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Staff Report
Item #41): Golden Valley Subdivision (fka Eastwood Subdivision) (PP -13-020) Application(s): ➢ Preliminary Plat Size of property, existing zoning, and location: This site consists of 7.56 acres of land, is currently zoned R-4, and is located at 4515 S. Locust Grove Road. Adjacent Land Use & Zoning: North: Single-family residential properties in the development process (Reflection Ridge Subdivision), zoned R-8 East: S. Locust Grove Road and single-family residential properties in Estancia Subdivision, zoned R-4 & R-8 South & West: Rural residential properties in East Slope Subdivision, zoned RUT in Ada County History: This site was annexed in 2006 with a DA and a preliminary plat. However, the preliminary plat later expired. Summary of Request: A preliminary plat is proposed consisting of 22 SFR building lots and 4 common/other lots on 7.56 acres of land in the R-4 zoning district. The gross density of the proposed subdivision is 2.91 d.u./acre consistent with the LDR FLUM designation for this site. There is an existing home and shop on Lot 15, Block 1 at the southeast corner of the site that is proposed to remain. Access for this subdivision is depicted on the preliminary plat at the north boundary via E. Wainwright Drive in Reflection Ridge Subdivision. The 2 existing driveways for the existing home via Locust Grove are proposed to be removed and access provided internally from within the subdivision. Direct lot access via Locust Grove is prohibited. A minimum of 10% qualified open space and (1) site amenity is required and proposed to be provided with this development. The applicant proposes 0.76 of an acre of qualified open space & a small picnic area as an amenity. Six foot tall vinyl fencing is proposed around the boundary of the site. Conceptual building elevations were submitted for future homes in the development that depict building materials consisting of architectural shingles, board & batten and lap siding, & cultured stone wainscot. Design review is not required for detached SFR; however, staff recommends as a condition of approval that the rear or side of structures on Lots 10, 13, and 14, Block 1 that face Ustick Road incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal & vertical) to break up monotonous wall planes and roof lines. Through the existing DA, Lots 10-13, Block 1 are restricted to a single story in height & Lots 11-13 are required to have a minimum 20 -foot rear building setback. Comprehensive Plan FLUM Designation: LDR Written Testimony: • Jim & Patricia Sturgis (requests largerlotsizes & single level dwellings along the southern boundary adjacent to their property) • Kevin McCarthy (Applicant's representative — response to the staff report) ➢ #1.1.2 —correct the open space area to read 0.76 of an acre to reflect the qualified open space; ➢ #1.1.5a —a reduced street buffer width is requested along E. Wrightwood Drive (A request for alternative compliance is required to be submitted & approved by the Director in accord w/UDC 11 -3B -7C.1 c); ➢ #1.1.6 —change "Ustick" to Locust Grove Road ➢ #2.4 — no public water/sewer mains are proposed outside of the public ROW — delete condition Staff Recommendation: Approval w/conditions Notes: STAFF REPORT Hearing Date: September 5, 2013 E IDIAN� TO: Planning and Zoning Commission FROM: Caleb Hood, Planning Division Manager (208) 884-5533 SUBJECT: CPAT-13-001 — Comprehensive Plan Action Item Updates 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The City of Meridian Planning Division has submitted an application for a Comprehensive Plan Text Amendment (CPAT) to the City's adopted Comprehensive Plan (the Plan). Specifically, this amendment proposes updates to some of the action items contained within the plan (see Exhibit A.1 for the proposed changes to the action items). 2. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CPAT application based on the analysis provided below and the Findings of Fact and Conclusions of Law listed in Exhibit B of the staff report. 3. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number CPAT-13-001 as presented in the staff report for the hearing date of September 5, 2013 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 CPAT-13-001 as presented during the hearing on September 5, 2013, for the following reasons: (State specific reasons for denial of the subject CPAT application.) Continuance After considering all staff, applicant and public testimony, I move to continue File Number CPAT- 13-001 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: Brian McClure, Associate Planner City of Meridian Planning Division 33 E. Broadway Avenue Meridian, Idaho 83642 c. Applicant's Statement/Justification: See applicant's narrative for this information. 5. PROCESS FACTS a. The subject application is for a Comprehensive Plan Text Amendment. A public hearing is required before the Planning and Zoning Commission and City Council on this matter, consistent with Idaho Code and Unified Development Code, Title 11, Chapter 5. b. Newspaper notifications published on: August 19 and September 2, 2013(Commission); Comprehensive Plan Action Item Updates CPAT-13-001 - 1 - c. A public service announcement was emailed on: August 9, 2013 (Commission); 6. COMPREHENSIVE PLAN ANALYSIS The Comprehensive Plan is a document that contains goals, objectives and action items that encourage and promote a well-designed and thoughtfully planned community, with the ultimate goal to make the City of Meridian a premier place to live, work and raise a family. By regularly updating the Comprehensive plan, opportunities are provided for the community and City staff to measure the success of the plan and its impact on the community. Staff believes the proposed amendment to the plan provides the necessary guidance to meet the future growth needs related to transportation, land development, public facilities, recreational amenities, housing, economic development and other health, safety and welfare elements the community desires. The specific objectives and actions that support the proposed text amendment are listed below: • Review the status of the Comprehensive plan implementation plan to ensure steady progress (Chapter 7, pg. 89). To evaluate progress and how well the Plan is working, the Planning Division annually reviews all of the goals, objectives and action items. The proposed text changes are updates to reflect the progress of the City departments over the last year. • Update the Comprehensive Plan and Unified Development Code as needed to accommodate growth trends (Chapter 3, pg. 45). The proposed changes to the policy statements in the Plan both reflect and anticipate trends in our growing community. NOTE: The UDC is also currently being evaluated for updates to better accommodate trends and an application will be submitted separately for amendment. • Ensure that other City departments, area agencies and service providers are informed about and have the opportunity to participate in the City's development review process (Chapter 6, pg. 84). As part of the annual review and check-in, City Departments were provided the opportunity to review and update action items, either to indicate completion, revise descriptions, change priority, evaluate lead/responsible party, or when appropriate to remove the action. The application was also transmitted to area service providers and agencies, allowing them an opportunity to review and comment. 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. The fifteen elements which must be addressed in the Plan are listed in Idaho Code, and below. (The order in which the following elements are presented and analyzed implies no order or priority.) It is the detailed city ordinances (e.g. - UDC) that then spell out how the elements and policies are to be accomplished. 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. To promote quality design, future development must comply with the City's design standards contained in the UDC and Meridian Design Manual. b. Population The City of Meridian must ensure that population growth is accomplished in an orderly pattern. Residential and commercial developments in the city limits must be served by City infrastructure Comprehensive Plan Action Item Updates CPAT-13-001 - 2 - and public services. The plan addresses where population growth is anticipated and services necessary to serve those areas. 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, abilities, lifestyles, and income levels. To accomplish this, the plan identifies areas appropriate for residential development and areas not appropriate. d. Economic Development Meridian's economic base has been gradually shifting over the last 20 years from a farming -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 plan in order to gradually broaden economic opportunity throughout the City. e. Public Services, Facilities, and Utilities Public services, facilities and utilities will be provided at the expense of the developer upon development of any property in the area. Impact fees will be used to support Police, Fire ACHD and Parks. 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 element is addressed by identifying future school sites and subdivisions and by coordinating development review with the School District. g. Transportation The purpose of this element is to promote an efficient and safe transportation system within the City. There are several policies in the plan addressing transportation infrastructure needs throughout the city. h. Natural Resources The purpose of this element is to promote the conservation of areas of natural significance, where appropriate. The Comprehensive Plan encourages the preservation of natural resources, these policies will not change with any of the proposed text changes. i. Special Areas The subject amendment does not directly impact any lands designated for open space, natural resources, or scenic areas. j. Hazardous Areas The purpose of this element is to ensure regulation of development in hazardous areas, such as floodplains, unstable slopes, etc. k. Recreation Recreation resources within Meridian include 18 developed City parks totaling approximately 240 acres. The City is in the process of developing new park facilities. The City also maintains several pathways. Minor changes to some of the recreation policies are being proposed. 1. Land Use Comprehensive Plan Action Item Updates CPAT-13-001 - 3 - 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 and mixed-use 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 requests for land use changes. No changes to the map are currently proposed. 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 Planning Division will administer the Comprehensive Plan and its policies through development review and 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 most land use applications. 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 Land Use Map change would not unconstitutionally violate private property rights. o. Agriculture The City's Comprehensive Plan encourages the preservation of agricultural lands in appropriate areas. 7. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation COMPREHENSIVE PLAN TEXT AMENDMENT (CPAT): Comprehensive Plan Text Changes: The City of Meridian Planning Division is proposing to update several of the action items contained in the Comprehensive Plan. The proposed updates indicate completion, revise descriptions, changes in priorities, assign to others, or when appropriate are being removed. Other City departments have provided updates to the action items to maintain consistent monitoring of the Plan. Staff believes that the proposed text amendments help accurately reflect the City's planning efforts and portrays the City staff s commitment to monitoring the plan. See Exhibit B for Required Unified Development Code Findings. 8. EXHIBIT A. Drawings 1. Strike -out and Underline Version of the Proposed Text Changes 2. Entire Goals, Objectives and Action Items Table B. 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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. The City's existing Comprehensive Plan contains all of the fifteen (15) elements required by Idaho Statute. The proposed changes are meant to reinforce these elements and ensure consistency. Thus, Staff finds the proposed changes are consistent with other elements of the Comprehensive plan. b. The proposed amendment provides an improved guide to future growth and development of the city. Staff finds that the proposed text amendment provides an improved guide to future growth and development within the City and its Area of City Impact. The proposed changes help convey the City's vision to stakeholders. c. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensive Plan. Internal departments were consulted in the amendment process. Staff finds that the proposed amendment is internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan and other planning -related documents and city policies. d. The proposed amendment is consistent with the Unified Development Code. Staff finds the proposed text amendment is consistent with the UDC and provides the necessary guidance to effectively administer the requirements of the Unified Development Code. e. The amendment will be compatible with existing and planned surrounding land uses. NA; this amendment does not pertain to a specific parcel. L 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. In fact, the proposed text amendment further clarifies future expansion of public services. 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; no map amendment is being proposed. 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 -32-