PZ - Staff Recommendation to Commission 7-15 STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING July 15,2021 Legend
DATE:
Iff Project Lcofl3tor /
TO: Planning&Zoning Commission I
i
FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: H-2021-0041
Wastewater Resource Recovery Facility ----
(WRRF)—Comprehensive Plan Map -- `
Amendment(CPAM)
LOCATION: The site is located approximately'/4 mile 4
south of W. McMillan Rd.,midway
between N. Black Cat Rd. and N. Ten
Mile Rd.,in the north'/2 of Section 34,
Township 4N.,Range 1W.
I. PROJECT DESCRIPTION
Amendment to the Comprehensive Plan Future Land Use Map to change the designation on a total of 80.7-
acres of land from Mixed Use Non-Residential on 40.9-acres of land to Medium Density Residential and
39.8-acres to Industrial,based on the results of the most recent Odor Study conducted by the City of
Meridian.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 80.7-acres
Future Land Use Designation Mixed Use Non-Residential
Existing Land Use Vacant/undeveloped land
Proposed Land Use(s) No land uses/development are/is proposed with this
application
Current Zoning R-8,C-G and RUT
Neighborhood meeting date;#of 16/30/21; 13 attendees
attendees:
Page 1
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B. Owner:
Same as Applicant
C. Representative:
Laurelei McVey—WRRF, City of Meridian—3401 N. Ten Mile Rd.,Meridian, ID 83642
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper notification
published in newspaper 6/25/2021
Public Service Announcement 6/22/2021
Nextdoor posting 6/22/2021
V. COMPREHENSIVE PLAN ANALYSIS
CURRENT FUTURE LAND USE MAP DESIGNATION: The subject property is currently designated as Mixed
Use—Non-Residential (MU-NR) on the Future Land Use Map(FLUM)contained in the Comprehensive
Plan. The purpose of this designation is to designate areas where new residential dwellings will not be
permitted, as residential uses are not compatible with the planned and/or existing uses in these areas. For
example,MU-NR areas are used near the City's WRRF and where there are heavy industrial or other
hazardous operations that need to be buffered from residential. Developments are encouraged to be designed
similar to the conceptual MU-NR plan depicted in Figure 3E in the Comprhensive Plan. See exhibit map in
Section VII.A.
PROPOSED FUTURE LAND USE MAP DESIGNATIONS:An amendment to the FLUM is proposed to change
the designation from MU-NR on 40.9-acres of land to Medium Density Residential(MDR)and 39.8-acres to
Industrial(IND),based on the results of the most recent odor study for the WRRF(April 2021). The
proposed IND area borders the existing wastewater facility;the proposed MDR areas are to the north and
west of the proposed IND areas,which will be compatible with existing adjacent MDR designated areas.
The previous odor assessment conducted in 2004 identified an area around the wastewater facility that was
not appropriate for residential uses. Thus,this area was designated on the FLUM as MU-NR for the
development of commercial/industrial uses. Staff is supportive of the requested change for several reasons.
With recent and planned upgrades at the WRRF,the areas previously required to be preserved for non-
residential developments may now also be appropriate for residential uses. Offsite odor impacts have been
reduced, should be further improved in the future, and the change should not create a nuisance for City
operations or residents. Further,the areas of MU-NR proposed for MDR are behind existing and entitled
residential uses.Allowing non-residential uses behind residential neighborhoods without appropriate access
could otherwise lead to additional nuisances and private property impacts. The least of these may otherwise
be commercial traffic driving through residential neighborhoods. Additional residential in the proposed
MDR areas would be more seamless and present fewer conflicts.
Since the proposed IND areas are owned by the City and reserved for City operations, and the City is
working to proactively mitigate for offsite impacts,the proposed FLUM seems appropriate. Other areas of
MU-NR remaining around the WRRF are existing or retain opportunities to access from Utick or Ten Mile,
and without taking access from residential neighborhoods. The MU-NR designated areas may still provide
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services and jobs that are beneficial for the City, and staff does not anticpate further reduction in the MU-NR
area through subsequent comprehensive plan map amendments to allow more residential near the WRRF.
The proposed MDR designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre.
The proposed IND designation allows a range of uses that support industrial and commercial activities.
Industrial uses may include warehouses, storage units, light manufacturing, flex,and incidential retail and
office uses. In some cases uses may include processing,manufacturing,warehouses, storage units, and
industrial support activities.
STAFF RECOMMENDED FUTURE LAND USE MAP DESIGNATIONS: To coincide with the existing
designation of the WRRF,which is Civic, Staff recommends the area proposed as Industrial be
changed to Civic as shown on the proposed land use map in Section VII.A.This area borders the existing
wastewater facility.
The purpose of the Civic designation is to preserve and protect existing and planned municipal, state and
federal lands for area residents and visitors. This category includes public lands, law enforcement facilities,
post offices, fire stations, cemeteries,public utility sites,public parks,public schools, and other government
owned sites within the Area of City Impact. Because this is the City's wastewater facility,this designation
seems more appropriate than Industrial. See exhibit map in Section VII.A.
Additionally, Staff recommends certain changes to the symbols on the FLUM pertaining to Park,
Emergency Services and School designations as shown on the FLUM in Section VII.B; the symbols
and land use designations with a pink border indicate proposed revisions to the FLUM.None of these
changes have any bearing or impact on other land use designation decisions or property rights. All
recommended revisions are to reflect current decisions and actions relating to the construction of new
facilities,previous acquisition of land,or other previous but related decisions by City Council. These
changes will allow the FLUM to be as accurate as possible and reduce the need for Staff to maintain
additional datasets with the actual location of facilities.
The designations for four(4)park sites are proposed to change from"future"to"existing"; the designations
for two (2)fire stations and two(2)police substations are now location specific as opposed to general
locations as property has been acquired by the City; and a new school designation was added to reflect a
school that is opening this Fall.
Finally, Staff proposes a text change to the notes section of the FLUM as shown in Section VII.B; the
proposed additions are underlined.This revision will allow Staff to keep the map symbols up to date when
activities such as construction or land acquisitions by the City or partner agencies are made. This is similar to
the way parcels,roads,and other map features on the FLUM are automatically updated as changes occur.
Underlying FLUM designation changes,if appropriate,would still require City Council approval as
proposed.
Goals,Objectives,&Action Items: Staff finds the following Comprehensive Plan policies to be applicable
to this application and apply to the proposed use of this property(staff analysis in italics):
• "Maintain and update the Unified Development Code and Future Land Use Map to implement the
provisions of this Comprehensive Plan."(3.04.01B)
The proposed amendment to the FL UM will implement the provisions of the Comprehensive Plan.
• "Require all development to be consistent with Future Land Use Map designations for the property."
(3.03.03D).
Future development should be consistent with the FLUM designations proposed for the subject
property.
• "Maintain the Future Land Use Map to reflect existing facilities."(3.06.01A)
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The additional changes to the FLUMproposed by Staff will reflect existingfacilities.
• "Keep the Future Land Use Map current by defining appropriate locations for industrial,commercial,
and office businesses."(2.08.03A)
Although the proposed changes are not for industrial, commercial or office uses, the changes will
assist in keeping the FL UM current by identifying appropriate locations for MDR and Civic uses.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed amendment to the Future Land Use Map as recommended
by Staff in accord with the Findings in Section VIII.
Page 5
VII. EXHIBITS
A. Future Land Use Map—Adopted&Proposed Land Uses
Dike.715�2071
Adopted Land Uses
—MtJ-G
1,000 mmmmc=
Feet a LowDensily
a Ftea'ia6nil6
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Bugle Office-,
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Wadiurn IF }
a
Dens iFy
Resicleniial x xx t ' xx ienurr
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}
Legend * „ Ji70 �x l
civic ^
g. 21Tfd13APEaundary x .
Law Density Residential
61edium density Residential Tel
x
61ad-High Density Residential x
xx
Hip DensAy Residental x x
- Commercial
Industrial
civic Proposed Land Uses
F—] Old Town
CMixed Use Nsighborho-nd amrtt iol
2.
Mixed Use 0orrimuriity a- Law denier
-
Re sid aaiilia I IAaed Use Regional G andfta
- Mixed J50 N on-Residential I k A41gl a
Mixed Use-Interchange ! I--
Do€ tr Font
- Law density Employment _
_ High Density Employment °
Mixed Employment _ x � ]anr�ta 1,7kjta
IAU-Res _ r
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PU IC A SZ vjF}
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tedium + xx
dansily I xIAM1U-NR x y xx V
R@si ,e N31 x x x r
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B. Staff Recommended Changes to FLUM
_%IE_IIURA- DL7I
Con rn+muN=Da-m-op--N,=DEPARTMENT
July 6,2021
TO: Sonya Allen_Associate City Planner
CC: Caleb Hood_Plante Division Manager
Bill Parsons,Current Planning Supenisor
FROM: Brian McClure-Comprehensive Associate Planner
RE: H-2021-0041-Additional Recommended Revisions
Updating the adopted Future Land Use Map(FLW requires City Catmcil action and public
noticing-C om hens ve Planning staff are proposing several simple revisions along with the
application for the Public Works Department-Wastek�uter Resource Recovery Facility(RTRRF)
amendment-These other requested changes are not affected by the V`R.RF land use change.but
AU are similarly facility planning-The additional recommended changes relate exclusively to the
map symbols-None of these staff recoinmended symbol recisions havcL any beadug or
impact on other land use designation decisions ar property-rights.
The proposed symbol revisions are either Park Emergency Services,or School related-All
reconinumd revisions are to reflect current decisions and actions relating to the construction of
new facilities,pre,.icus acquisition of laud:or other previous but related decisions by City
Council-These changes would allow the FLUM to be as accurate as possible, and reduce the
need for staff to maintain additional datasers with the actual locations of facilities.Plante staff
have received multiple requests to update these symbols from other Department staff,but the
time and expense ofprocessing a public hearing application and the requirement for Council
approval were limiting-
Additionally,Planning staff are proposing a text change to the notes section of the FLUNI. See
"FLUM-Note Revisioa� section below-with additions in underline.This revision would allow
Meridian staff to keep the map symbols up to date when activities such as construction or land
acquisitions by the City or partner agencies are made-This is similar to the%�ay that parcels-
roads,and other map features on the FLUNI are automatically updated as changes occur-
UnderhW fume land use designation changes,if appropriate, would still require City Council
approval as proposed.
-None of these suggested revisions are essential but would help to ensure the map is more
accurate and relevant to City staff,and improve transparency for the public viewing the map.
What other see on the FLUM is what we're actually planning for.
Community Developme rrt.33 E.Broadway AMenut,M-al"'an,I D 8!PS42
Phone i08-884-555D .Fax 2o9-888-66f,y.www.meridiancb-ora
Page 7
Description of Recommended Re-.isions
i-eta
bnl ranges:
{ Change
HHuskey Park Changed existing symbol from future
to existing
Discovery Park i Changed existingsymbol from future
to existing
Hillsdale Park Changed existing symbol from future
to existing
Keith Bird Legacy Park Changed existing symbol from future
to existing
Fire Station#7 Emergency Relocated existing symbol to
purchased propertyadjacerrtto
Discovery Park
Fire Station N Emergency Relocated existing symbol to
identified property north of t]ywhee
H.S.
Police Substation 91 Emergency Relocated existing symbol to
purchased propertyadjacerrtto
Discovery Park
Police Substation #2 Emergency Relocated existing symbol to
identified property north of Oywhee
H.S.
Idaho Fine Arts Academy School Added new symbol to location on
Central Drive (opens in Fal12021)
FE 4fNoteRevision:
Symbols with halos indicate genera]future facility locations_These symbols are not parcel
specific and may float to nearby areas. The final location and status(halo)of synibvls may be
revised periodically to reflect existing faghly locations.
Page 8
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Page 9
VIII. FINDINGS
A. Comprehensive Plan Map Amendment
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:
1. The proposed amendment is consistent with the other elements of the Comprehensive Plan.
Stafffinds the recommended map amendment to MDR and Civic is consistent with the existing Civic
designation for the wastewater facility and the MDR designation will be compatible with abutting
MDR designated property.
2. The proposed amendment provides an improved guide to future growth and development of
the city.
Stafffinds that the proposal to change the FLUM designation from MU-NR to MDR and Civic will
provide an improved guide to future growth and development of the City by allowing more
residential uses in this area and allow for the expansion of the wastewater facility in the future.
3. The proposed amendment is internally consistent with the Goals,Objectives and Policies of the
Comprehensive Plan.
Stafffinds that the proposed amendment is consistent with the Goals, Objectives, and Policies of the
Comprehensive Plan as noted in Section V.
4. The proposed amendment is consistent with the Unified Development Code.
Stafffinds that the proposed amendment is consistent with the Unified Development Code.
5. The amendment will be compatible with existing and planned surrounding land uses.
Stafffinds the proposed amendment will be compatible with abutting existing residential uses and
the existing wastewater facility.
6. The proposed amendment will not burden existing and planned service capabilities.
Stafffinds that the proposed amendment will not burden existing and planned service capabilities in
this portion of the city.
7. 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.
Stafffinds the proposed map amendment provides a logical juxtaposition of uses and sufficient area
to mitigate any development impacts to adjacent properties.
8. The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Section V and the subject findings above, Stafffinds that the proposed
amendment is in the best interest of the City.
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