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Staff Report
Item #4B: Larkspur West (CPAM-12-006) Application(s): - Comprehensive Plan Map Amendment Size of property, existing zoning, and location: This site consists of 4.51 acre(s), is currently zoned RUT in Ada County, and is located adjacent to Meridian Road and Edmonds Court. Adjacent Land Use & Zoning: North: Veterinary Clinic and Future Larkspur South Subdivision phases, zoned L-0 and R-8 South: Observation Point Subdivision and commercial property, zoned R-4 and C-G East: Future Larkspur South Subdivision phases, zoned R-8 West: Church and Meridian Road (SH 69), zoned C-G History: NA Summary of Request: The applicant proposes an amendment to the future land use map contained in the Comprehensive Plan to change the land use designation on 4.51 acres of land from Low-density Residential (LDR) to Office (1.01 acres) and Medium-density Residential (MDR) (3.50 acres). The land use change is requested to develop the property consistent with the adjacent properties. To the north and the east of the subject property is L-0 and R-8 zoned property. In addition, numerous ph es of the Larkspur Subdivision are currently under construction to the east of this property. The requested map change coincides with a surrounding zoning districts. If the CPAM is approved, the applicant could move forward with annexing and subdividing the property ith the L-0 and R-8 zoning districts and develop lots consistent with the adjacent land uses. At this time development is not proposed for the property. Based on the submitted concept plan, the ap licant intends to develop the property with a small office complex and a residential subdivision. The concept plan depicts three (3) o ce lots, twenty (20) residential lots and future street connectivity. If the residential portion develops consistent with the concept plan, t gross density of 5.71 acres to the acre would be consistent with the proposed MDR designation. Because the Comprehensive Plan encourages transitional zoning to buffer residential from more intense commercial uses (south of this property), the property is in close proximity to SH 69, and planned residential uses are consistent with the lot sizes and density with the adjacent subdivisions, staff is of the opinion the requested CPAM is appropriate for the subject property. Comprehensive Plan Designation/Compliance w/Comp Plan? Currently LDR; requested change to office and MDR. Requested change is consistent with the surrounding land uses. Compliance with UDC? Future development must comply with the requirements of the UDC. Written Testimony: Gus Porter in agreement with the staffs recommendation. Staff Recommendation: Approval Notes: STAFF REPORT Hearing Date: TO: FROM: SUBJECT: January 17, 2013 Planning and Zoning Commission Bill Parsons, Associate City Planner 208-884-5533 CPAM-12-006 -Larkspur West L SUMMARY DESCRIPTION OF APPLICANT'S REQUEST E II)IAI~~- iDAHp The applicant, Sawtooth Land Surveying, LLC, has applied for an amendment to the comprehensive plan future land use map (CPAM) to change the land use designation on approximately 4.51 acres of land from low-density residential (LDR) to office (1.01 acres) and medium-density residential (MDR) (3.50 acres). II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CPAM application based on the Findings of Fact and Conclusions of Law in Exhibit B of the staff report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval of File Number CPAM-12-006, as presented in the staff report for the hearing date of January 17, 2013, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial of File Number CPAM-12-006, as presented during the hearing on January 17, 2013, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number CPAM-12-006 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: (Parcel #82114050305) The site is located on the east side of S. Meridian Road; north of E. Victory Road in the southwest'/4 of Section 19, Township 3 North, Range 1 East. B. Applicant: Sawtooth Land Surveying, LLC 207 W. Main Street Boise, Idaho 83713 Larkspur West -CPAM-12-006 PAGE 1 C. Owner: John Bartlett 105 E. Edmonds Court Meridian, ID 83642 D. Representative: Gus Porter, Sawtooth Land Surveying, LLC 207 W. Main Street Boise, Idaho 83713 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a comprehensive plan map amendment. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: December 31, 2012 and January 14, 2013 (Commission); C. Radius notices mailed to properties within 300 feet on: December 27, 2012, (Commission); D. Applicant posted notice on site by: January 7, 2013 (Commission); VI. LAND USE A. Existing Land Use(s): This property is developed with a county residence and several outbuildings. The conceptual development plan indicates that the existing home will remain when the property is subdivided in the future. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Veterinary Clinic and Future Larkspur South Subdivision phases, zoned L-O and R-8 South: Observation Point Subdivision and commercial property, zoned R-4 and C-G East: Future Larkspur South Subdivision phases, zoned R-8 West: Church and Meridian Road (SH 69), zoned C-G C. History of Previous Actions: NA D. Utilities: a. Location of sewer: Sanitary sewer to serve the subject site is available in E. Edmonds Court. b. Location of water: Domestic water to serve the subject site is available in E. Edmonds Court, and S. Meridian Road. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: The Kennedy Lateral runs along the southern and eastern boundary of the property. 2. Hazards: Staff is unaware of any hazards that may exist on the property. 3. Flood Plain: This property does not lie within the floodplain or flood way. Larkspur West - CPAM-12-006 PAGE 2 VII. COMPREHENSIVE PLAN POLICIES AND GOALS Existing: This property is designated "Low Density Residential" (LDR) on the Comprehensive Plan Future Land Use Map (FLUM). The LDR designation allows larger lots where urban services are provided. Uses in LDR areas typically include single-family homes at densities of three (3) dwelling units or less per acre. Proposed.• The applicant is proposing to change the land use designation to "Office" and "Medium Density Residential" (MDR) on 4.51 acres of land. Office designation is meant to provide opportunities for low-impact business areas. Sample uses include office, technology and resource centers and ancillary commercial uses if part of a larger business park area. The MDR designation allows smaller lots for residential purposes within City limits. Uses typically include single family homes at densities of 3 to 8 dwelling units per acre. At this time, specific development plans are not proposed for the subject property. However, the applicant has submitted a concept plan and envisions developing a small office park and a residential subdivision. The small office complex is meant to buffer the future single family homes from SH 69. Further, the office complex will provide a transition from the commercial property to the south. The MDR designation is being requested so a future residential subdivision may develop at the density and lot sizes similar to those approved with the Larkspur Subdivisions. Staff finds the following Comprehensive Plan policies to be applicable to this application and. apply to the proposed land use designations for this property (staff analysis in italics): • Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities (Chapter 3, page 54). The proposed concept plan is intended to be an extension of the surrounding Larkspur Subdivision. The surrounding area is developed with a mix of larger single family lots and transition to smaller single family lots. Based on the lots sizes and the density developed in the vicinity, staff is of the opinion the requested MDR designation allows for a mix of housing options within this area of Meridian. • Permit new development where urban services can be reasonably provided at the time of final approval and development is continuous to the City (Chapter 3, page 45). Once the applicant proposes annexation and subdivision approval, City services must be extended by the developer. Since the existing home may remain and be part of the development, it must connect to city services as well. Currently, water and sewer is available to serve the property. • Require appropriate landscaping and buffers along transportation corridors (setbacks, vegetation, low walls, berms, etc.) (Chapter 3, page 54). Street buffer landscaping is required adjacent to Meridian Road and the future local street adjacent to the office complex in accord with the standards listed in UDC I1-3B-7C. Further, a 20 foot wide landscape buffer will be required between the office uses and the residential uses in accord with the standards listed in UDC 11-3B-9C. Fencing shall comply with the standards listed in UDC I1-3A-7. These standards will be reviewed for compliance with future annexation and subdivision application. Larkspur West - CPAM-12-006 PAGE 3 • Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow (Chapter 3, page 48). A stub street is planned along the eastern boundary of the property. The submitted concept plan indicates this street will be extended with a future subdivision application to provide access to the proposed office park and the future residential lots. Additionally, a backage road is currently under construction that will connect this property to the Larkspur Subdivision to the east and provide internal connectivity with the adjacent subdivisions. Edmond Court will continue to serve as the primary local street access for the existing residence which provides an outlet to Meridian Road as well. No direct lot access to Meridian Road is planned for this property, consistent with the standards set forth in UDC 11-3H-4. • Require screening and buffering of commercial and industrial properties to residential use with transitional zoning (Chapter 3, page 53). The office designation is proposed to provide a transition between SH 69 and the commercial property to the south. Typically, an office complex develops with a mix of lower intense commercial uses thus providing a transition between commercial and future residential uses. In summary, Staff is of the opinion the proposed FLUM designations are appropriate for the property based on the applicable comprehensive plan policies. 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. The requested CPAM change will 1) provide buffering between the existing commercial use and the future residential use and 2) be an extension of the adjacent Larkspur Subdivision. Once development is proposed for the property, staff is of the opinion that the future development should complement the existing Larkspur Subdivision. The office complex must comply with the guidelines in the Meridian Design Manual and the design review standards set forth in UDC 11-3A-19. 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. Necessary services are currently available to the subject site and will still be available upon development of the site. c. Housing The City of Meridian is charged with ensuring an adequate and attractive living environment which meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. To accomplish this, the plan identifies areas appropriate for residential development and areas not appropriate. The proposed amendment will continue to provide housing options for the City of Meridian residents. Larkspur West -CPAM-12-006 PAGE 4 d. Economic Development Meridian's economic base has been gradually shifting over the last 20 years from afarming-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 Comprehensive Plan forecasts the need to continually adjust the provision of residential and commercial lands in order to gradually broaden economic opportunity throughout the City. Originally, this property and the surrounding property were developed in Ada County as five acre lots and were primarily rural in nature. Over time, this area has developed with urban densities and commercial uses thus broadening the economic base for the community. Since this is an extension of what is occurring the area and given the recent resurgence of the residential market in the valley, staff is of the opinion future development on this site should continue to have positive influence on the economic base of the community. e. Public Services, Facilities, and Utilities Upon annexation and development, City services must be provided to the subject property. 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. This area of Meridian is served by the following schools: Mary McPherson Elementary, Lake Hazel Middle, and Mountain View High schools. g. Transportation The purpose of this element is to promote an efficient and safe transportation system within the City. At this time development is not proposed for the subject property. The conceptual development plan indicates a public street will be constructed with the development of the site in the future. Currently, the existing residences take access from Edmonds Court which is currently being improved with curb, gutter, and 5-foot wide sidewalk consistent with ACHD standards as part of the Larkspur No. 4 approval. With the construction of the Larkspur development and Observation Point Subdivision, a backage road is either constructed or under construction that parallels SH 69 to provide internal connectivity between the future development and the adjacent residential and commercial development in the area. h. Natural Resources The purpose of this element is to promote conservation of areas of natural significance, where appropriate. Staff is unaware of any areas of natural significance that need to be protected. i. Special Areas The subject amendment does not directly impact any lands designated for open space, natural resources, or scenic areas, nor does the parcel contain any known significant or sensitive 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 18 City parks totaling approximately 242 acres. The City is in the process of developing new park facilities. The City also maintains several Larkspur West - CPAM-12-006 PAGE 5 pathways. This site is not designated for recreational purposes however; a 10-foot pathway will be required adjacent to Meridian Road (SH 69) with the development of the office park. 1. Land Use The Comprehensive Plan Future Land Use Map is a graphic representation of applicable 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. Currently this site is designated Low Density Residential (LDR) on the City's future land use map. Based on this designation, the property could develop with a density less than three dwelling units to the acre. The surrounding area is developing. with slightly higher density (4.68 dwellings to the acre). Because this area is rapidly transitioning with urban densities and is within close proximity to SH 69, staff is of the opinion the proposed office use provides an effective buffer between the state facility and the future residential. Further, the extension of the residential use is a logical expansion of the adjacent Larkspur Subdivision to the east. m. 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 Community Development Department will administer the Comprehensive Plan and its policies through the Unified Development Code. 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. The City Council is the ultimate decision making authority on the subject application. 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 requested Comprehensive Plan Future Land Use Map change would not unconstitutionally violate private property rights. A neighborhood meeting was held on May 4, 2012 in which none of the affected property owners attended. Further, the property owner has provided an affidavit of legal interest consenting to the submittal of the CPAM application. VIII. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: COMPREHENSIVE PLAN MAP AMENDMENT (CPAM): The applicant proposes an amendment to the future land use map contained in the Comprehensive Plan to change the land use designation on 4.51 acres of land from Low-density Residential (LDR) to Office (1.01 acres) and Medium- density Residential (MDR) (3.50 acres). The land use change is requested to develop the property consistent with the adjacent properties. To the north and the east of the subject property is L-O and R-8 zoned property. In addition, numerous phases of the Larkspur Subdivision are currently under construction.The requested map change coincides with the surrounding zoning districts. If the CPAM is approved, the applicant could move forward with annexing and subdividing the property with the L-O and R-8 zoning districts and develop lots consistent with the adjacent land uses. At this time development is not proposed for the property. Based on the submitted concept plan, the applicant intends to develop the property with a small office complex and a residential Larkspur West -CPAM-12-006 PAGE 6 subdivision. The concept plan depicts three (3) office lots, twenty (20) residential lots and future street connectivity. Generally, the submitted concept plan reflects lot sizes and dimensional standards consistent with the R-8 standards. The office portion of the development has no minimum lot size requirements however adequate buffering is required to separate the office uses from the residential uses. If the residential portion develops consistent with the concept plan, the gross density of 5.71 acres to the acre would be consistent with the proposed MDR designation. Currently, the property has access to Edmonds Court and connects to Meridian Road. This roadway will provide access to the future development and the adjacent Larkspur development to the east. Additionally, a stub street is planned at the eastern boundary of the development. The roadway will be extended in the future to provide internal connectivity both to the future residences and the office complex. In general staff is supportive of the future connectivity. Since this property fronts on Meridian Road (SH 69), the UDC requires at a minimum a 35-foot wide landscape buffer and the construction of a 10-foot wide multi-use pathway. The submitted. concept plan depicts a 35-foot wide common lot. With a future development application compliance with the buffer width and the pathway will be required. In general, staff is supportive of the submitted concept plan. Future development of the site will be subject to any applicable standards in the unified development code (UDC). Because the Comprehensive Plan encourages transitional zoning to buffer residential from more intense commercial uses (south of this property), the property is in close proximity to SH 69, and planned residential uses are consistent with the lot sizes and density with the adjacent, subdivisions, staff is of the opinion the requested CPAM is appropriate for the subject property. In summary, Staff recommends approval of the proposed CPAM request for this site based on the analysis provided in sections VII and VIII above and in accord with the findings contained in Exhibit B. IX. EXHIBITS A. Drawings 1. Vicinity Map 2. Adopted and Applicant Proposed Future Land Use Designations 3. Conceptual Site Plan B. Required Findings from Unified Development Code Larkspur West -CPAM-12-006 PAGE 7 Exhibit A.1: Vicinity Map ~- _ _. - , .,s .. l ~ i I ~ ~ ~ ~ ~. ~ ~- ~ ad St_ A ~ ~ ~ Lo'O m i ~+ ~ E" ~ ~ b °i o F ~ ~ t ~r~ ~ ~ _ tiy~ oc _- ~ tl.. R U7 ,._ ~ ,~ .Q ... - ~ I' -; W {Eod4ak Dr l h ~.,~~ o _ _-_ - m , _ . ~ V1 _ ~ ~. _ lie t •`. ~ ~~ ~ -^ - ~ ~ ~' ~~ ,~ E AmaI~~D.r m ~ ~ ~ : ~- _ _~ ~ r ~ ' , - l `~~ I2 S ~ : - i ~' ,U - _. w E Whites hIt St !~ -- c a ~- ~ o t_~ ,p ~ k ~ .~ _ ~ (~j ~ ~. ± L O ~ ~ ~ ~ ' ~ us ~'^ ~ - i ~ i ; ~_ _ ". '~ ~ ' ~ I ._ r.'- '~I ~Ih~Yeh~~1~Dr i E Edmq~ds Ct _ .~ ~'© ~~ t~ '' ~ .. ~ ~a - =.,a ~ ~ ~ " E Y~h~tQ all t ~\ ~ _q , I Q ~ ~` ,L ~ W -• i i t. 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"~ 2758 tai', 140 ~ ' Larkspur West - CPAM-I2-006 PAGE K Exhibit A.3: Conceptual Site Plan ;; v ~~ ~I 35.00' 91. u' fd~' --T1.)i'_- J'.O6' 3961' 9f,st' 52.90' 9fA0' 93.f+' 1 149~Ir1 1 §~se:rq Ong a ~ ~~~! & a 1 ~~R~fT. ~ 3.Sa1 a~. ° ~J fo Ti~i~i" R © ~ ~ ~ 14 d ~ l'J _ ~ ~ ---- Q _~ ~ rya:' .,~-,_," ~ ~ r°fsa:~° r »aEP :~~ ~'° r?. ~.,. q o I / J S.a. i1' S2.B0' S4A0• ~ ~.~• ' t /J ~- ~~~ 1 _~ ~ 3 -- aa~°:fian. ~ ~ ~' S3.E9' ~~~ +r°°, ras P l ai' ~~~ Paseaas ~I ~ 9,dfdnq T~ ~ ` 75.01• 1 ~ 1f ~ 2.fL'Q a I. F. ~ ' SS.yg• 1 1 f.____ ~ ~.~_ _ _. _. . t5' a2A2' Sf m' 5000' 10.m' __ 1 I Ir_...._. ~ 30.61 SO.C!' 1 .1f' ~--~-~--_.~-~..__.~.___ fp 1, ~_. ~ 50,x. 1 ~ i ~ 10.m' 7J.m' 90.00' 50.110' I fi { i ~ ' i 1 ~ f~~~R. 1 ..-._ rv H ~ i. O 3plf 9uetli }hraa I ~ ' 1q ~J ~ .. 7? w 7 ~~ 0 9 ~ ~ ~ O O off ~ 1 ~~ •IIN~~ ~ ~ •Nr~ •1911p~ ~ ~ R 1 ~,~ R. ply A. ~ ,~ 1 •, R R •11~11~ ^ 1~11~~ i f L3_~_-.'°: ; Soaa so.m' sa.m• 1o.9a• ! 599c• SAfiS• .,,,,,, I .,,,,.. .___. 1 f i8 Larkspur West - CPAM-12-006 PAGE 9 B. Required Findings from 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 change to the Future Land Use Map is consistent with elements of the Comprehensive Plan that promote compatibility with adjacent properties and provides transition of uses and zoning to buffer the future and existing residential uses in the area. See sections VII and VIII above for more details. b. The proposed amendment provides an improved guide to future growth and development of the city. Staff finds that the proposal to modify the Future Land Use Map to allow future office and residential uses on this property would be consistent with the adjacent land uses. 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 VII for detailed analysis). d. The proposed amendment is consistent with the Unified Development Code. The proposed Office and MDR land use change is meant to serve as a guide for future development. Once actual development is proposed for the property, staff will ensure the development complies with the regulations set forth in the UDC. e. The amendment will be compatible with existing and planned surrounding land uses. Since requested map changes coincide with the surrounding L-O and R-8 districts, Staff finds the proposed amendment is consistent with the adjacent properties. 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. With a future annexation request, City services must be extended at the developer's expense. 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. Staff finds the proposed CPAM will not significantly impact development in this area and provides a logical juxtaposition of uses. h. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Sections VII and VIII and the subject findings above, Staff finds that the proposed amendment is in the best interest of the City. Larkspur West -CPAM-12-006 PAGE 10