4 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
4. Northwest Business Enterprise Corridor
Business Enterprise Corridors Foundation
Page b of E
Exhibit A- 5 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008
B. Agency and Department Comments
1.1 IDAHO TRANSPORTATION DEPARTMENT
lTD submitted the following letter in response to the subject application: (see next page)
%OANO
ION
July 10, 2008
IDAHO TRANSPORTATION DEPARTMENT
PO, Box 8028
Boise, ID 83707-2028 (208) 334-8300
itd.idaho,gov
City of Meridian
Planning Department
660 E. Watertower Lane Suite 202
Meridian, Idaho 83642
FAX 888-6854
Re: Location: NrWe Ten Mile R& & McMillan Rd.
Route: US 20 MP 36.26
Name: Primeland Investment Group, LLC
Case No. CPA 08-003
Hearing Date: July 31, 2008
Dear Zoning administrator,
RE C E I v.E j D
City Of Merid-
Planning ,P,,,'dn
1)
tnent
Thank you for the opportunity to comment on this notice. This development is 0.5 miles south of US 20-
20(Chinden Blvd.)/Ten Mile intersection. The development plan (Exhibit A) does not show a collector road
as shown in City of Meridian Comprehensive Plan, Figure VI-8A, North Meridian circulation plan. The
intention for the collector road system shown is to encourage shorter local trips to use the local road system.
Lack of that higher level connectivity will result in more of these shorter trips needing to use the regional
highway, US 20-26.
We are trying to preserve the US 20 co ilc/Chinden intersection icorridor. The Ten M, a way top
condition. There are no state or feder s currently 2 s
al -aid funds available to improve this intersection. Is there any traffic
analysis that shows impacts to the Ten Mile/Chinden intersection? If so we would like to review this traffic
analysis before the comment period closes. trafr
If you have any questions please call me at 334-890 1.
Sincerely,
Pam Golden P.E.
District Access Management Engr.
Exhibit B- 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
2. PUBLIC WORKS
2.1 Public services are located in W McMillan Road & N Ten Mile Road. The developer will be
responsible for the extensions of services to serve the purposed site. The City of Meridian Public
Works Department reserves the right to due a complete review of the applicant's utility plan and
make any recommended requirements for the purposed site.
3. FIRE DEPARTMENT
3.1 Commercial and office occupancies will require a fire -flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.2 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.3 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.
3.4 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)
4. ADA COUNTY HIGHWAY DISTRICT
4.1 Dedicate 35-feet of right-of-way from the centerline of McMillan Road abutting the site.
Construct a 5-foot detached concrete sidewalk a minimum of 28-feet from the centerline of
McMillan Road abutting the site.
4.2 Dedicate 48-feet of right-of-way from the centerline of Ten Mile Road abutting the site.
Construct a 5-foot detached concrete sidewalk a minimum of 41-feet from the centerline of the
Ten Mile Road abutting the site.
4.3 Construct center landscape islands on the internal roadway, as proposed. Provide 21-foot street
sections on each side of the proposed center islands.
4.4 Construct 4 traffic circles on the internal roadways, as proposed. Coordinate the design and
location of the traffic circles with District Traffic Services staff.
4.5 Construct two roadways to intersect McMillan Road in locations consistent with those previously
approved with Volterra Subdivision in 2005.
4.6 Construct one roadway to intersect Ten Mile Road in a location consistent with that previously
approved with Volterra Subdivision in 2005.
4.7 Other than the access specifically approved with this application, direct lot access is prohibited to
Ten Mile Road and McMillan Road and shall be noted on the final plat.
Exhibit B- 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
4.8 Comply with all Standard Conditions of Approval.
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 may be 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. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
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 ACHD 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 ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
4.2.12 No change in the terms and conditions of this approval shall be valid unless they are 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, plansor
,
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- 3 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
C. Required Findings from the Unified Development Code
1. Comprehensive Plan Amendment Findings
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an amendment to
the Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
The Commission finds that the proposed change to the Future Land Use Map is consistent
with other elements of the Comprehensive Plan. See sections 8 and 10 above for more
details.
b. The proposed amendment provides an improved guide to future growth and
development of the city.
The Commission finds that the proposal to modify the Future Land Use Map will be
compatible with surrounding existing and future residential uses. Further, the Commission
finds that allowing for retail, offices, large employers and multi -family uses will improve the
guidance for future growth and development in this area 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 (see Section 8 for detailed analysis).
d. The proposed amendment is consistent with the Unified Development Code.
The Commission finds that the proposed amendment to MU-C is consistent with the Unified
Development Code.
e. The amendment will be compatible with existing and planned surrounding land uses.
The Commission finds that the proposed mix of non-residential (retail, large employer,
office, professional services) and residential uses on this site will be compatible with
surrounding (existing and future) residential uses.
f. The proposed amendment will not burden existing and planned service capabilities.
The Commission finds that the proposed amendment would not burden existing and planned
service capabilities in this area of the city.
g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
The Commission finds that the proposed map amendment sufficiently mitigates the impact
of future commercial uses on the existing and future residential uses that surround the site.
The applicant is proposing the surrounding residential with office, multi -family and nursing
care facilities along the western and northern boundaries. Further, the applicant is proposing
to extend the pathway through the development per the Meridian Pathways Plan for
pedestrian connectivity.
h. The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Sections 8 and 10 and the subject findings above, the Commission
finds that the proposed amendment is in the best interest of the City.
Exhibit C- I