HomeMy WebLinkAboutMixed Use Non Residential RecsSTAFF REPORT
Hearing Date: February 19, 2009
TO: Planning & Zoning Commission E IDIAN ~ ''
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: CPA-08-013 -Mixed Use Non-Residential
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Meridian Planning Department, is requesting approval of a Comprehensive Plan Text
Amendment to re-name the Mixed Use-Waste Water Treatment Plant (MU-WWTP) land use
designation to Mixed Use Non-Residential. The current land use designation, Mixed Use-Waste
Water Treatment Plant, is the only mixed use designation that does not allow new residential and is
only designated for the area surrounding the wastewater plant. The proposed change would provide a
more flexible land use designation that restricts new residential uses from other areas in city that may
not be suitable or compatible for residential development. See section 8 for more information.
2. SUMMARY RECOMMENDATION
Staff is recommending approval of the subject CPA application, based on the Findings of Fact
listed in Exhibit B.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Number CPA-08-013 as presented in the staff report for the hearing date of
February 19, 2009, with the following comments: (Add any proposed comments.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Number CPA-08-013 as presented during the hearing on February 19, 2009,
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-
08-013 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: City wide
b. Applicant/Representative:
City of Meridian Planning Department
33 E. Broadway Avenue
Meridian, Idaho 83642
c. Applicant's Statement/Justification (reference submittal material): "See applicant's narrative for
this information.
Mixed UseNon-Residential CPA-08-o13 PAGE 1
5. PROCESS FACTS
The subject application is for a Comprehensive Plan Text Amendment. A public hearing is
required before the Commission and City Council on this matter, consistent with Unified
Development Code, Title 11, Chapter 5.
b. Newspaper notifications published on: February 2, and February 16, 2009
c. Radius notices mailed to properties within 300 feet on: January 30, 2009
d. A public service announcement was broadcast faxed on January 30, 2009 regarding this
application.
6. COMPREHENSIVE PLAN ANALYSIS
The City's Comprehensive Plan contains five sub-categories of the Mixed Use designation. These
designations were designed to provide for a combination of compatible land uses that are typically
developed under one master plan. Staff felt it appropriate to re-designate the Mixed Use -Waste
Water Treatment Plant (WWTP) designation to the a Mixed Use Non-Residential designation to make
it a more versatile land use designation city wide and in areas where employment, fabrication and
other non-retail commercial uses can be located and residential uses may not be feasible or
compatible with surrounding land uses. Currently, only a small portion of Mixed Use-WWTP is
planned for the properties surrounding the waste water treatment plant in northwest Meridian.
The following standards currently apply to this category and are not subject to change with the new
land use designation:
• Light, professional office uses
• Flex space uses, including light warehousing
• No new residential uses will be permitted existing residential will be allowed to remain and
expand accessory uses)
• Limited small-scale retail uses
• Mini-storage uses
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, 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.
After reviewing the future land use map and meeting with affected property owners staff is of the
opinion that the new designation will allow for a greater diversity of mixed use development
where it may not be appropriate to have a residential component. The current designation is
limited to the property surrounding the waste water treatment plant and does not provide city
wide flexibility.
Staff recommends that the Commission rely on any verbal or written testimony that may be provided
at the public hearing when determining if the CPA request is appropriate.
7. UNIFIED DEVELOPMENT CODE
The Comprehensive Plan is to serve as a guide for future development within Meridian. As
development is proposed, staff will ensure full compliance with the UDC and design criteria set forth
in the newly adopted Design Manual.
Mixed Use Non-Residential CPA-08-013 PAGE 2
8. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
COMPREHENSIVE PLAN AMENDMENT: The proposed change re-names the Mixed Use-
WWTP (Waste Water Treatment Plant) designation to Mixed Use Non-Residential. The existing
designation was developed to ensure that non-compatible land uses are not allowed in close proximity
to the wastewater treatment plant in North Meridian due the odors and noise generated for the plant.
Currently, Mixed Use-WWTP is the only mixed use designation that does not allow new residential
uses; therefore it may be appropriate for other areas of the City as well. This change allows areas to
carry the same characteristics of the Mixed Use-WWTP designation without being in the proximity of
the Treatment Plant and without changing the future land use description of areas currently
designated as such.
The proposed change allows the City to consider a Mixed Use designation that does not allow
residential uses in appropriate areas and provides greater city wide flexibility instead of a specific
geographic area. It also creates a way to provide clearer direction about the mix of uses that are
appropriate in areas designated as Mixed Use Non-Residential
Therefore, staff is recommending the following text revision to the Comprehensive Plan as follows:
Chapter 7, page 103 -Mixed Use -Non-Residential ^~~°°a 7T°~ ~anzrrn.
9. EXHIBITS
A. Other Agency and Department Comments
B. Required Findings from the Unified Development Code
Mixed Use Non-Residential CPA-08-o13 PAGE 3
A. Other Agency and Department Comments
On January 29, 2009, a joint agency and department meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks and
Department. None of the agencies or departments listed above provided comments at the January 29th
meeting.
1. FIRE DEPARTMENT
1.1 The Fire Department has no concerns related to this application.
2. POLICE DEPARTMENT
2.1 The Police Department has no concerns related to this application.
3. PARKS DEPARTMENT
3.1 The Parks Department has no concerns related to this application.
Exhibit A - 1 -
B. 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.
Staff finds that the proposed amendment is consistent with the other elements of the
Comprehensive plan (See Section 6 above).
b. The proposed amendment provides an improved guide to future growth and
development of the city.
Staff finds 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.
Staff finds that the proposed amendment is internally consistent with the Goals, Objectives,
and Policies of the Comprehensive Plan (See Section 6 above).
d. The proposed amendment is consistent with the Unified Development Code.
Staff finds that the proposed amendment is not inconsistent with the Unified Development
Code. Staff will ensure full compliance with the UDC and the Design Manual with future
development proposals.
e. The amendment will be compatible with existing and planned surrounding land uses.
Staff finds that the proposed amendment will be compatible with existing and planned land
uses for the area.
f. The proposed amendment will not burden existing and planned service capabilities.
Staff 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.
NA
h. The proposed amendment is in the best interest of the City of Meridian.
Staff finds that the proposed amendment is in the best interest of the City.
Exhibit B - 1 -