Document Star_doc_7acc3162c7

City of Star Special Meeting December 8, 2020 7:00 pm Star City Hall 10769 W. State Street AGENDA 1. Meeting Called to Order 2. Roll Call 3. CBD Architectural Guidelines/Overlay Action Item 4. Public Hearing on Star Comprehensive Plan Action Item 5. Adjournment Action Item Limited seating is available at the City Council Meeting at City Hall due to COVID-19. The meeting can be viewed via a link posted to the City of Star website at staridaho.org. This link will be posted by Tuesday, December 8, 2020. Information on how to participate in a public hearing remotely will be posted to staridaho.org under the December 8th meeting information. The public is always welcome to submit comments in writing. ---PAGE BREAK--- City of Star, CBD Architectural Guidelines/ Overlay Project No. 205471 Consultant Agreement, Exhibits Page 1 CITY OF STAR, IDAHO CENTRAL BUSINESS DISTRICT ARCHITECTURAL GUIDELINES/ OVERLAY EXHIBIT A: SCOPE OF WORK 24 November 2020 Project Number: 205471 PHASE 1: CBD ASSESSMENT & GENERAL RECOMMENDATIONS TASK 1: FACILITATE INITIAL OVERVIEW MEETING The Consultant will prepare for and facilitate a digital overview meeting with City staff during South of The River Subarea Plan Task 12 to discuss the key issues with the current CBD zoning regulations as well as an approach for additional design standards and overlay district(s). Deliverables:  Agenda, materials, attendance, and summary of the meeting TASK 2. CONDUCT PRELIMINARY CODE ASSESSMENT The Consultant will assess the following in regard to the current CBD zoning regulations:  Assess the approved uses for CBD zoning as listed within section 8-3C-2 with regards to accomplishing the overall goal  Maximum allowable height and dimensional standards in Table 8-3C-4(a)  Review section 8-3C-4 CBD Standards in the Central Business District  Review the UDC for general references to the CBD zone district to ensure consistency throughout  Review future Land Use designations and proposed development to assess the need for additional overlay regulations specific to different development patterns (for example along Hwy 44 vs. the commercial core) Additionally, the Consultant will give a general review of the standards and regulations associated with the C-1, C-2, L-O, and MU districts with regards to ensure any recommended changes to the CBD district do not conflict with or create inconsistencies with these districts. Deliverables: ---PAGE BREAK--- City of Star, CBD Architectural Guidelines/ Overlay Project No. 205471 Consultant Agreement, Exhibits Page 2  Draft memo assessment of CBD and other commercial and MU zoning categories; review meeting via conference call with City staff TASK 3. CONDUCT PUBLIC OUTREACH Public outreach will align with and build on general responses gathered during the South of The River Subarea Plan Tasks 5 and 7, and will consist of targeted stakeholder outreach to dig deeper into assessment of the acceptable thresholds for changes to the CBD zone district and creation of new overlay district(s). The Consultant will host one 1.5 hour small group roundtable via digital platform/ meeting targeted at reaching out to the development community familiar with the current regulations. The purpose will be to assess the barriers within existing code language to achieve desired development patterns as well as potential opportunities for inclusion in new standards. Deliverables:  Agenda, materials, attendance, facilitation, and summary of the roundtable via digital platform/meeting TASK 4. DRAFT & FINALIZE ASSESSMENT REPORT The final assessment report will include findings from staff conversations, public outreach and the consultant teams’ review of the documents. Additionally, the assessment will include general recommendations on specific regulations to update with general code language suggestions. Deliverables:  Final assessment memo, including specific recommendations PHASE 2: CBD DESIGN GUIDELINES & OVERLAY TASK 5. UPDATE CBD DESIGN GUIDELINES Based on the outcome of the Phase 1, and South of the River Subarea Plan task 12, the Consultant will make the necessary and suggested updates to the existing UDC in word format for review by staff and City Council (CC). Edits are anticipated to include general design guidelines for the CBD zone district along with specific guidelines/standards for a South of the River overlay per the recommendations established in Task 12 of the South of the River Subarea Plan. This task will result in a document showing language for removal as strike through and new language as underlined for ease of updating. Additionally, we anticipate the development of a series of graphics to illustrating the desired forms and character to support the new language. Deliverables:  Draft UDC sections with strikethrough changes and underlined new language for review along with draft graphics; review meeting via conference call with City staff ---PAGE BREAK--- City of Star, CBD Architectural Guidelines/ Overlay Project No. 205471 Consultant Agreement, Exhibits Page 3 TASK 6. CREATE NEW SUBAREA OVERLAY If determined during previous tasks that there is need for an additional overlay for either the core commercial area (intersection of N Star Rd and W State St) or along Highway 44, then the Consultant will develop an additional overlay to define specific regulations that will supplement the existing zone districts in achieving the desired development pattern for the area. It is anticipated that this task will be completed concurrently with Task 5 for efficient use of funds and will result in a new code language that will be incorporated into zoning section of the UDC and will include graphics necessary to illustrate the forms and character to support the new language. Deliverables:  Draft overlay section for the UDC including supporting graphics; review meeting via conference call with City staff included with Task 5 TASK 7. ADOPT UPDATED & NEW REGULATIONS Adoption will include a work session with City Council to review the updated and new language with the purpose of answering any questions and taking feedback on additional changes prior to bringing the ordinances forward for public hearing. The Consultant will assist City staff in preparing documents for public hearings and provide support at one Council hearing. Deliverables:  Draft and final regulations; review meeting via conference call with City staff; CC meeting materials ---PAGE BREAK--- City of Star, CBD Architectural Guidelines/ Overlay Project No. 205471 Consultant Agreement, Exhibits Page 4 CITY OF STAR, IDAHO CBD ARCHITECTURAL GUIDELINES/OVERLAY EXHIBIT B: COST Total and complete compensation for this Scope of Services shall not exceed $14,000 as detailed below. Task Description Labor 1 Facilitate Initial Overview Meeting $500 2 Conduct Preliminary Code Assessment $3,000 3 Public Outreach $1,000 4 Draft & Finalize Assessment Report $1,000 Phase 1 Total $5,500 5 Update CBD Design Standards $5,000 6 Create New Subarea Overlay $2,000 7 Adopt Updated & New Regulations $1,500 Phase 2 Total $8,500 Grand Total $14,000 ---PAGE BREAK--- City of Star, CBD Architectural Guidelines/ Overlay Project No. 205471 Consultant Agreement, Exhibits Page 5 CITY OF STAR, IDAHO CBD ARCHITECTURAL GUIDELINES/OVERLAY EXHIBIT C: SCHEDULE Task Description J F M A M A 1 Facilitate Initial Overview Meeting 2 Conduct Preliminary Code Assessment 3 Conduct Public Outreach 4 Draft & Finalize Assessment Report 5 Update CBD Design Standards 6 Create New Subarea Overlay 7 Adopt Updated & New Regulations Note: These tasks are anticipated to align with the South of the River Subarea Plan tasks for efficiency in process and cost. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 1 CITY OF STAR COMPREHENSIVE PLAN AMENDMENT STAFF REPORT TO: Mayor & Council FROM: Shawn L. Nickel, Planning Director and Zoning Administrator MEETING DATE: December 8, 2020 – PUBLIC HEARING FILE: CP/M-20-00 Comprehensive Plan Amendment REQUEST The City of Star is initiating an update to the Comprehensive Plan Land Use Map and Text in order to recognize newly created and revised Land Use Designations on the Future Land Use Map and update the text and exhibits within the Comprehensive Plan to reflect those changes. This request was tabled from the public hearing on November 17, 2020, at which time staff presented the proposed changes to the Comprehensive Plan Land Use Map and Text, based on staff analysis of the existing Plan, and information gathered through public outreach and testimony, and participation in the open house, workshops and previous public hearing process. The following Land Use Map changes are proposed: • Removal of the Agricultural land use designation. The current Land Use Map has a small area of Agricultural on the south side of the Boise River to Joplin Road, between Can Ada Road and Kingsbury Road. This area is now prosed as Estate Residential. • Creation of an Estate Residential land use designation. This was the desire of the Council and Staff, as the current Comprehensive Plan does not clearly take into consideration residential density between 1 and 3 dwelling units per acre. • Creation of a Commercial/Industrial Corridor land use designation. This was the desire of Council to create additional options for Light Industrial Uses somewhere in the City. Currently, there are almost no Light Industrial options. Per recent discussions with Council and property owners, this area has been reduced in size to accommodate future land use. See below for revisions to the proposed Text language for the Corridor, ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 2 • Creation of an Agribusiness land use designation. This was the desire of Council and Staff to create a unique land use that for agricultural related businesses along a transportation corridor. • Creation of a “South of the River” Sub-Planning Area location. This is envisioned in the current Comprehensive Plan under the “Heart of the City” Sub Area Plan. • Reclassification of existing Neighborhood Residential designation land area into new Estate Residential designation. This was the desire of Council to address Community concerns over traffic and infrastructure and to create diversity in residential densities and lot sizes from what is existing in the area. Staff has received several letters from citizens living in the Star Acres Subdivision to consider further reclassification between New Hope Road and Floating Feather Road. • Designation of Special Transition Overlay Area on existing County created residential subdivisions. This is necessary to protect exiting rural type developments previously approved in the County. • Removal of Neighborhood Centers Commercial land use designations. This was the desire of the Council once public input from recently proposed neighborhood commercial projects brought attention to compatibility issues between existing land uses and proposed commercial “nodes”. • Removal of Compact Residential land use designations west of Can Ada Road and north of Floating Feather Road realignment. This was the desire of Council to address Community concerns over traffic and infrastructure due to higher densities. Testimony from property owners and potential developers (Hoot Nanney Farms/Zam Zows/Dixon) at the previous Council hearing, a request that the current Compact Residential designation remain on the properties north of Floating Feather Road was made. • Revision to the current Floodway land use designation. Recognizing updated FEMA Flood Map revisions. • Revision to the current Impact Area Boundaries: Removal of areas overlapping areas within Middleton, Caldwell, Nampa, Meridian and Eagle Areas of City Impact. o Per testimony from the City of Nampa, only a portion of the overlapping areas of Star and Nampa have been proposed. Nampa is in disagreement with the area between the Boise River and Chinden (Hwy 20/26). o Eagle has requested that the Wilder property on Palmer Road be removed from the Star Comp Plan. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 3 • City initiated land use reclassification of specific properties: This includes changing certain land use designations to match zoning and use, including the Star Sewer and Water District property to Industrial; Parcel where Ridley’s Market is being constructed to recognize recent CBD zone change; Portion of Moyle property on State Street to recognize current rezone application to Industrial with remainder as Mixed Use; Specific Neighborhood Commercial portion of Rosti Farms Subdivision on the north side of the new Floating Feather Rd realignment; Area west of Stonebriar Subdivision to the east side of Hwy 16, north to the Boise River and south to Joplin Road from Mixed Use to Estate Residential; Reclassify Stonebriar Subdivision on Joplin Road from Neighborhood Residential to Rural Residential with a Special Transition Overlay Area; • Property Owner requested land use designation reclassification of specific properties: o Northeast corner of Star Road and Chinden Blvd from Central Business District and Commercial to Neighborhood Residential, Commercial and Mixed Use; o Southwest corner of Star Road and Joplin Road from Central Business District to Mixed Use and Neighborhood Residential; Staff modified the designation to represent the desires of the property owner. o Southeast corner of Palmer Road and State Street from Neighborhood Residential with a Special Transition Overlay Area to Commercial and Neighborhood Residential (without Overlay); o Northeast corner of Hwy 16 and State Street west to Palmer Road from specific Commercial, Industrial, Mixed Use and Compact Residential, to specific Commercial, High Density Residential, Compact Residential, Neighborhood Residential and Mixed Use; o Southwest corner of Hwy 16 and current Floating Feather Rd alignment from Compact Residential to Mixed Use. • Other Properties to consider: o Hoot Nanney Farms property (47 acres); Dixon properties (two 10-acre parcels) & Zamzow property (10-acres) at northwest corner of current Floating Feather Road and Hwy 16. These properties are designated on our proposed Land Use Map as Mixed Use (currently designation as Compact Residential on existing Plan). Given the lack of access to these properties from Hwy 16 and the eventually removal of Floating Feather to the Hwy, Mixed Use doesn’t appear to be appropriate, at least not on the northern properties (but possibly the two 10-acre parcels on Floating Feather). Staff would therefore recommend re-classification to Neighborhood Residential. Per testimony from property owners and potential developers (Hoot Nanney Farms/Zam Zows/Dixon) at the previous Council hearing, a request that the current Compact Residential designation remain on the properties north of Floating Feather Road was made. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 4 o Former Irene Wilson property on Star Road. As this property was recently rezoned to R-5, Staff would recommend changing Land Use designation from Compact Residential to Neighborhood Residential to recognize currently approved residential density. o Maxine Schvaneldt property. Northeast corner of Pollard Road and Hwy 16 request change from Residential to Commercial/Industrial. COMPREHENSIVE PLAN TEXT AMENDMENT The following revisions to the Comp Plan text are hereby proposed: • Remove Agricultural land use designation. There are no current areas within the City limits or Impact area that shows Agricultural. As an alternative, consider modifying the Comp Plan to recognize and allow productive agricultural property to annex into the City on a temporary basis (without a specific land use designation or combine it in with Rural Residential) and keep the Agricultural zoning designation or merge with RR zone to allow certain agricultural uses. • Add Estate Residential land use designation. This is needed to create a designation that allows a density range of between 1 dwelling unit per acre and 3 dwelling units per acre. • Revise Neighborhood Residential designation to better define minimum density range. • Revise Compact Residential designation to better define minimum density range. • Revise High Density Residential designation to better define minimum density range. • Remove Neighborhood Commercial Centers land use designation. • Revise Commercial designation to allow for Light Industrial land use options. • Revise Mixed Use designation to allow for Light Industrial land use options. • Add Commercial/Industrial Corridor land use designation. This is needed to create opportunities for a multitude of commercial and industrial uses along the Hwy 44 corridor. The proposed Land Use designation language has been revised to include the following in response to input from property owners and the development community: This area is located along the Hwy 44 corridor and is approximately 1,000 feet deep on both sides of the highway. The depth of the area is determined on a parcel by parcel basis and will be further determined by the ultimate location of the backage road designated on the adopted ECAMP map (see exhibit) that will separate residential and non-residential uses. The areas may be developed as part of a Mixed-Use or PUD project. Suitable primarily for the development of a wide range of commercial and light industrial ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 5 activities including offices, retail, service establishments, manufacturing, warehousing, mini‐storage and open storage, multi‐tenant industrial park, and similar uses. Rezoning to this designation should not be allowed unless adequate ingress/egress to major transportation corridors are assured. All development within this land use shall be free of hazardous or objectionable elements such as excessive noise, odor, dust, smoke, or glare. Uses on the fringes shall transition to and be compatible with existing and future residential uses. • Add Agribusiness land use designation. This will allow for the creation of agricultural related businesses other than traditional farming practices on smaller parcels. • Revise Implementation Policies to recognize the “South of the River” Sub Area Plan instead of the “Heart of the City” plan as the City moves towards completion of the plan currently underway. • Revise Policies to recognize Estate Residential in the Urban Residential Planning Areas. • Revise Policies to recognize the “South of the River” Sub Area Plan instead of the “Heart of the City” plan as the City moves towards completion of the plan currently underway. • Revise Policies to the Commercial Planning Areas to allow for Light Industrial land use options. • Revise Policies to recognize Estate Residential in the Mixed-Use Planning Areas. • TRANSITIONAL LOT DISCUSSION Council has brought up concerns to staff regarding potential, conflicting policies and definitions for transitional lots as they abut established neighborhoods, or existing developments with the Special Transition Overlay Area land use designation. The following sections of the Comp Plan addresses this. The Council should review each identified section and determine if new, revised or removed text needs to be considered as part of this Amendment process. Councilmember Keyes has suggested the following to address the Transitional Lot issue: ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 6 Councilmember Keyes has also included the following request to be considered in the Comp Plan language: Not likely to be subdivided in the future – A legal encumbrance that prevents land from being further subdivided. This could include subdivision CC&Rs, easements granted to municipal or other political entities, voluntary development easements granted to conservation land trusts, or other legal encumbrances. This specifically excludes statements from landowners regarding future intent without some other legal encumbrance. ---PAGE BREAK--- STUMP LANE RIVER RANCH SUBDIVISION CAN-ADA ROAD McMILLAN ROAD HIGHWAY 20/26 (CHINDEN BLVD) JOPLIN ROAD HIGHWAY 44 BLESSINGER ROAD KINGSBURY ROAD LANSING HIGHWAY 16 PLUMMER ROAD FLOATING FEATHER ROAD FOOTHILLS ROAD GALLOWAY ROAD PURPLE SAGE ROAD EDNA LANE BLESSINGER ROAD CHAPARRAL ROAD BEACON LIGHT ROAD PALMER ROAD STAR ROAD J:\203010\c_DESN\_CAD\PLANS\PROPOSED LAND USE MAP.dwg Dec 07, 2020 - 10:32am LAND USE MAP T H E S E A L O F T H E C I T Y O F S T A R I D A H O I N CO RP OR A TE D 19 05 T H E S E A L O F T H E C I T Y O F S T A R I D A H O I N CO RP OR A TE D 19 0 5 CITY OF STAR LEGEND NEIGHBORHOOD RESIDENTIAL 3-5 UNITS/ACRE COMPACT RESIDENTIAL 6-10 UNITS/ACRE HIGH DENSITY RESIDENTIAL 11+ UNITS/ACRE COMMERCIAL MIXED USE EXISTING PUBLIC USE / PARKS & OPEN SPACE FLOODWAY FUTURE BRIDGE CROSSING RURAL RESIDENTIAL 1 UNIT/2-ACRE TO 1 UNIT/5-ACRE LIGHT INDUSTRIAL SPECIAL TRANSITION OVERLAY AREA FUTURE ROAD ROAD FIREBIRD RACEWAY PLANNED ARTERIAL CONNECTION TO INTERSTATE 84 (GOODSON ROAD) ITD PLANNED HIGHWAY 16 EXTENSION TO INTERSTATE 84 FUTURE FRANKLIN ROAD CONNECTION TO INTERSTATE 84 ITD 44/16 R.O.W. CENTRAL BUSINESS DISTRICT 100yr FLOOD PLAIN 12/07/2020 DECEMBER 2020 COMPREHENSIVE PLAN LAND USE MAP REVISIONS ESTATE RESIDENTIAL 1 -3 UNITS/ACRE COMMERCIAL/INDUSTRIAL CORRIDOR AGRIBUSINESS FUTURE "SOUTH OF THE RIVER" SUB-PLANNING AREA HILLSIDE AREA SLOPE > 25% CURRENT PROPOSED PLAN 12-8-20 ---PAGE BREAK--- December 4, 2020 Star Mayor and City Council PO Box 130 Star, ID 83669 Dear Mayor, City Council Members, and Staff, We are writing concerning the special Council meeting scheduled for December 8. We have several concerns with the proposed changes to the Comprehensive Plan. 1. Please consider changing the proposed boundaries of the Estate Residential area. The boundary should include the area north of Floating Feather from Can Ada to Highway 16. There are several large lots, with established homes along New Hope west of and down Brandon all the way to Floating Feather that meet the definition of “existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future.” Many of these would benefit from that transition that are not in the current Estate Residential Area. There are also Special Transition Overlay Areas around the golf course south of Beacon Light and on Floating Feather between N. Pollard and Hwy 16. There are already several subdivisions either built or approved that do not meet the Estate Residential criteria within the proposed boundary. These neighborhoods do help to create a diversity within Star. The few remaining areas of larger lots, with established homes need to have the protection of Estate Residential in order to maintain the goal of retaining the rural feel of Star. 2. We would also ask that there be some clarifications to “Policies Related to the Special Transition Overlay Areas • The last sentence should read: “Lots which directly and entirely abut a Special Transition Overlay Area must be, (not “may be”) one acre minimum in size and include a minimum setback of 50 feet, or larger. • In addition, lots within the new development should also transition to nearby larger border lots in appropriate size to create a meaningful transition within the new neighborhood. The lots adjacent to or across the street from the one acre lots, within the subdivision, should be 1/2 acre. This would assure a needed transition within the new subdivision. This internal transition within the subdivision was set as precedence in the Greendale Subdivision Phase 2 triangle between the new Beacon Light and Wing Road. And lots adjacent to the 1/2 acre lots should be 1/3 acre as per the 1/3 acres Estate Residential or ¼ acre in other areas. Thank you for your consideration. Ann & Lonn Kuck 10399 W Rolling Hills Dr Star, ID 83669 [EMAIL REDACTED] [PHONE REDACTED] ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- PLANNING OUR FUTURE WITH TREES! Create a tree ordinance Star needs a tree ordinance to guide residents, developers, city personnel and others who may have an impact on tree canopy cover in Star. Currently there is no guiding document in place which is a mistake going forward in Star’s comprehensive planning. Please look at the City of Caldwell, Boise, Nampa and other cities who have tree ordinances to educate yourselves as to what is being used in other cities and what Star is sorely lacking. We can’t leave trees out of our comprehensive planning for future growth because we need trees to help provide environmental sustainability. We need trees to help Star survive into the next century. Planning without trees having a high priority we may end up with lots of concrete, buildings and asphalt where people move away in 50 years. Buy land. Create parks…= trees! We can have an Ann Morrison Park one day. Developers & Subdivisions Currently there is no requirement for developers to create parkways in subdivisions. Developers will leave them out if they are not required to put them in, i.e. Canvasback Sub. and many others. Tree lined streets should be the norm in all subdivisions in Star and they should be wide enough (5’minimum) to sustain tree growth. Star needs a Tree Ordinance! ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Existing Definition 8.5.4 Policies Related to The Special Transition Overlay Areas A. Development adjacent to and within the Special Transition Overlay Area is to provide for an appropriate transition between existing and new home sites where new urban development is being planned adjacent to previously approved and constructed rural county developments of years past. This may include new abutting lots to be one acre in size or may include buffering. B. Site layout is to provide for a transition in density and lot sizing with all policies regarding compatibility herein applying. C. Modified street sections, such as with no curbs gutters or sidewalks, should be encouraged for adjacent compatibility where determined appropriate. D. When an urban density residential development is planned with lots that directly abut lots within a Special Transition Overlay Area an appropriate transition is to be provided for the two abutting residential lot types. A transition must take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include the provision of a buffer strip avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include setbacks within the urban lots similar to the Special Transition Overlay Area lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the Special Transition Overlay Area lots. E. Larger setbacks should be required for new lots planned to abut existing Special Transition Overlay Area. ---PAGE BREAK--- Previous proposal with one acre minimum 8.5.4 Policies Related to The Special Transition Overlay Areas (STOA) A. Development adjacent to and within the Special Transition Overlay Area is to provide for an appropriate transition between existing and new home sites where new urban development is being planned adjacent to previously approved and constructed rural county developments of years past. This may include new directly abutting lots to be one acre in size or may include buffering of equal size. B. Site layout is to provide for a transition in density and lot sizing with all policies regarding compatibility herein applying. C. Modified street sections, such as with no curbs gutters or sidewalks, should be encouraged for adjacent compatibility where determined appropriate. D. A transition must take into consideration site constraints that may exist. This may include clustering of the urban lots in order to provide an appropriate open space area to avoid lots directly abutting Special Transition Overlay Area lots. This may also include the provision of a buffer strip to avoid new lots directly abutting STOA lots. One wide shallow “buffer strip” lot of one acre can not create a transition along several lots in the STOA. Each new building lot or buffer area abutting one STOA lot must be one acre in minimum size and include visual transitional landscaping such as berms, trees and bushes. E. A fifty foot minimum or Larger setback from any structure to STOA boundary should be required for new lots planned to abut existing Special Transition Overlay Area lots. F. Lots within the new development should also transition to nearby larger border lots in appropriate size to create a meaningful transition within the new neighborhood. ---PAGE BREAK--- G. Lots within the new development should be designed such that lots on each side of the street are of similar or in transitioning size. Proposed new definition with 50% rule 8.5.4 Policies Related to The Special Transition Overlay Areas (STOA) A. Development adjacent to and within the Special Transition Overlay Area is to provide for an appropriate transition between existing and new home sites where new urban development is being planned adjacent to previously approved and constructed rural county developments of years past. 1. The purpose of this is to avoid sharply contrasting properties in close proximity and create a smooth visual transition or flow between existing and new homes. 2. This transition should also apply to new lots within new developments themselves to create a meaningful transition within the new neighborhood. B. This transition shall require new directly abutting lots to be, at minimum, one half(50%) of the area of the existing residential lot, or newly created lot, which it directly borders in any portion. 1. Requiring new lot areas to be at least 50% of existing lots will ensure a transition more specific to the conditions than an arbitrary minimum lot size. 2. If a proposed lot borders more than one lot, the minimum 50% requirement applies to the larger property. 3. Proposed adjacent lots within the new development should also transition with this minimum of 50% reduction in size to each other. C. In order to create a meaningful separation, the shape and proportion of the new lot should be taken into consideration. 1. The front and side dimensions of the lots should not be greater than a 50% difference. 2. This will discourage shallow, wide lots created to meet the transition requirements that do not achieve a meaningful separation between buildable areas. D. Larger setbacks from structure to property line should be required for new lots planned to abut existing Special Transition Overlay Area lots. 1. Visual transitions of landscaping should be incorporated between the properties. 2. Solid fences right at the property line should be avoided. E. Site layout is to provide for a transition in density and lot sizing with all policies regarding compatibility herein applying. F. The transition may include the provision of a buffer area of a non-buildable separation. ---PAGE BREAK--- 1. If a buffer area is created as a separation between two specific lots, the combined buffer and proposed building lot shall together not be less than half the area of any bordering lot. 2. Buffer areas may be combined with adjacent lots to create an open space buffer strip separating several lots, however, the specific area bordering each lot must still apply. 3. This open space buffer shall be appropriately landscaped to create a smooth visual transition. a. This area may include berms, trees, water features, elevation changes or other features appropriate to blend well with the surrounding landscape to achieve a successful transition. G. Developments should be designed such that lots on each side of the street are of similar size or in transitioning size. 1. This would apply to streets bordering the STOA and streets within the new development. 2. In the condition that a street is directly abutting the Special Transition Overlay boundary, the area of the street directly opposing the new lot may be factored into the minimum 50% lot reduction requirement. 3. Home frontage and access should not be designed to face the street separating the new lot from the STOA boundary. 4. New Developments separated by a street at the STOA boundary must include a 15 foot minimum open space buffer with appropriate landscaping to create a visual transition. 5. Streets within the proposed development should also incorporate landscaped visual transitions. a. This should include a sidewalk and landscape strip with trees. H. Larger setbacks from structure to property line should be required for new lots planned to abut existing Special Transition Overlay Area lots. 3. Visual transitions between the properties of landscaping should be incorporated between the properties. 4. Solid fences right at the property line should be avoided. I. Site layout is to provide for a transition in density and lot sizing with all policies regarding compatibility herein applying. J. Modified street sections, such as with no curbs gutters or sidewalks, should be encouraged for adjacent compatibility where determined appropriate. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 1 CITY OF STAR COMPREHENSIVE PLAN AMENDMENT STAFF REPORT TO: Mayor & Council FROM: Shawn L. Nickel, Planning Director and Zoning Administrator MEETING DATE: November 17, 2020 – PUBLIC HEARING FILE: CP/M-20-00 Comprehensive Plan Amendment REQUEST The City of Star is initiating an update to the Comprehensive Plan Land Use Map and Text in order to recognize newly created and revised Land Use Designations on the Future Land Use Map and update the text and exhibits within the Comprehensive Plan to reflect those changes. NOTIFICATION REQUIREMENTS Agencies Notified November 2, 2020 Legal Notices November 2, 2020 & November 12, 2020 PUBLIC PARTICIPATION City Council Workshop #1 September 8, 2020 Public Open House September 22, 2020 City Council Workshop #2 September 29, 2020 ZONING ORDINANCE STANDARDS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 8-1B-3: COMPREHENSIVE PLAN AMENDMENTS: A. Process: 1. Comprehensive Plan Amendment Initiated by The City: The city council may propose amendments to the comprehensive plan following notice and public hearing procedures in section 67-6509 of the Idaho Code. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 2 2. Comprehensive Plan Amendment Initiated by A Property Owner: The applicant shall complete a preapplication conference with the administrator prior to submittal of an application for a comprehensive plan amendment. An application and fees shall be submitted to the administrator on application forms provided by the city. 3. Public Hearing: The city council shall conduct at least one public hearing in accordance with this chapter and in accordance with the procedures in section 67-6509 of the Idaho Code. B. Required Findings: The council shall review the application at the public hearing. In order to adopt a new comprehensive plan or grant an amendment to the existing comprehensive plan, the council shall make the following findings: 1. The proposed amendment is consistent with the other elements of the comprehensive plan. 2. The proposed amendment provides an improved guide to future growth and development of the city. 3. The proposed amendment is internally consistent with the goals, objectives and policies of the comprehensive plan and the comprehensive plan future land use map. 4. The proposed amendment is consistent with this unified development code. 5. The proposed amendment is in the best interest of the city of Star. 6. The proposed amendment includes a justification letter for the amendment addressing the following criteria and the Council finds that the amendment is in compliance with the stated criteria: a. A specific description of the change being requested. b. Specific information on any property(s) involved. c. A description of the condition or situation which warrants a change being made in the plan. e. A detailed list of all applicable comprehensive plan goals, policies, and objectives that the proposed change would help implement or policies that must also be amended as part of the proposed change. f. A proposed development plan for any land involved. h. An analysis showing the estimated impact that the proposed change is expected to have on existing and planned infrastructure. i. If the amendment will impact more individuals than the applicant submitting the application a detailed description of the efforts made to inform other parties potentially impacted by the change of the application is to be provided. j. Any other data and information required by the city for their evaluation of the request. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 3 COMPREHENSIVE PLAN: 18.3 Goal The Star Comprehensive Plan and related ordinances are to be working documents used by citizens and city leaders to shape the future of Star. 18.4 Implementation Policies: The City Council is responsible to review the status of the implementation actions and critique the relevance of the Comprehensive Plan, including proposing any amendments on an as needed basis. AMENDMENT OVERVIEW FUTURE LAND USE MAP AMENDMENT The following Land Use Map changes are proposed: • Removal of the Agricultural land use designation. The current Land Use Map has a small area of Agricultural on the south side of the Boise River to Joplin Road, between Can Ada Road and Kingsbury Road. This area is now prosed as Estate Residential. • Creation of an Estate Residential land use designation. This was the desire of the Council and Staff, as the current Comprehensive Plan does not clearly take into consideration residential density between 1 and 3 dwelling units per acre. • Creation of a Commercial/Industrial Corridor land use designation. This was the desire of Council to create additional options for Light Industrial Uses somewhere in the City. Currently, there are almost no Light Industrial options. • Creation of an Agribusiness land use designation. This was the desire of Council and Staff to create a unique land use that for agricultural related businesses along a transportation corridor. • Creation of a “South of the River” Sub-Planning Area location. This is envisioned in the current Comprehensive Plan under the “Heart of the City” Sub Area Plan. • Reclassification of existing Neighborhood Residential designation land area into new Estate Residential designation. This was the desire of Council to address Community concerns over traffic and infrastructure and to create diversity in residential densities and lot sizes from what is existing in the area. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 4 • Designation of Special Transition Overlay Area on existing County created residential subdivisions. This is necessary to protect exiting rural type developments previously approved in the County. • Removal of Neighborhood Centers Commercial land use designations. This was the desire of the Council once public input from recently proposed neighborhood commercial projects brought attention to compatibility issues between existing land uses and proposed commercial “nodes”. • Removal of Compact Residential land use designations west of Can Ada Road and north of Floating Feather Road realignment. This was the desire of Council to address Community concerns over traffic and infrastructure due to higher densities. • Revision to the current Floodway land use designation. Recognizing updated FEMA Flood Map revisions. • Revision to the current Impact Area Boundaries: Removal of areas overlapping areas within Middleton, Caldwell, Nampa, Meridian and Eagle Areas of City Impact. • City initiated land use reclassification of specific properties: This includes changing certain land use designations to match zoning and use, including the Star Sewer and Water District property to Industrial; Parcel where Ridley’s Market is being constructed to recognize recent CBD zone change; Portion of Moyle property on State Street to recognize current rezone application to Industrial with remainder as Mixed Use; Specific Neighborhood Commercial portion of Rosti Farms Subdivision on the north side of the new Floating Feather Rd realignment; Area west of Stonebriar Subdivision to the east side of Hwy 16, north to the Boise River and south to Joplin Road from Mixed Use to Estate Residential; Reclassify Stonebriar Subdivision on Joplin Road from Neighborhood Residential to Rural Residential with a Special Transition Overlay Area; • Property Owner requested land use designation reclassification of specific properties: o Northeast corner of Star Road and Chinden Blvd from Central Business District and Commercial to Neighborhood Residential, Commercial and Mixed Use; o Southwest corner of Star Road and Joplin Road from Central Business District to Mixed Use and Neighborhood Residential; o Southeast corner of Palmer Road and State Street from Neighborhood Residential with a Special Transition Overlay Area to Commercial and Neighborhood Residential (without Overlay); o Northeast corner of Hwy 16 and State Street west to Palmer Road from specific Commercial, Industrial, Mixed Use and Compact Residential, to specific ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 5 Commercial, High Density Residential, Compact Residential, Neighborhood Residential and Mixed Use; o Southwest corner of Hwy 16 and current Floating Feather Rd alignment from Compact Residential to Mixed Use. • Other Properties to consider: o Hoot Nanney Farms property (47 acres); Dixon properties (two 10-acre parcels) & Zamzow property (10-acres) at northwest corner of current Floating Feather Road and Hwy 16. These properties are designated on our proposed Land Use Map as Mixed Use (currently designation as Compact Residential on existing Plan). Given the lack of access to these properties from Hwy 16 and the eventually removal of Floating Feather to the Hwy, Mixed Use doesn’t appear to be appropriate, at least not on the northern properties (but possibly the two 10-acre parcels on Floating Feather). Staff would therefore recommend re-classification to Neighborhood Residential. o Former Irene Wilson property on Star Road. As this property was recently rezoned to R-5, Staff would recommend changing Land Use designation from Compact Residential to Neighborhood Residential to recognize currently approved residential density. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 6 o Maxine Schvaneldt property. Northeast corner of Pollard Road and Hwy 16 request change from Residential to Commercial/Industrial. COMPREHENSIVE PLAN TEXT AMENDMENT The following revisions to the Comp Plan text are hereby proposed: Remove Agricultural land use designation. There are no current areas within the City limits or Impact area that shows Agricultural. As an alternative, consider modifying the Comp Plan to recognize and allow productive agricultural property to annex into the City on a temporary basis (without a specific land use designation or combine it in with Rural Residential) and keep the Agricultural zoning designation or merge with RR zone to allow certain agricultural uses. Agricultural Suitable for agricultural use with parcels that typically are 5 acres or larger in size. May include active agriculture, viticulture, equestrian, and residential. Uses include native open space and active farm land. The agricultural land use is not amenity based (sewer, water, schools) and will usually be located away from goods and ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 7 services. These areas encourage the keeping and raising of crops and/or animals and do not necessarily include manicured yards, sidewalks, bike paths, or planned park and recreation facilities. Density may be limited due to the limited availability of infrastructure. Wells and septic systems should be permitted for lots in this land use designation if approved by the applicable Health Department. Add Estate Residential land use designation. This is needed to create a designation that allows a density range of between 1 dwelling unit per acre and 3 dwelling units per acre. Estate Residential Suitable primarily for single family residential use. Densities in this land use area are to range from 1 unit per acre to 3 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. Clustering is encouraged to preserve open space. A density bonus may be considered if open space is preserved, and land of at least 40% of additional preserved open space is developable. Revise Neighborhood Residential designation to better define minimum density range. Neighborhood Residential Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3.01 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. Revise Compact Residential designation to better define minimum density range. Compact Residential Suitable primarily for residential use allowing a mix of housing types such as single family, two family, and multi-family. Densities range from 6 5.01 units per acre to 10 units per acre. Revise High Density Residential designation to better define minimum density range. High Density Residential Suitable primarily for multi-family. This use should generally be located in close proximity to commercial centers and primary transportation corridors. The use is also suitable within the Central Business District in mixed use buildings with commercial or office uses on the first floor and high density residential on upper ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 8 floors. Densities range from 11 10.01 units per acre and up. Density may be limited to ensure compatibility and transition between uses adjacent to the site. Design specifications may include increased setbacks for multi‐story buildings, landscape buffers, and transitional densities. Rezoning to this designation should not be allowed unless adequate ingress/egress to major transportation corridors are assured. Remove Neighborhood Commercial Centers land use designation. Neighborhood Commercial Centers Locations which may be suitable for the establishment of convenience business uses which tend to meet the daily needs of the residents of an immediate neighborhood while including development standards that prevent adverse effects on existing or planned adjoining residential uses. Such centers are typically appropriate for small shopping clusters located within residential neighborhoods. Revise Commercial designation to allow for Light Industrial land use options. Commercial Suitable primarily for the development of a wide range of commercial activities including offices, retail, and service establishments. Rezoning to this designation should not be allowed unless adequate ingress/egress to major transportation corridors are assured. Light industrial uses may be considered at the discretion of the City Council without amending this plan. Revise Mixed Use designation to allow for Light Industrial land use options. Mixed Use Generally suitable for a mixture of uses which may, at the sole discretion of the Council, include office, commercial, light industrial, and/or residential depending upon the specific area designated as Mixed Use. See Mixed Use Implementation Policies for specific criteria. Development within this land use designation is to proceed through the PUD and/or development agreement process. Identifying areas for mixed-use development has two objectives. The first objective is to give the city a better tool to manage the type of developments through the planned unit development and/or the Development Agreement process. The second objective is that this land use designation will allow the development community to be more innovative in design and placement of structures. Development design guidelines should also be established to guide development within mixed-use areas. Rezoning within this land use designation is to be strictly monitored by the city to assure that the Mixed Use areas are not being used simply to justify high density residential use. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 9 Add Commercial/Industrial Corridor land use designation. This is needed to create opportunities for a multitude of commercial and industrial uses along the Hwy 44 corridor. Commercial/Industrial Corridor This area is located along the Hwy 44 corridor and is approximately 1,000 feet deep on both sides of the highway. Suitable primarily for the development of a wide range of commercial and light industrial activities including offices, retail, service establishments, manufacturing, warehousing, mini‐storage and open storage, multi‐tenant industrial park, and similar uses. Rezoning to this designation should not be allowed unless adequate ingress/egress to major transportation corridors are assured. All development within this land use shall be free of hazardous or objectionable elements such as excessive noise, odor, dust, smoke, or glare. Uses on the fringes shall transition to and be compatible with existing and future residential uses. Add Agribusiness land use designation. This will allow for the creation of agricultural related businesses other than traditional farming practices on smaller parcels. Agribusiness Suitable primarily for uses associated with agricultural activities, but due to parcel sizes, does not include large farming operations. The uses may include, but are not limited to, dry flower production, aquaculture, seed and fertilizer labs, agritourism, organic crops and fertilizer, farmers markets and roadside stands, bee keeping, nurseries and tree farms, and hydroponics. Revise Implementation Policies to recognize the “South of the River” Sub Area Plan instead of the “Heart of the City” plan as the City moves towards completion of the plan currently underway. 8.5 Implementation Policies 8.5.1 “Heart of the City South of the River” Sub Area Plan: A “Heart of the City “ South of the River” Sub Area Plan should be developed and adopted by the city for the area planned to be the future downtown of Star and its future supporting periphery. This area includes the CBD (Central Business District) shown on the Land Use Map and the area between the Boise River and the Chinden Bench spanning from Highway 16 to the Can-Ada Road section line. This area is critical for master planning to provide Star a sense of place in its downtown understanding that the current small central business district area has served well for many years but as development occurs, and State Highway 44 is ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 10 widened an expansion of the activity center of the city will be needed. Expanding south incorporates the beautiful Boise River with a significant amount of floodway area which can serve the new Heart of the City Sub Area well with many acres of parkland and public access to the river understanding that existing property owner property rights are not to be infringed. Revise Policies to recognize Estate Residential in the Urban Residential Planning Areas. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas A. The Estate and Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Estate and Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. Revise Policies to recognize the “South of the River” Sub Area Plan instead of the “Heart of the City” plan as the City moves towards completion of the plan currently underway. 8.5.5 Policies Related Mostly to The Central Business District Planning Areas A. The CBD zoning district should allow for a mix of commercial, office, institutional, and civic type uses with specific provisions for residential use in appropriate locations with compatible densities. B. High density residential is suitable within the CBD in mixed use buildings with commercial or office type uses on the first floor and high density residential on upper floors. C. Main Street, generally south of Tempe Lane extended, consists of several lots which are about one acre in size created by “Dixon Subdivision” almost a century ago. Many of the existing home sites on these lots are rural in nature, including farm animals. As redevelopment of this area occurs, a transition consisting of a compatible mix of lower intensity commercial and office type uses mixed with residential should be encouraged. Within the Heart of the City South of the River Sub Area Plan recommended herein, this Main Street area needs to be studied to provide for special care guiding future development understanding that the rights consisting of the existing rural use of residential lots are not ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 11 to be infringed. Furthermore, Main Street is to be studied for the provision of traffic calming measures and to provide for a connection for horseback riders to access an equestrian trail which should be planned along the Boise River. Revise Policies to the Commercial Planning Areas to allow for Light Industrial land use options. 8.5.6 Policies Related Mostly to The Commercial Planning Areas A. Assist in the provision of coordinated, efficient, and cost effective public facilities and utility services, carefully managing both residential and non- residential development and design, and proactively reinforcing downtown Star’s role as the urban core while protecting existing property rights. B. Encourage commercial facilities to locate on transportation corridors. C. Locate neighborhood services within walking distance to residential development. D. Discourage the development of strip commercial areas. E. Maintain and develop convenient access and opportunities for shopping and employment activities. F. Commercial areas of five acres or less should be encouraged in residential land use designations with appropriate zoning to allow for commercial services for residential neighborhoods and to limit trip Such commercial areas should be submitted for approvals with a Conditional Use Permit or Development Agreement to assure that conditions are placed on the use to provide for compatibility with existing or planned residential uses. These areas should be oriented with the front on a collector or arterial street. G. Allow for some light industrial uses within the Commercial areas at the sole discretion of the City Council. Revise Policies to recognize Estate Residential in the Mixed Use Planning Areas. 8.5.7 Policies Related Mostly to The Mixed Use Planning Areas E. Mixed use areas located between commercial and residential land use designations are to provide a compatible transition between the higher intensity use of commercial and the lower intensity use of Estate and Neighborhood Residential. Uses for these mixed use areas could include multi-family housing ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 12 and or office related uses if determined by the Council through the public hearing process, to be appropriate. COMPREHENSIVE PLAN EXHIBITS The following Exhibits in the Comp Plan will be updated as part of this Amendment process. Exhibits include the following: • Land Use Map – As proposed above with changes further made by Council. • Zoning Compatibility Matrix – To recognize new and modified land use designations as they relate to zoning districts. • 2019 Comp Plan Land Use Designation pie chart • 2019 Comp Plan Commercial vs. Residential pie chart • Street Classification Map – To recognize updated ECAMP Map • Natural Features Map – To recognize revised Area of Impact boundaries TRANSITIONAL LOT DISCUSSION Council has brought up concerns to staff regarding potential, conflicting policies and definitions for transitional lots as they abut established neighborhoods, or existing developments with the Special Transition Overlay Area land use designation. The following sections of the Comp Plan addresses this. The Council should review each identified section and determine if new, revised or removed text needs to be considered as part of this Amendment process. 8.5.2 Policies Related Mostly to the Rural and Agricultural Planning Areas D. When an urban density residential development is planned with lots that directly abut lots within a Rural Residential area an appropriate transition is to be provided for the two abutting residential lot types. A transition must take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting rural residential lots, or may include the provision of a buffer strip avoiding urban lots directly abutting rural residential lots, or may include setbacks within the urban lots similar to the rural residential lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the rural residential lots. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 13 E. Larger setbacks should be required for new lots planned to abut existing Rural Residential lots. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas B. Low densities within the Estate and Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. C. Site layout within the Special Transition Overlay Area is to provide for a transition in density and lot sizing. Base densities may be significantly reduced or home sites may be clustered to increase open space within a portion of a site when property is within this overlay. 8.5.4 Policies Related to The Special Transition Overlay Areas A. Development adjacent to and within the Special Transition Overlay Area is to provide for an appropriate transition between existing and new home sites where new urban development is being planned adjacent to previously approved and constructed rural county developments of years past. This may include new abutting lots to be one acre in size or may include buffering. B. Site layout is to provide for a transition in density and lot sizing with all policies regarding compatibility herein applying. C. Modified street sections, such as with no curbs gutters or sidewalks, should be encouraged for adjacent compatibility where determined appropriate. D. When an urban density residential development is planned with lots that directly abut lots within a Special Transition Overlay Area an appropriate transition is to be provided for the two abutting residential lot types. A transition must take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include the provision of a buffer strip avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include setbacks within the urban lots similar to the Special Transition Overlay Area lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the Special Transition Overlay Area lots. E. Larger setbacks should be required for new lots planned to abut existing Special Transition Overlay Area lots. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 14 AGENCY RESPONSES • City of Meridian October 15, 2020 • City of Nampa October 19, 2020 • City of Eagle Pending • City of Middleton Pending PUBLIC RESPONSES/PARTICIPATION • See Attached Sign-up Sheets for participants of Workshops and Open House. • See Attached Public Comments • See Attached letters from specific property owners regarding changes to specific property Land Use designations FINDINGS Comprehensive Plan Map Amendment (UDC 8-1B-3-B): 1. The proposed amendment is consistent with the other elements of the Comprehensive Plan. The Council should determine if the proposed amendments to the Plan are consistent with other elements of the Plan. 2. The proposed amendment provides an improved guide to future growth and development of the City. The Council should determine if the properties and areas in the proposed amendment improve the guidelines for future growth and development in the City. 3. The proposed amendment is internally consistent with the goals, objectives and policies of the Comprehensive Plan and the Comprehensive Plan future land use map. The Council should determine if the proposed amendments are consistent with the goals, objectives and policies of the existing Comprehensive Plan. 4. The proposed amendment is consistent with the Unified Development Code. The Council will direct staff to update the UDC to make sure that it is consistent with any changes to the Comprehensive Plan that may be in conflict with the current Code. 5. The proposed amendment is in the best interest of the City of Star. The Council should determine whether the approval of the amendment would provide the City with a continued growth pattern in the area, expanded public services, improvements to the transportation system and a continued tax base. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 3 COMPREHENSIVE PLAN: 18.3 Goal The Star Comprehensive Plan and related ordinances are to be working documents used by citizens and city leaders to shape the future of Star. 18.4 Implementation Policies: The City Council is responsible to review the status of the implementation actions and critique the relevance of the Comprehensive Plan, including proposing any amendments on an as needed basis. AMENDMENT OVERVIEW FUTURE LAND USE MAP AMENDMENT The following Land Use Map changes are proposed: • Removal of the Agricultural land use designation. The current Land Use Map has a small area of Agricultural on the south side of the Boise River to Joplin Road, between Can Ada Road and Kingsbury Road. This area is now prosed as Estate Residential. • Creation of an Estate Residential land use designation. This was the desire of the Council and Staff, as the current Comprehensive Plan does not clearly take into consideration residential density between 1 and 3 dwelling units per acre. • Creation of a Commercial/Industrial Corridor land use designation. This was the desire of Council to create additional options for Light Industrial Uses somewhere in the City. Currently, there are almost no Light Industrial options. • Creation of an Agribusiness land use designation. This was the desire of Council and Staff to create a unique land use that for agricultural related businesses along a transportation corridor. • Creation of a “South of the River” Sub-Planning Area location. This is envisioned in the current Comprehensive Plan under the “Heart of the City” Sub Area Plan. • Reclassification of existing Neighborhood Residential designation land area into new Estate Residential designation. This was the desire of Council to address Community concerns over traffic and infrastructure and to create diversity in residential densities and lot sizes from what is existing in the area. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 4 • Designation of Special Transition Overlay Area on existing County created residential subdivisions. This is necessary to protect exiting rural type developments previously approved in the County. • Removal of Neighborhood Centers Commercial land use designations. This was the desire of the Council once public input from recently proposed neighborhood commercial projects brought attention to compatibility issues between existing land uses and proposed commercial “nodes”. • Removal of Compact Residential land use designations west of Can Ada Road and north of Floating Feather Road realignment. This was the desire of Council to address Community concerns over traffic and infrastructure due to higher densities. • Revision to the current Floodway land use designation. Recognizing updated FEMA Flood Map revisions. • Revision to the current Impact Area Boundaries: Removal of areas overlapping areas within Middleton, Caldwell, Nampa, Meridian and Eagle Areas of City Impact. • City initiated land use reclassification of specific properties: This includes changing certain land use designations to match zoning and use, including the Star Sewer and Water District property to Industrial; Parcel where Ridley’s Market is being constructed to recognize recent CBD zone change; Portion of Moyle property on State Street to recognize current rezone application to Industrial with remainder as Mixed Use; Specific Neighborhood Commercial portion of Rosti Farms Subdivision on the north side of the new Floating Feather Rd realignment; Area west of Stonebriar Subdivision to the east side of Hwy 16, north to the Boise River and south to Joplin Road from Mixed Use to Estate Residential; Reclassify Stonebriar Subdivision on Joplin Road from Neighborhood Residential to Rural Residential with a Special Transition Overlay Area; • Property Owner requested land use designation reclassification of specific properties: o Northeast corner of Star Road and Chinden Blvd from Central Business District and Commercial to Neighborhood Residential, Commercial and Mixed Use; o Southwest corner of Star Road and Joplin Road from Central Business District to Mixed Use and Neighborhood Residential; o Southeast corner of Palmer Road and State Street from Neighborhood Residential with a Special Transition Overlay Area to Commercial and Neighborhood Residential (without Overlay); o Northeast corner of Hwy 16 and State Street west to Palmer Road from specific Commercial, Industrial, Mixed Use and Compact Residential, to specific ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 5 Commercial, High Density Residential, Compact Residential, Neighborhood Residential and Mixed Use; o Southwest corner of Hwy 16 and current Floating Feather Rd alignment from Compact Residential to Mixed Use. • Other Properties to consider: o Hoot Nanney Farms property (47 acres); Dixon properties (two 10-acre parcels) & Zamzow property (10-acres) at northwest corner of current Floating Feather Road and Hwy 16. These properties are designated on our proposed Land Use Map as Mixed Use (currently designation as Compact Residential on existing Plan). Given the lack of access to these properties from Hwy 16 and the eventually removal of Floating Feather to the Hwy, Mixed Use doesn’t appear to be appropriate, at least not on the northern properties (but possibly the two 10-acre parcels on Floating Feather). Staff would therefore recommend re-classification to Neighborhood Residential. o Former Irene Wilson property on Star Road. As this property was recently rezoned to R-5, Staff would recommend changing Land Use designation from Compact Residential to Neighborhood Residential to recognize currently approved residential density. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 6 o Maxine Schvaneldt property. Northeast corner of Pollard Road and Hwy 16 request change from Residential to Commercial/Industrial. COMPREHENSIVE PLAN TEXT AMENDMENT The following revisions to the Comp Plan text are hereby proposed: Remove Agricultural land use designation. There are no current areas within the City limits or Impact area that shows Agricultural. As an alternative, consider modifying the Comp Plan to recognize and allow productive agricultural property to annex into the City on a temporary basis (without a specific land use designation or combine it in with Rural Residential) and keep the Agricultural zoning designation or merge with RR zone to allow certain agricultural uses. Agricultural Suitable for agricultural use with parcels that typically are 5 acres or larger in size. May include active agriculture, viticulture, equestrian, and residential. Uses include native open space and active farm land. The agricultural land use is not amenity based (sewer, water, schools) and will usually be located away from goods and ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 7 services. These areas encourage the keeping and raising of crops and/or animals and do not necessarily include manicured yards, sidewalks, bike paths, or planned park and recreation facilities. Density may be limited due to the limited availability of infrastructure. Wells and septic systems should be permitted for lots in this land use designation if approved by the applicable Health Department. Add Estate Residential land use designation. This is needed to create a designation that allows a density range of between 1 dwelling unit per acre and 3 dwelling units per acre. Estate Residential Suitable primarily for single family residential use. Densities in this land use area are to range from 1 unit per acre to 3 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. Clustering is encouraged to preserve open space. A density bonus may be considered if open space is preserved, and land of at least 40% of additional preserved open space is developable. Revise Neighborhood Residential designation to better define minimum density range. Neighborhood Residential Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3.01 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. Revise Compact Residential designation to better define minimum density range. Compact Residential Suitable primarily for residential use allowing a mix of housing types such as single family, two family, and multi-family. Densities range from 6 5.01 units per acre to 10 units per acre. Revise High Density Residential designation to better define minimum density range. High Density Residential Suitable primarily for multi-family. This use should generally be located in close proximity to commercial centers and primary transportation corridors. The use is also suitable within the Central Business District in mixed use buildings with commercial or office uses on the first floor and high density residential on upper ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 8 floors. Densities range from 11 10.01 units per acre and up. Density may be limited to ensure compatibility and transition between uses adjacent to the site. Design specifications may include increased setbacks for multi‐story buildings, landscape buffers, and transitional densities. Rezoning to this designation should not be allowed unless adequate ingress/egress to major transportation corridors are assured. Remove Neighborhood Commercial Centers land use designation. Neighborhood Commercial Centers Locations which may be suitable for the establishment of convenience business uses which tend to meet the daily needs of the residents of an immediate neighborhood while including development standards that prevent adverse effects on existing or planned adjoining residential uses. Such centers are typically appropriate for small shopping clusters located within residential neighborhoods. Revise Commercial designation to allow for Light Industrial land use options. Commercial Suitable primarily for the development of a wide range of commercial activities including offices, retail, and service establishments. Rezoning to this designation should not be allowed unless adequate ingress/egress to major transportation corridors are assured. Light industrial uses may be considered at the discretion of the City Council without amending this plan. Revise Mixed Use designation to allow for Light Industrial land use options. Mixed Use Generally suitable for a mixture of uses which may, at the sole discretion of the Council, include office, commercial, light industrial, and/or residential depending upon the specific area designated as Mixed Use. See Mixed Use Implementation Policies for specific criteria. Development within this land use designation is to proceed through the PUD and/or development agreement process. Identifying areas for mixed-use development has two objectives. The first objective is to give the city a better tool to manage the type of developments through the planned unit development and/or the Development Agreement process. The second objective is that this land use designation will allow the development community to be more innovative in design and placement of structures. Development design guidelines should also be established to guide development within mixed-use areas. Rezoning within this land use designation is to be strictly monitored by the city to assure that the Mixed Use areas are not being used simply to justify high density residential use. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 9 Add Commercial/Industrial Corridor land use designation. This is needed to create opportunities for a multitude of commercial and industrial uses along the Hwy 44 corridor. Commercial/Industrial Corridor This area is located along the Hwy 44 corridor and is approximately 1,000 feet deep on both sides of the highway. Suitable primarily for the development of a wide range of commercial and light industrial activities including offices, retail, service establishments, manufacturing, warehousing, mini‐storage and open storage, multi‐tenant industrial park, and similar uses. Rezoning to this designation should not be allowed unless adequate ingress/egress to major transportation corridors are assured. All development within this land use shall be free of hazardous or objectionable elements such as excessive noise, odor, dust, smoke, or glare. Uses on the fringes shall transition to and be compatible with existing and future residential uses. Add Agribusiness land use designation. This will allow for the creation of agricultural related businesses other than traditional farming practices on smaller parcels. Agribusiness Suitable primarily for uses associated with agricultural activities, but due to parcel sizes, does not include large farming operations. The uses may include, but are not limited to, dry flower production, aquaculture, seed and fertilizer labs, agritourism, organic crops and fertilizer, farmers markets and roadside stands, bee keeping, nurseries and tree farms, and hydroponics. Revise Implementation Policies to recognize the “South of the River” Sub Area Plan instead of the “Heart of the City” plan as the City moves towards completion of the plan currently underway. 8.5 Implementation Policies 8.5.1 “Heart of the City South of the River” Sub Area Plan: A “Heart of the City “ South of the River” Sub Area Plan should be developed and adopted by the city for the area planned to be the future downtown of Star and its future supporting periphery. This area includes the CBD (Central Business District) shown on the Land Use Map and the area between the Boise River and the Chinden Bench spanning from Highway 16 to the Can-Ada Road section line. This area is critical for master planning to provide Star a sense of place in its downtown understanding that the current small central business district area has served well for many years but as development occurs, and State Highway 44 is ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 10 widened an expansion of the activity center of the city will be needed. Expanding south incorporates the beautiful Boise River with a significant amount of floodway area which can serve the new Heart of the City Sub Area well with many acres of parkland and public access to the river understanding that existing property owner property rights are not to be infringed. Revise Policies to recognize Estate Residential in the Urban Residential Planning Areas. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas A. The Estate and Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Estate and Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. Revise Policies to recognize the “South of the River” Sub Area Plan instead of the “Heart of the City” plan as the City moves towards completion of the plan currently underway. 8.5.5 Policies Related Mostly to The Central Business District Planning Areas A. The CBD zoning district should allow for a mix of commercial, office, institutional, and civic type uses with specific provisions for residential use in appropriate locations with compatible densities. B. High density residential is suitable within the CBD in mixed use buildings with commercial or office type uses on the first floor and high density residential on upper floors. C. Main Street, generally south of Tempe Lane extended, consists of several lots which are about one acre in size created by “Dixon Subdivision” almost a century ago. Many of the existing home sites on these lots are rural in nature, including farm animals. As redevelopment of this area occurs, a transition consisting of a compatible mix of lower intensity commercial and office type uses mixed with residential should be encouraged. Within the Heart of the City South of the River Sub Area Plan recommended herein, this Main Street area needs to be studied to provide for special care guiding future development understanding that the rights consisting of the existing rural use of residential lots are not ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 11 to be infringed. Furthermore, Main Street is to be studied for the provision of traffic calming measures and to provide for a connection for horseback riders to access an equestrian trail which should be planned along the Boise River. Revise Policies to the Commercial Planning Areas to allow for Light Industrial land use options. 8.5.6 Policies Related Mostly to The Commercial Planning Areas A. Assist in the provision of coordinated, efficient, and cost effective public facilities and utility services, carefully managing both residential and non- residential development and design, and proactively reinforcing downtown Star’s role as the urban core while protecting existing property rights. B. Encourage commercial facilities to locate on transportation corridors. C. Locate neighborhood services within walking distance to residential development. D. Discourage the development of strip commercial areas. E. Maintain and develop convenient access and opportunities for shopping and employment activities. F. Commercial areas of five acres or less should be encouraged in residential land use designations with appropriate zoning to allow for commercial services for residential neighborhoods and to limit trip Such commercial areas should be submitted for approvals with a Conditional Use Permit or Development Agreement to assure that conditions are placed on the use to provide for compatibility with existing or planned residential uses. These areas should be oriented with the front on a collector or arterial street. G. Allow for some light industrial uses within the Commercial areas at the sole discretion of the City Council. Revise Policies to recognize Estate Residential in the Mixed Use Planning Areas. 8.5.7 Policies Related Mostly to The Mixed Use Planning Areas E. Mixed use areas located between commercial and residential land use designations are to provide a compatible transition between the higher intensity use of commercial and the lower intensity use of Estate and Neighborhood Residential. Uses for these mixed use areas could include multi-family housing ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 12 and or office related uses if determined by the Council through the public hearing process, to be appropriate. COMPREHENSIVE PLAN EXHIBITS The following Exhibits in the Comp Plan will be updated as part of this Amendment process. Exhibits include the following: • Land Use Map – As proposed above with changes further made by Council. • Zoning Compatibility Matrix – To recognize new and modified land use designations as they relate to zoning districts. • 2019 Comp Plan Land Use Designation pie chart • 2019 Comp Plan Commercial vs. Residential pie chart • Street Classification Map – To recognize updated ECAMP Map • Natural Features Map – To recognize revised Area of Impact boundaries TRANSITIONAL LOT DISCUSSION Council has brought up concerns to staff regarding potential, conflicting policies and definitions for transitional lots as they abut established neighborhoods, or existing developments with the Special Transition Overlay Area land use designation. The following sections of the Comp Plan addresses this. The Council should review each identified section and determine if new, revised or removed text needs to be considered as part of this Amendment process. 8.5.2 Policies Related Mostly to the Rural and Agricultural Planning Areas D. When an urban density residential development is planned with lots that directly abut lots within a Rural Residential area an appropriate transition is to be provided for the two abutting residential lot types. A transition must take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting rural residential lots, or may include the provision of a buffer strip avoiding urban lots directly abutting rural residential lots, or may include setbacks within the urban lots similar to the rural residential lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the rural residential lots. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 13 E. Larger setbacks should be required for new lots planned to abut existing Rural Residential lots. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas B. Low densities within the Estate and Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. C. Site layout within the Special Transition Overlay Area is to provide for a transition in density and lot sizing. Base densities may be significantly reduced or home sites may be clustered to increase open space within a portion of a site when property is within this overlay. 8.5.4 Policies Related to The Special Transition Overlay Areas A. Development adjacent to and within the Special Transition Overlay Area is to provide for an appropriate transition between existing and new home sites where new urban development is being planned adjacent to previously approved and constructed rural county developments of years past. This may include new abutting lots to be one acre in size or may include buffering. B. Site layout is to provide for a transition in density and lot sizing with all policies regarding compatibility herein applying. C. Modified street sections, such as with no curbs gutters or sidewalks, should be encouraged for adjacent compatibility where determined appropriate. D. When an urban density residential development is planned with lots that directly abut lots within a Special Transition Overlay Area an appropriate transition is to be provided for the two abutting residential lot types. A transition must take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include the provision of a buffer strip avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include setbacks within the urban lots similar to the Special Transition Overlay Area lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the Special Transition Overlay Area lots. E. Larger setbacks should be required for new lots planned to abut existing Special Transition Overlay Area lots. ---PAGE BREAK--- CITY OF STAR COMPREHENSIVE PLAN AMENDMENT – CP/M-20-00 14 AGENCY RESPONSES • City of Meridian October 15, 2020 • City of Nampa October 19, 2020 • City of Eagle Pending • City of Middleton Pending PUBLIC RESPONSES/PARTICIPATION • See Attached Sign-up Sheets for participants of Workshops and Open House. • See Attached Public Comments • See Attached letters from specific property owners regarding changes to specific property Land Use designations FINDINGS Comprehensive Plan Map Amendment (UDC 8-1B-3-B): 1. The proposed amendment is consistent with the other elements of the Comprehensive Plan. The Council should determine if the proposed amendments to the Plan are consistent with other elements of the Plan. 2. The proposed amendment provides an improved guide to future growth and development of the City. The Council should determine if the properties and areas in the proposed amendment improve the guidelines for future growth and development in the City. 3. The proposed amendment is internally consistent with the goals, objectives and policies of the Comprehensive Plan and the Comprehensive Plan future land use map. The Council should determine if the proposed amendments are consistent with the goals, objectives and policies of the existing Comprehensive Plan. 4. The proposed amendment is consistent with the Unified Development Code. The Council will direct staff to update the UDC to make sure that it is consistent with any changes to the Comprehensive Plan that may be in conflict with the current Code. 5. The proposed amendment is in the best interest of the City of Star. The Council should determine whether the approval of the amendment would provide the City with a continued growth pattern in the area, expanded public services, improvements to the transportation system and a continued tax base. ---PAGE BREAK--- STUMP LANE RIVER RANCH SUBDIVISION McMILLAN ROAD HIGHWAY 20/26 (CHINDEN BVLD) JOPLIN ROAD HIGHWAY 44 CAN-ADA ROAD BLESSINGER ROAD KINGSBURY ROAD LANSING HIGHWAY 16 PLUMMER ROAD STAR ROAD FLOATING FEATHER ROAD FOOTHILLS ROAD GALLOWAY ROAD PURPLE SAGE ROAD EDNA LANE BLESSINGER ROAD CHAPARRAL ROAD BEACON LIGHT ROAD PALMER ROAD J:\203010.274 Star Mapping\c_DESN\_CAD\PLANS\PROPOSED LAND USE MAP.dwg Apr 23, 2019 - 4:07pm LAND USE MAP T H E S E A L O F T H E C I T Y O F S T A R I D A H O I N CO RP OR A TE D 19 05 T H E S E A L O F T H E C I T Y O F S T A R I D A H O I N CO RP OR A TE D 19 0 5 CITY OF STAR LEGEND NEIGHBORHOOD RESIDENTIAL COMPACT RESIDENTIAL HIGH DENSITY RESIDENTIAL NEIGHBORHOOD CENTERS COMMERCIAL COMMERCIAL MIXED USE EXISTING PUBLIC USE / PARKS & OPEN SPACE FLOODWAY FUTURE BRIDGE CROSSING RURAL RESIDENTIAL AGRICULTURAL LIGHT INDUSTRIAL STEEP SLOPE > 25% SPECIAL TRANSITION OVERLAY AREA FUTURE ROAD ROAD FIREBIRD RACEWAY PLANNED ARTERIAL CONNECTION TO INTERSTATE 84 (GOODSON ROAD) ITD PLANNED ARTERIAL HIGHWAY TO INTERSTATE 84 TO FRANKLIN ROAD CONNECTION TO INTERSTATE 84 ITD 44/16 R.O.W. CENTRAL BUSINESS DISTRICT 100yr FLOOD PLAIN 4/23/19 REMOVE AREA FROM PLAN REMOVE AREA FROM PLAN AGRI-BUSINESS XX Fix to Mixed Use X X X X Review as Mixed Use X Review as RR - Special Transition Review as R-2 Residential Discuss Neighborhood Residential Density Review as Mixed Use/Res Change to CBD Re-Evaluate as Compact Residential Review as Residential/ Mixed Use 2020 COMPREHENSIVE PLAN LAND USE MAP REVISIONS Workshop & Open House Exhibit Review as Mixed Use Change SSWD Property to Industrial New South of the River Sub Area ADD NEW ESTATE RESIDENTIAL 1-3 du/ac Re-Evaluate Commercial Node ---PAGE BREAK--- STUMP LANE RIVER RANCH SUBDIVISION CAN-ADA ROAD McMILLAN ROAD HIGHWAY 20/26 (CHINDEN BLVD) JOPLIN ROAD HIGHWAY 44 BLESSINGER ROAD KINGSBURY ROAD LANSING HIGHWAY 16 PLUMMER ROAD FLOATING FEATHER ROAD FOOTHILLS ROAD GALLOWAY ROAD PURPLE SAGE ROAD EDNA LANE BLESSINGER ROAD CHAPARRAL ROAD BEACON LIGHT ROAD PALMER ROAD STAR ROAD J:\203010.274 Star Mapping\c_DESN\_CAD\PLANS\PROPOSED LAND USE MAP.dwg Oct 29, 2020 - 4:25pm LAND USE MAP T H E S E A L O F T H E C I T Y O F S T A R I D A H O I N CO RP OR A TE D 19 05 T H E S E A L O F T H E C I T Y O F S T A R I D A H O I N CO RP OR A TE D 19 0 5 CITY OF STAR LEGEND NEIGHBORHOOD RESIDENTIAL 3-5 UNITS/ACRE COMPACT RESIDENTIAL 6-10 UNITS/ACRE HIGH DENSITY RESIDENTIAL 11+ UNITS/ACRE COMMERCIAL MIXED USE EXISTING PUBLIC USE / PARKS & OPEN SPACE FLOODWAY FUTURE BRIDGE CROSSING RURAL RESIDENTIAL 1 UNIT/2-ACRE TO 1 UNIT/5-ACRE LIGHT INDUSTRIAL SPECIAL TRANSITION OVERLAY AREA FUTURE ROAD ROAD FIREBIRD RACEWAY PLANNED ARTERIAL CONNECTION TO INTERSTATE 84 (GOODSON ROAD) ITD PLANNED HIGHWAY 16 EXTENSION TO INTERSTATE 84 FUTURE FRANKLIN ROAD CONNECTION TO INTERSTATE 84 ITD 44/16 R.O.W. CENTRAL BUSINESS DISTRICT 100yr FLOOD PLAIN 10/29/20 OCTOBER 2020 COMPREHENSIVE PLAN LAND USE MAP REVISIONS ESTATE RESIDENTIAL 1 -3 UNITS/ACRE COMMERCIAL/INDUSTRIAL CORRIDOR AGRIBUSINESS FUTURE "SOUTH OF THE RIVER" SUB-PLANNING AREA HILLSIDE AREA SLOPE > 25% NOVEMBER PROPOSED PLAN W/LATE ADDITIONS Requested change to Residential Requested change to Commercial/ Industrial Change to Neighborhood Residential to Match Zoning Star Road ---PAGE BREAK--- ---PAGE BREAK--- City of Meridian Exhibit ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- 4505 Hwy 16 Eagle ID 83616(approx. 10 acres) Owner Maxine Schvaneveldt is my client and attended a workshop and I represented her at another. She is requesting her ground be designated commercial/industrial for future land use. Maxine has owned her property for 35+ years. The corner of Equus and Pollard Ln will be realigned in the future to create some form of a highway intersection. Her land is not suitable for residential development We met with ITD and this area is part of a future Highway 16 planning and study area. Across from her property off Highway 16 long Equus Ln is approx. 6,000+ acres that is within Eagle City limits will be developed in the future through the City of Eagle as a master planned community. Thank you Chris Todd Maxine’s Property- Request to Industrial/Commercial Future Realignment of Equus and Pollard – Highway 16 ---PAGE BREAK--- ---PAGE BREAK--- City Council Comments 11/9/2020 High Density Residential Existing near Short Rd and State Hwy 44/Hwy 16 Amazon Falls I – Final Plat Approved and Under Construction for 184 apartments. Phase II additional 132 apartment units previously approved with Development Agreement in City of Star. Phase II traffic study complete and under review from ITD/ACHD(November 2020). 2019 Original Plan was for the area shown as “proposed comp plan changes” would be Commercial and Industrial, with a ½ mile of Highway 16 Frontage, built in customer/worker base and be a tax/employment generator for the City of Star. Proposed changes eliminate commercial/industrial options. Developer and owners of Amazon Falls are not in favor of proposed changes by inundating/flooding the market with more high density residential. There will be total of ~ 320 apartments built in this area in the next 5 years. Depleting the commercial and industrial land inventory will hurt the City of Star and Amazon Falls. Request that the City of Star keep its original plan of commercial and industrial comprehensive plan designations from 2019 for the property northeast and east of Hamlin Rd. Amazon Falls Phase I Amazon Falls Phase II Proposed Comp Plan Changes 2020 Comp Plan April 2019 ---PAGE BREAK--- S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 S8 BLDG - B BLDG - A BLDG - C MAIL BOXES 8 7 8 8 9 10 7 8 8 7 9 9 7 8 8 8 9 8 5 7 9 9 5 6 7 6 8 8 9 9 9 5 6 6 5 272 SPACES - 7 HC = 265 SPACES BLDG - D BLDG - E BLDG - F BLDG - G BLDG - H 245' 611' 331' 78' 97' 264' 5.67 ACRES 98' 200' 162' 164' 97' 10.0' 10.0' 10.0' 10.0' 10.0' 10.0' 10.0' 10.0' 10.0' 10.0' 10.0' 10.0' 10.0' 10.0' 10.0' 10.0' CALL DIGLINE INC. PRIOR TO COMMENCING UNDERGROUND WORK [PHONE REDACTED] COMMERCIAL PAD COMMERCIAL PAD COMMERCIAL PAD move accessible space to here FYI, SEE NEXT SHEET FOR TYPE A ACCESSIBLE UNITS ---PAGE BREAK--- SETBACK 132' - 0" 5' - 0" 12' - 0" 50' - 0" 12' - 0" 214' - 0" 54' - 0 3/8" CLIENT: JOB NUMBER CONSULTANT 725 E 2nd St Meridian, ID 83642 [PHONE REDACTED] PROFESSIONAL SEAL THIS DOCUMENT IS THE PROPERTY OF NEUDESIGN ARCHITECTURE, LLC AND IS NOT TO BE DUPLICATED WITHOUT WRITTEN AUTHORIZATION. © NEUDESIGN ARCHITECTURE LLC DRAWN BY NOT FOR PERMIT 20055 AMAZON FALLS MULTIFAMILY SITE EAGLE, ID A-101 AF INVESTMENTS, LLC SCHEMATIC SITE PLAN NO. DESCRIPTION DATE A CLIENT REVIEW 11.03.20 B CONSULTANT REVIEW 11.04.20 1" = 40'-0" 1 SITE PLAN - LOT LAYOUT ---PAGE BREAK--- www.pe-services.biz (208) 972-4670 [EMAIL REDACTED] November 9, 2020 Mr. Shawn Nickel Planning Director City of Star PO Box 130 Star, ID 83669 Re: Parcels R3401500000 & R3401501000, 6794 Highway 44, approximately 14.4 acres Dear Shawn, The purpose of this letter is to respond to your email dated November 5, 2020 requesting any additional exhibits, letters, and comments for the November 17, 2020 City Council hearing on the new Comprehensive Plan (the Plan) Amendment. Professional Engineering Services is representing the owners of the referenced parcels (the subject parcels) and is hereby submitting this additional information in accordance with your request. Thank you for working with us on the proposed revisions to the Plan. The two workshops and the time you and I have spent together has been very helpful to determine how we can work together to create extraordinary outcomes for the properties, both in the eyes of the City and the property owners. Please submit the following comments and requests to the City Council for consideration and action at their meeting on November 17, 2020. Land Use Map We are requesting the land use boundary between the new Commercial/Industrial Corridor and the Neighborhood Residential land use designations be moved to the south as shown on Exhibit 1 (attached). Based upon our discussions, we understand the boundaries on the Land Use Map are approximate, however, we have been studying the potential development of the subject parcels and feel it is best to be as clear as possible regarding the location of the land use boundaries that will be adopted by the City Council. Moving the boundary between the proposed Commercial/industrial Corridor and the Neighborhood Residential land uses to the south will also be consistent with alignment of the “Future Road” as shown on the Economic Corridors Access and Roadway Connection Management Plan approved by the Star City Council on February 11, 2020 (see Exhibit ---PAGE BREAK--- November 9, 2020 Mr. Shawn Nickel Sheet 2 of 2 Comprehensive Plan Text Amendment According to the City of Star Comprehensive Plan Amendment document that was attached to your email of November 5, 2020, we understand the current land use designation for the subject parcels, Compact Residential, is being removed, and a new land use designation, Commercial/Industrial Corridor, is being added to the Plan. We generally agree with the description for the proposed Commercial/Industrial Corridor to be added to the plan and are requesting the following be included in the description. Live/work mixed use is allowed in this land-use designation with the processing of a PUD or development agreement for the proposed development. Thank you for your consideration and help with the proposed land uses for the subject parcels. I am looking forward to seeing you at the City Council meeting on Tuesday November 17, 2020 to discuss the proposed revisions to the Plan and the Land Use Map. Please do not hesitate to contact me if you have any questions, or if you need any additional information. Very truly yours, Randy P. Wall, PE Principal Attachment: Exhibit 1 – Requested Land Use Map Revisions Exhibit 2 – Excerpt from City of Star Approved Corridor Plan ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- November 9, 2020 City of Star Mayor and City Council Attn: Shawn Nickel; [EMAIL REDACTED] 10769 West State Street Star, ID 83669 Re: City of Star Future Land Use Map Dear Mayor Chadwick and City Council Members: Thank you for the opportunity to comment on the City’s effort to update the Comprehensive Plan and Future Land Use Map. I own 10 acres on the northwest corner of Hwy. 16 and Floating Feather. A map of my land is attached. My property is already annexed into the City. The City’s Future Land Use Map adopted in 2019 designates my land as Compact Residential, which supports residential zoning. The proposed Future Land Use Map being considered by the Council would change the designation of my property to Mixed Use. I oppose the proposed Mixed Use designation because the highest and best use of my property is for residential as planned in the 2019 Future Land Use Map. I recently decided it was time to sell my agricultural property and I entered into a land sale contract with Toll Brothers who is planning a high-end residential development. All parties to the agreement relied on the City’s designation of our property as Compact Residential in 2019. A quick and material change to the Future Land Use Map as proposed will harm Star residents’ planning for the use of their private property, and in this case, may result in the termination of our contract with Toll Brothers. Section 4.5(B) of the Comprehensive Plan encourages protection and preservation of private property rights. The proposed amendment would do the opposite. Section 4.5(C) of the Comprehensive Plan provides that “[t]he Comprehensive Plan and implementing ordinances are to strive for stable and consistent policies regarding development densities and requirements.” I ask that you keep my land designated Compact Residential to provide for stability and planning consistency. Residential is the best use of my property because the surrounding area is currently used as residential or is planned for residential use. My property should be developed with compatible residential uses. Also, I am close to Star Middle School and West Ada’s future elementary school site directly adjacent to the property. These schools should be surrounded by homes to meet the Comprehensive Plan’s objectives in Section 6.2 to provide safe routes to school and to locate schools in areas to accommodate the most students. I understand the need to address Star's future growth and to make smart choices for the City's future. For myself and the City of Star, the best future use for my property is residential and ---PAGE BREAK--- Shawn Nickel November 6, 2020 Page 2 I ask you to leave it designated as compact residential. Thank you for the opportunity to participate in this process. Sincerely, Sandra Dixon ---PAGE BREAK--- Shawn Nickel November 6, 2020 Page 3 Dixon Property ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- November 9, 2020 VIA EMAIL: [EMAIL REDACTED] City of Star Mayor and City Council Attn: Shawn Nickel 10769 West State Street Star, ID 83669 Re: City of Star Comprehensive Plan Amendment Dear Mayor Chadwick and Council Members: We provide these comments as you consider updates to the City’s Comprehensive Plan. As you know, we are ready to develop three properties within the City’s Comprehensive Plan area. The properties – called Inspirado, StarPointe, and Lane – are labeled and denoted by a green dashed line on Exhibits A and B. Each of these properties has or will soon have access to services. We have been working with ACHD and Pioneer Irrigation District to thoughtfully design a planned collector road to cross the Canal and Star Road at a location that serves all surrounding properties and meets the spacing needs for the new planned intersection at Chinden and Star. We also are working with ITD on access opportunities along Chinden to support non-residential uses at the corner of Chinden and Star. We request the following changes to the City’s Land Use Map to support the planned development of our three properties: PROPERTY NAME EXISTING DESIGNATION* DESIRED DESIGNATION** Inspirado Central Business District and Commercial Neighborhood Residential and Mixed-Use StarPointe Neighborhood Residential and Central Business District Neighborhood Residential Lane Central Business District Neighborhood Residential and Mixed-Use * Shown on Exhibit A Shown on Exhibit B The City’s Comprehensive Plan contemplates flexibility and further refinement as specific projects are proposed.1 The proposed amendments above are consistent with the City’s goals and objectives set forth in the Comprehensive Plan and with the City’s current Heart of the City 1 “This plan . . . must be responsive to change and forward-thinking. It should be reviewed and revised when necessary, to reflect the community’s changing population, attitudes and desires. . . . [The Plan] is intended to be flexible and responsive to the community’s changing conditions.” Star Comp. Plan at p. 5. ---PAGE BREAK--- Shawn Nickel November 9, 2020 Page 2 Sub-Area planning effort. The City’s new planning consultant for the Heart of the City Sub-Area supports residential development as the highest and best use along the rim where these properties are located. The affected landowners in this area also support the Land Use Map changes we request. Mixed-Use development provides the City with the flexibility to match development projects to the characteristics of individual lots and to appropriately transition between uses. Residential development strengthens the market and generates investment momentum for commercial development. “Residents need to have employment opportunities as well as a diverse choice of housing and retail services to maintain the city as a vital community.” Star Comp. Plan at p. 44. Strategically locating some Residential and Mixed-Use development adjacent to Star Road will break up the long stretch of Central Business District and Commercial land use currently depicted along Star Road from Hwy. 44 to Hwy. 20/26. This would have the added advantage of preserving a small town feel and improving local mobility, including walkability. Small Mixed-Use nodes surrounded by Residential development create more sustainable commercial activity, walkability and livability. The pictures in Exhibit C from the Bown Crossing development in Boise provide a great example of this kind of activated, successful neighborhood. Thank you for the opportunity to participate in this process. Sincerely, Randy Clarno ---PAGE BREAK--- Shawn Nickel November 9, 2020 Page 3 EXHIBIT A – Existing Land Use Plan Overlay ---PAGE BREAK--- Shawn Nickel November 9, 2020 Page 4 EXHIBIT B – Proposed Land Use Plan Overlay ---PAGE BREAK--- Shawn Nickel November 9, 2020 Page 5 EXHIBIT C – Bown Crossing Photos