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CC - Staff Report1 Charlene Way From:Sonya Allen Sent:Thursday, July 19, 2018 1:52 PM To:City Clerk Cc:Bill Parsons; Peter Kahn (pkahn@costco.com); steve.bullock@mg2.com; DEBORAH E. NELSON Subject:Lost Rapids (Costco) - MDA H-2018-0066 Staff Report for July 24th Attachments:Costco - MDA H-2018-0066 Staff Report.pdf Please see the attached staff report for the proposed modification to the Development Agreement for the Costco site. Applicant – Please submit any response you may have to the staff report to the City Clerk at cityclerk@meridiancity.org prior to the meeting. Thanks, Sonya Costco -MDA H-2018-0066 1 STAFF REPORT HEARING DATE: July 24, 2018 (Continued from: July 17, 2018) TO: Mayor & City Council FROM: Sonya Allen, Associate City Planner 208-884-5533 SUBJECT: Costco – MDA H-2018-0066 I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Peter Kahn, Costco Wholesale, requests an amendment to the development agreement (MDA) provisions for Costco to include conceptual building elevations for the future structure. See Section IX Analysis for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed MDA as requested by the applicant. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0066 as presented in the staff report for the hearing date of July 24, 2018, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny H-2018-0066 as presented during the hearing on July 24, 2018, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2018-0066 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located off the southwest corner of N. Ten Mile Road and W. Chinden Blvd./SH 20/26, in the northeast ¼ of Section 27, Township 4N., Range 1W. B. Owners: GFI – Meridian Investments II, LLC 74 East 500 South, Ste. 200 Bountiful, UT 84010 Brighton Investments, LLC 12601 W. Explorer Dr., Ste. 200 Boise, ID 83713 C. Applicant: Costco Wholesale 999 Lake Dr. Costco -MDA H-2018-0066 2 Issaquah, WA 98027 D. Representative: Steve Bullock, MG2 1101 2nd Ave. Seattle, WA 98101 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a development agreement modification. A public hearing is required before the City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: June 29, 2018 C. Radius notices mailed to properties within 300 feet on: June 22, 2018 D. Applicant posted notice on site by: July 13, 2018 VI. LAND USE A. Existing Land Use(s): This property consists of vacant/undeveloped land, zoned C-G. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Single family homes, zoned RUT in Ada County and R-4 West: Vacant/undeveloped land, zoned R-15 South: Vacant/undeveloped land, zoned C-G & R-40 East: Vacant/undeveloped land, zoned C-G C. History of Previous Actions: The subject property was recently annexed into the City as part of the Lost Rapids project (H-2018-0004, Ordinance #18-1777). A development agreement was required as a provision of annexation but has yet been approved by City Council and recorded. VII. ANALYSIS The applicant requests an amendment to the development agreement (DA) provisions for the Costco project to remove the requirement for conceptual building elevations to be submitted in the future for the Costco store and addition of a requirement for future development to substantially comply with the conceptual elevations submitted with this application included in Exhibit A.2. The conceptual elevations submitted with the annexation and zoning application were not approved by City Council. A provision of the development agreement (DA) requires the agreement to be amended to include conceptual building elevations for the Costco store as discussed at the hearing on April 3, 2018. The Applicant submitted several conceptual designs to the Mayor and City Council for review prior to submittal of this application. Based on comments received from the Mayor and City Council in regard to the building design (included in the application), the Applicant submitted the proposed concept elevations depicted in Exhibit A.2. Building materials are proposed to consist of split face CMU, stucco, ribbed metal paneling, steel trellis awnings, and glass entry and sectional doors; various colors of materials are used for interest and variety. The applicant is required to submit a Design Review application for final approval of the building elevations prior to submittal of a building permit to ensure compliance with the standards listed in the Costco -MDA H-2018-0066 3 Architectural Standards Manual. If any of the standards cannot be met, a request for a design standard exception should be submitted as set forth in the ASM (pgs. A-4, A-5). Staff recommends approval of the applicant’s requested modification to the DA as proposed with the concept elevations in Exhibit A.2 and staff’s recommended changes to the provisions in Exhibit A.3. VIII. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Conceptual Building Elevations 3. Staff Recommended Changes to the Development Agreement Costco -MDA H-2018-0066 4 Exhibit A.1: Vicinity/Zoning Map Site Costco -MDA H-2018-0066 5 Exhibit A.2: Conceptual Building Elevations Costco -MDA H-2018-0066 6 Costco -MDA H-2018-0066 7 Costco -MDA H-2018-0066 8 Costco -MDA H-2018-0066 9 Exhibit A.3: Staff Recommended Changes to the Development Agreement 1. Future development of this site shall substantially comply with the conceptual development plan, preliminary plat and landscape plan and conceptual building elevations included in Exhibit A and the conditions contained herein. 2. Future development shall comply with the design standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards Manual. 3. Up to two (2) building permits for the Costco Wholesale and associated fuel sales facility structures are allowed to be issued on the subject property prior to recordation of the subdivision plat. 4. Prior to issuance of any building permits on this site, a property boundary adjustment application shall be approved and a Record of Survey recorded for the reconfiguration of existing parcels to coincide with the boundary of the preliminary plat. 5. The street buffer landscaping and 10-foot wide multi-use pathway/sidewalk along the entire frontage of US 20-26/Chinden Blvd. and street buffer landscaping and 5-foot wide sidewalk along the entire frontage of N. Ten Mile Road shall be constructed with the first phase of development. 6. Business hours of operation in the C-G zoning district are limited from 6:00 am to 11:00 pm when the property abuts a residential use or district; extended hours of operation may be requested through a conditional use permit as set forth in UDC 11-2B-3A.4. 7. A buffer planted with dense landscaping consistent with the Master Plan in Exhibit A.3 is required on the commercial portion of the development to the residential uses as set forth in UDC Table 11-2B-3 in accord with the standards listed in UDC 11-3B-9C. 8. As committed to by the Applicant/Developer in response to neighborhood concerns, the following restrictions shall apply: a. The primary service access for Costco delivery trucks and other local vendors shall be from the driveway access via N. Ten Mile Road, approximately 660 feet north of W. Lost Rapids Drive. The driveway access via W. Lost Rapids Drive driveway, approximately 350 feet west of N. Ten Mile Road, may be used when access to the Lost Rapids/Ten Mile traffic signal is needed. Businesses within the development shall notify their delivery providers of this access preference. b. A “no thru truck traffic” sign shall be installed between the N. Tree Farm Way intersection and the W. Lost Rapids Dr. service driveway access. c. No deliveries shall take place for Costco between the hours of 10:00 pm and 5:00 am. d. Parking lot lighting shall be designed for 0.0 foot-candles at the property line in accord with UDC 11- 3A-11C. e. Lighting on the site shall be reduced to the level necessary only for public safety and security purposes within one (1) hour of closing; there shall be a 50% reduction in lighting levels after store closes consistent with that shown in Exhibit A.8. 9. Prior to issuance of the first Certificate of Occupancy within this development, the following improvements shall be completed: SH 20-26/W. Chinden Blvd. shall be widened to 4 lanes with signal/intersection upgrades from Tree Farm to Linder (1.5 miles); N. Ten Mile Rd. shall be widened to 4 lanes from Chinden to Walmart (0.80 of a mile); and signals shall be installed at N. Black Cat Rd. and W. Lost Rapids Dr. 10. If within two (2) years of issuance of the Certificate of Occupancy for the Costco Wholesale building, assuming the Idaho Transportation Department is able to secure the required right-of-way, SH 20-26/W. Chinden Blvd. shall be widened to four (4) lanes from N. Tree Farm Way to SH-16 (1.44 miles). Costco -MDA H-2018-0066 10 11. This agreement shall be amended in the future to include conceptual building elevations for the Costco store as discussed at the hearing on April 3, 2018. The conceptual elevations included in Exhibit A.7 of the staff report are not approved.