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PZ - Staff Report 9-16 Page 1 HEARING DATE: September 16, 2021 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 SUBJECT: H-2021-0026 Hatch Industrial CPAM, AZ LOCATION: CPAM: East side of N. Linder Rd., south of the railroad tracks, and north side of W. Franklin Rd. AZ: 160 N. Linder Rd. (Parcel No. R3579000045 & R3579000040; Lots 8 & 9, Heppers Acre Subdivision) SW ¼ of Section 12, Township 3N., Range 1W. I. PROJECT DESCRIPTION Amendment to the Comprehensive Plan Future Land Use Map (CPAM) to change the future land use designation on 42+/- acres of land from Mixed Use Community to Industrial; and Annexation of (AZ) of 1.59 acres of land with an I-L (Light Industrial) zoning district. II. SUMMARY OF REPORT A. Project Summary STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Description Details Page Acreage 42+/- acres (CPAM); 1.59 acres (AZ) Future Land Use Designation MU-C (Mixed Use Community) Existing Land Use Mix of residential, industrial, childcare facility and healthcare uses Proposed Land Use(s) Storage facility & future industrial uses Current Zoning R1 in Ada County, L-O (Limited Office), I-L (Light Industrial) and C-C (Community Business) Proposed Zoning I-L (Light Industrial) Physical Features (waterways, hazards, flood plain, hillside) None Page 2 B. Community Metrics Access (Arterial/Collectors/State Hwy/Local)(Existing and Proposed) Access is depicted via Linder Rd. for the property proposed to be annexed with a cross-access driveway to adjacent properties to the north & south. Proposed Road Improvements None Fire Service No comment. Police Service No comment. C. Project Maps Neighborhood meeting date; # of attendees: 3/30/21; 4 attendees History (previous approvals) 270 N. Linder Rd. [AZ-09-004 (Ord. #10-1442); CZC-10-071 The Baby Place]; Parcel #S1212336031 (Ord. #387 JMK Properties AZ); 444 N. Linder Rd. (AZ Ord #827 Kathleen & Wendell Lawrence) Description Details Page Ada County Highway District Staff report (yes/no) Yes Requires ACHD Commission Action (yes/no) No Existing Conditions Linder Rd. is improved with 5-travel lanes, vertical curb, gutter & 7 No additional improvements or right-of-way dedication is required with this application. CIP/IFYWP No further improvements required. Future Land Use Map Aerial Map Page 3 III. APPLICANT INFORMATION A. Applicant: Steve Thiessen, Hatch Design Architecture 200 W. 36th St., Garden City, ID 83714 B. Owner: Ronald Hatch P.O. Box 776, Meridian, ID 83680 C. Representative: Jeff Hatch, Hatch Design Architecture 200 W. 36th St., Garden City, ID 83714 IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Newspaper notification published in newspaper 8/27/2021 Radius notification mailed to property owners within 300 feet 8/25/2021 Public hearing notice sign posted on site 9/1/2021 Nextdoor posting 8/26/2021 V. COMPREHENSIVE PLAN ANALYSIS EXISTING LAND USE DESIGNATION: This property is currently designated as Mixed Use Community (MU-C) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan (see map in Section VIII.A). The purpose of this designation is to allocate areas where community-serving uses and dwellings Zoning Map Planned Development Map Page 4 are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings. Non-residential buildings in these areas have a tendency to be larger than in Mixed Use Neighborhood (MU-N) areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to, but also walk or bike to (up to 3 or 4 miles). Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted in Figure 3C. (See pgs. 3-11 through 3-16.) PROPOSED LAND USE DESIGNATION: The proposed FLUM designation for this property is Industrial (see map in Section VIII.A). The Industrial designation allows a range of uses that support industrial and commercial activities. Industrial uses may include warehouses, storage units, light manufacturing, flex, and incidental retail and office uses. In some cases uses may include processing, manufacturing, warehouses, storage units, and industrial support activities (see pg. 3-11). There is an existing childcare facility located on the property at 444 N. Linder Rd., zoned L-O; a birthing facility located at 270 N. Linder Rd., zoned C-C; vacant/undeveloped land at the northeast corner of Linder/Franklin, zoned C-C; and warehouse/industrial uses on the eastern portion of the site in Creamline Park, zoned I-L. The properties entitled with commercial/office zoning will be allowed to continue to operate as-is and/or develop with commercial uses as allowed by UDC Table 11-2B-2. The remainder of the 1+/- acre properties within the CPAM area that front on N. Linder Rd. are developed with single-family residential homes. If the CPAM is approved, the residential properties, when redeveloped, should be rezoned to I-L or I-H and develop with uses allowed in the applicable district as listed in UDC Table 11-2C-2. Staff believes it would be difficult for the residential properties fronting on Linder Rd. to redevelop consistent with the current MU-C FLUM designation due to the depth of the properties at 320+/- feet and the type of development that would likely occur (strip commercial buildings) mixed use planned development. Because industrial uses exist on the eastern portion of the site compatible with existing uses and interconnectivity between uses Development would also not be consistent with the General Mixed Use Concept Diagram in the Comprehensive Plan (see pg. 3-12) as the site is not deep enough to provide the transition in uses shown on the concept diagram. The land on the west side of N. Linder Road and to the east of the CPAM area is designated as Industrial on the FLUM and zoned I-L, except for one parcel abutting the east boundary of the site fronting on W. Franklin Rd. which is designated Commercial and zoned I-L. Because of the industrial nature of the overall area south of the railroad tracks on the north side of Franklin Rd., the need for more industrial land, and industrial uses would be more compatible with existing industrial uses, Staff is supportive of the CPAM request. Transportation: The Master Street Map (MSM) does not depict any collector streets across this property. 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): only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for City water and sewer service is available and can be extended by the developer of the property proposed to be annexed with development in accord with UDC 11-3A-21. No development is proposed on the remainder of the CPAM property at this time. design compatible with surrounding uses through Page 5 The proposed industrial use will be required to provide a landscaped buffer along property lines adjacent to residential uses (i.e. to the north and south) with development per UDC Table 11-2C-3. (3.07.00) The proposed industrial development should be compatible with existing industrial uses to the east and west. The required buffer to residential land uses to the north and south should minimize conflicts between land uses. ting, existing development. Infill projects in downtown should develop at higher densities, irrespective of existing The proposed infill industrial uses as other industrial uses exist to the east and west; and a landscaped buffer is required along the north and south property boundaries to residential uses which should minimize conflicts. extension to and through said developments are constructed in conformance with the City of The proposed development will be required to connect to City water and sewer systems with development; services are required to be provided to and though this development in accord with current City plans. transportation corridors A 25-foot wide street buffer is required to be provided with development along N. Linder Rd., an arterial street, per UDC Table 11-2C-3, landscaped per the standards in UDC 11-3B-7C. an infrastructure be provided for all new developments, including curb and gutter, Curb, gutter and sidewalk was recently constructed with the road widening project along Linder Rd. Hook-up to City water and sewer service is required with development. Development of the subject infill parcel will maximize the provision of public services. VI. STAFF ANALYSIS A. COMPREHENSIVE PLAN MAP AMENDMENT (CPAM) As discussed above, the Applicant requests an amendment to the FLUM to change the future land use designation on 42+/- acres of land from Mixed Use Community (MU-C) to Industrial. An exhibit map showing the existing and proposed FLUM designation is included in Section VIII.A. Approval of the proposed amendment to Industrial will accomplish the following: 1) it will allow the existing residential/commercial properties within the site to redevelop with industrial uses which should be more compatible with existing industrial uses on the site and adjacent to the site; 2) industrial uses should be more compatible with existing industrial uses than uses allowed in the MU-C designation, which should minimize conflicts between land uses; 3) for the properties already zoned I-L and developed with industrial uses on the eastern portion of the site in Creamline Park, the amendment will - the FLUM for this area so that the land use designation coincides with the existing approved Page 6 uses; and the amendment will allow more industrial uses to develop which are needed in the City. For these reasons, Staff supports the request. B. ANNEXATION (AZ) The Applicant proposes to annex 1.59 acres of land, including right-of-way to the section line of N. Linder Rd., from the R1 zoning district in Ada County to the I-L zoning district in the City consistent with the proposed FLUM amendment to Industrial. A legal description and exhibit map for the annexation area is included in Section VIII.B. The subject property is part of an enclave area surrounded by City annexed property. Annexation of this land will provide more efficient provision of City services. Industrial uses exists to the west across N. Linder Rd. and to the east; single-family residences exist to the north and south in Ada County. The Applicant proposes to develop the 1.41-acre property with a 19,975 square foot 10-unit industrial building to lease to contractors, mostly for storage with the potential for each space to have a small office and restroom. A warehouse use is principally permitted in the I-L district; professional services (i.e. offices) are allowed as an accessory use per UDC Table 11-2C-2. Flex space is also a principally permitted use in the I-L district subject to the specific use standards listed in UDC 11-4-3-18. Conceptual Development Plan: The conceptual development plan shown in Section VIII.C depicts the proposed structure, associated parking, driveway access and drive-aisles within the site. An existing 30- foot wide easement is depicted along the east boundary of the site on the Heppers Acre Subdivision plat. Access: One (1) driveway access to the site is proposed via N. Linder Rd. with driveway stubs to the properties to the north and south for future cross-access upon redevelopment of those properties. A cross-access easement should be recorded granting access to/from N. Linder Rd. through the subject property for those properties; a copy of this easement should be submitted to the Planning Division prior to issuance of the Certificate of Occupancy for this site. The minimum drive aisle width for 90 degree parking with 2-way drive aisles is 25-feet per UDC Table 11-3C-5. Sidewalk/Pathway: An attached 7-foot wide sidewalk was recently constructed along N. Linder Rd. along the frontage of this site. The Pathways Plan designates a 10-foot wide detached multi-use pathway in this area. Because the sidewalk was recently constructed, Staff does not a new pathway constructed in its place at this time; however, Staff does recommend a 14-foot wide public pedestrian easement is recorded for the pathway. Parking: Off-street parking is required to be provided in accord with the standards listed in UDC 11-3C- 6 for industrial uses (i.e. 1 space for every 2,000 square feet of gross floor area). Based on a 19,975 square foot building, a minimum of nine (9) spaces are required. A total of 30 spaces are depicted on the conceptual development plan, which exceeds the minimum number of spaces by 21. Landscaping: A 25-foot wide street buffer is required to be constructed along N. Linder Rd., an arterial street, measured from back of sidewalk; the buffer should be landscaped per the standards listed in UDC 11-3B-7C. Parking lot landscaping is required per the standards listed in UDC 11-3B-8C. A minimum 5-foot wide buffer should be provided along the east property boundary unless the requirement is reduced or waived by the Director for truck maneuvering areas as set forth in UDC 11-3B-8C.1a. A 25-foot wide buffer to residential land uses is required per UDC Table 11-2C-3, landscaped per the standards listed in UDC 11-3B-9C; residential uses exist to the north and south of this property. The Applicant requests City Council approval of a reduced buffer width of 5 feet adjacent to residential uses as allowed by UDC 11-3B-9C.2 with notice to surrounding property owners. A reduction to the buffer width shall not affect building setbacks; all structures shall be set back from the property line a minimum of the buffer width required in the I-L district (i.e. 25-feet). Page 7 Landscaping is required along the multi-use pathway adjacent to N. Linder Rd. per the standards listed in UDC 11-3B-12C. There are existing trees on this site that may require mitigation if removed per the standards listed in UDC 11-3B-10C.5. Staff recommends the Applicant contact Matt Perkins, the City Arborist, to schedule a site inspection prior to removal of any trees from the site to determine mitigation requirements. Elevations: Conceptual building elevations were not submitted for the industrial building. The design of the structure is required to comply with the design standards in the Architectural Standards Manual (ASM). Staff recommends the design is required to comply with the design standards for commercial buildings rather than industrial buildings because the property fronts on an arterial street (i.e. Linder Rd.) and will be highly visible. Detailed review of the elevations for compliance with these standards will take place with the Certificate of Zoning Compliance and Design Review application prior to submittal of an application for a building permit. The City may require a development agreement (DA) in conjunction with a annexation pursuant to Idaho Code section 67-6511A. To ensure the site develops as proposed with this application, Staff recommends a DA is required with the provisions discussed above and included in Section IX.A. VII. DECISION A. Staff: Staff recommends approval of the proposed amendment to the Future Land Use Map and Annexation with the requirement of a Development Agreement per the provisions in Section IX in accord with the Findings in Section X. Page 8 VIII. EXHIBITS A. Future Land Use Map Adopted & Proposed Land Uses Page 9 B. Annexation Legal Description and Exhibit Map Page 10 Page 11 C. Conceptual Development Plan Page 12 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement (DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the conceptual development plan included in Section VIII, Unified Development Code standards, design standards in the Architectural Standards Manual and the provisions contained herein. b. Future structure(s) on the site shall comply with the non-residential design standards in the Architectural Standards Manual for commercial districts (i.e. CD). c. A cross-access easement shall be granted to the abutting properties to the north (Parcel #R3579000034) and south (Parcel #R3579000050) for access to/from N. Linder Rd. through the subject property; a copy of the recorded easement shall be submitted to the Planning Division with the Certificate of Zoning Compliance application for this site. d. A 25-foot wide buffer shall be provided to residential land uses as required per UDC Table 11- 2C-3, landscaped per the standards listed in UDC 11-3B-9C, unless otherwise reduced by City Council. e. There are existing trees on this site that if removed may require mitigation per the standards listed in UDC 11-3B-10C.5. The Applicant shall contact Matt Perkins, the City Arborist, to schedule a site inspection prior to removal of any trees from the site to determine mitigation requirements. f. A 14-foot wide public pedestrian easement shall be recorded for the multi-use pathway along the Planning Division with the Certificate of Zoning Compliance application. g. A minimum 25-foot wide street buffer, measured from back of sidewalk, is required to be provided along N. Linder Rd., landscaped per the standards listed in UDC 11-3B-7C. B. PUBLIC WORKS Any changes to public utility infrastructure must be reviewed by the Public Work s Department. C. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=235914&dbid=0&repo=MeridianCity D. PARK S DEPARTMENT https://weblink.meridiancity.org/WebLink/DocView.aspx?id=237033&dbid=0&repo=MeridianCity E. ADA COUNTY HIGHWAY DISTRICT (ACHD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=236543&dbid=0&repo=MeridianCity Page 13 X. 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. Staff finds the proposed amendment to Industrial is compatible with adjacent industrial uses in the area and is consistent with the goals and policies in the Comprehensive Plan as noted in Section V. 2. The proposed amendment provides an improved guide to future growth and development of the city. Staff finds that the proposal to change the FLUM designation from Mixed Use Community to Industrial will provide an improved guide to future grown and development in this area and will be compatible with adjacent industrial uses. 3. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensive Plan. Staff finds 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. Staff finds that the proposed amendment is consistent with the Unified Development Code. 5. The amendment will be compatible with existing and planned surrounding land uses. Staff finds the proposed amendment to Industrial will be compatible with other existing industrial uses in the area. 6. The proposed amendment will not burden existing and planned service capabilities. Staff finds that the proposed amendment will not burden existing and planned service capabilities in this portion of the city. Sewer and water services are available to be extended to this site. 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. Staff finds 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, Staff finds that the proposed amendment is in the best interest of the City. B. Annexation and/or Rezone (UDC 11-5B-3E) Required 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 annexation and/or rezone, the council shall make the following findings: Page 14 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Applicant is proposing to annex the subject property with I-L zoning and develop industrial uses on the property consistent with the proposed Industrial FLUM designation for this property. (See section V above for more information.) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed map amendment to I-L and conceptual development plan generally complies with the purpose statement of the I-L district in that it will encourage industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are operated entirely or almost entirely within enclosed structures and is accessible to an arterial street (i.e. Linder Rd.). 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed industrial use should be conducted entirely within a structure. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts; and Staff finds City services are available to be provided to this development. 5. The annexation (as applicable) is in the best interest of city. Staff finds the proposed annexation is in the best interest of the City.