Loading...
HomeMy WebLinkAboutCallister Development.CPAAZ-03-006, PP-03-004, CUP-03-008 Paramount Subdivision. AZ.PP.CUP HUB OF TREASURE VALLEY MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William L.M. Nary A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 · FAX (208) 887-4813 City Clerk Office Fax (208) 888-4218 LEGAL DEPARTMENT (208) 466-9272 ·Fax 466-4405 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 · Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533 · FAX 888-6854 MEMORANDUM: March 19, 2003 To: Planning & Zoning Commission, Mayor and City Council From: Steve Siddoway, Planner II Bruce Freckleton, Senior Engineering Tech. Re: Request for Comprehensive Plan Amendment to Change Land Use from Mixed Use-Neighborhood Designation to Commercial, by Dave Callister. We have reviewed this submittal and offer the following comments, as conditions of the applicant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY This application is proposing to amend the Comprehensive Plan Future Land Use Map for 12.25 acres from Mixed Use-Neighborhood to a Commercial designation. (Note: The size of the entire lot is approximately 20 acres. The portion of the lot south of the Hardin Drain-7.54 acres- has a recently-built Idaho Power substation on it. The future land use map already shows this portion of the lot as Public/Quasi-Public and would not change under this application). LOCATION The property is generally located at the southwest corner of Overland Road and Stoddard Road. SURROUNDING PROPERTIES North: DBSI property, zoned I-L. South: Idaho Power Substation and Rural Residential (Ada County). East: Bear Creek Subdivision, zoned R-4 and Queenland Acres Subdivision, currently zoned RUT and R1 (Ada County), but approved as C-G (General Commercial). West: Rural Residential/Agricultural, zoned RUT and R1 (Ada County). CURRENT ZONING The property is currently zoned RUT (Rural-Urban Transition) in Ada County. CURRENT COMPREHENSIVE PLAN DESIGNATION Planning & Zoning Commission/Mayor & City Council March 20, 2003 Page 2 AZ-03-006, PP–03-004, CUP-03-008 Paramount Subdivision AZ.PP.CUP The existing 20-acre parcel has a split designation on it. The area north of the Hardin Drain is Mixed Use-Neighborhood. The area south of the Hardin Drain is Public/Quasi- Public for an Idaho Power Substation. The subject application is requesting to change the Mixed Use portion of the parcel to Commercial. Surrounding land use designations include Industrial to the north, Medium-Density Residential to the west and south, and Commercial and Low-Density Residential to the west. PROPOSED & POTENTIAL USES OF THE PROPERTY The applicant intends to develop 2.91 acres of the property as a mini-storage and 3 acres of the property as an office/shop and contractor’s yard. An Idaho Power substation already exists on the southern 7.54 acres. Applications for annexation & zoning of the entire property and a Conditional Use Permit for the requested new uses accompany this Comprehensive Plan Amendment. The remaining 6.34 acres is proposed to remain undeveloped for future commercial development. The Comprehensive Plan Amendment has been requested because the proposed mini- storage and contractor’s yard have been deemed not to be in compliance with the intent of the Mixed Use-Neighborhood land use designation. PRIOR RELATED ACTIONS Early drafts of the 2002 Comprehensive Plan showed the subject parcel as Single- Family Residential. This was later changed to public/quasi-public to reflect purchase of the property by Idaho Power Company. In the final draft of the 2002 Comprehensive Plan, it was changed again to show the area north of the Hardin Drain as Mixed Use- Neighborhood, while the area south remained Public/Quasi-Public. The change was made to accommodate future low intensity neighborhood commercial uses along Overland Road. In 1999, City Council approved a Comprehensive Plan Amendment for the Queenland Acres property at the southeast corner of Overland Road and Stoddard Road from Single-Family Residential to Mixed/Planned Use Development. This was later changed to Commercial in the 2002 Comprehensive Plan and was approved to be annexed in February, 2002, as a C-G zone. COMPATIBILITY & DESIGN ISSUES The proposed commercial designation is compatible with the approved C-G zone in Queenland acres to the east and the existing Industrial zone to the north. Potential incompatibilities exist between the proposed commercial designation and existing Bear Creek Subdivision to the southeast and future residential subdivisions to the west. Consideration for adequate buffering of the existing and future residential subdivisions will need to be carefully considered during detailed plan reviews. Planning & Zoning Commission/Mayor & City Council March 20, 2003 Page 3 AZ-03-006, PP–03-004, CUP-03-008 Paramount Subdivision AZ.PP.CUP Staff recommends that the Commission and Council consider public testimony from surrounding property owners prior to making a determination on the compatibility of the requested commercial designation. PUBLIC WORKS ISSUES The Public Works’ Facility Plan indicates that the subject property will be served with sewer from the future Black Cat Trunk. The City of Meridian owns and maintains 12- inch diameter water mains along the north and east frontages. The Public Works Department does not have a problem with the applicants proposal of a temporary septic system for the office/shop building, however we object to any further septic systems going in within the boundaries of this application. When sanitary sewer service is available to the office/shop site, the applicant shall be responsible for the proper abandonment of the septic system, and the connection to the sanitary sewer system. OTHER A lot split application was filed with Ada County to divide the subject property into two parcels—along the Hardin Drain. This is also the location of the split land use designation between the requested Commercial designation and the Public/Quasi- Public designation. Staff recommends that the applicant submit to the City written verification from Ada County that the lot split is now officially recognized as two separate legal building lots prior to acting on the application. COMPREHENSIVE PLAN ANALYSIS The 2002 Comprehensive Plan contains a variety of goals, objectives, and action items relevant to this application. The following sections most directly apply to the proposed project and are repeated here for the Council and Commission’s consideration during the hearing process. The requested Commercial land use is defined on page 99 as follows: Commercial. This designation will provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-family residential, as well as appropriate public uses such as government offices. Within this land use category, specific zones may be created to focus commercial activities unique to their locations. These zones may include neighborhood commercial uses focusing on specialized service for residential areas adjacent to that zone. Action 6, Objective A, page 26: Permit new…commercial…developments only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City. Action 5, Objective C, page 27: Adopt a future land use map that establishes areas where commercial and industrial interest and activities are to dominate. Planning & Zoning Commission/Mayor & City Council March 20, 2003 Page 4 AZ-03-006, PP–03-004, CUP-03-008 Paramount Subdivision AZ.PP.CUP Objective B, page 102: Plan for a variety of commercial and retail opportunities within the Impact Area. Action 5, Objective B, page 102: Locate new community commercial areas on arterials or collectors near residential areas in such a way as to complement with adjoining residential areas. Action 7, Objective B, page 102: Identify transitional zones to buffer commercial and residential uses, to allow uses such as offices and other low intensity uses. Action 1, Objective A, page 104: Require that development projects have planned for the provision of all public services. Action 6, Objective A, page 105: Require screening and buffering of commercial and industrial properties and residential use with transitional zoning. Action 2, Objective C, page 106: Require screening and landscape buffers on all development requests that are more intense than adjacent properties. IDAHO STATE CODE Idaho State Code Title 67, Chapter 65, states that the commission may recommend amendments to the land use map component of the comprehensive plan to the governing board not more frequently than once every six (6) months. RECOMMENDATION Staff recommends approval of the Comprehensive Plan Amendment to Commercial as requested. Approval of a change in the land use designation does not indicate approval of any concept plans presented, nor serviceability of the site. The applicant should submit evidence of the lot split approval prior to acting on the application.