CC - Staff Report1
Charlene Way
From:Sonya Allen
Sent:Thursday, December 13, 2018 9:20 AM
To:C.Jay Coles; Charlene Way; Chris Johnson
Cc:Mike Wardle - Brighton Corp. (mwardle@brightoncorp.com); Jon Wardle
(JWardle@brightoncorp.com); Bill Parsons
Subject:Hill's Century Farm Commercial - MDA H-2018-0127 Staff Report for 12/18 Council Mtg
Attachments:Hill's Century Farm Commercial - MDA H-2018-0127 Staff Report.pdf
Attached is the staff report for the proposed development agreement modification for Hill’s Century Farm Commercial.
This item is scheduled to be on the Council agenda on December 18 th . The public hearing will be held at City Hall, 33 E.
Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Mike/Jon - Please submit any written response you may have to the staff report to the City Clerk’s office
(cityclerk@meridiancity.org ) and me as soon as possible.
Thanks,
Sonya Allen | Associate Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 | Fax: 208-489-0578
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
Page 1
HEARING
DATE:
12/18/2018
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2018-0127
Hill’s Century Farm Commercial
LOCATION: 3625 E. Amity Rd.
(Southeast corner of S. Eagle Rd. & E.
Amity Rd.)
I. PROJECT DESCRIPTION
Request for a modification to the amended Development Agreement (#2016-119080) for Hill’s
Century Farm Commercial to update the conceptual development plan to include a more detailed plan
and include a provision allowing the construction of a wireless communication facility on the site
prior to subdivision of the property.
II. SUMMARY OF REPORT
A. Project Summary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 82+/-
Future Land Use Designation Mixed-Use Neighborhood (MU-N)
Existing Land Use Agricultural, park, school, medical office, YMCA (other uses
in development process)
Proposed Land Use(s) SFR, wireless communication facility, offices
Current Zoning C-N, R-8
Proposed Zoning NA
Neighborhood meeting date; # of
attendees:
11/1/2018; 4 attendees
History (previous approvals) CPAM-15-001; AZ-15-004 (DA #2015-061375); RZ-15-007;
PBA-15-012; H-2016-0092 (addendum to DA #2016-119080)
Page 2
B. Project Area Maps
III. APPLICANT INFORMATION
A. Applicant:
Martin L. Hill, Hill & Hill Properties, c/o 12601 W. Explorer Dr. #200, Boise, ID 83713
B. Owner:
Same as Applicant
C. Representative:
Michael D. Wardle, Brighton Corporation, 12601 W. Explorer Dr. #200, Boise, ID 83713
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
Page 3
IV. NOTICING
City Council
Posting Date
Legal notice published in
newspaper 11/30/2018
Radius notice mailed to
properties within 300 feet 11/27/2018
Public hearing notice sign posted 11/29/2018
Nextdoor posting 11/27/2018
V. STAFF ANALYSIS
The original conceptual development plan approved in 2015 depicted medium density residential uses
for the area nearest the S. Eagle Rd./E. Amity Rd. intersection around the Idaho Power substation;
neighborhood-scale retail, office, professional and convenience uses at the southwest corner of E.
Amity Rd. and S. Hillsdale Ave.; and West Ada elementary school, YMCA, City Park, library and
health complex to the south on the west side of Hillsdale Ave.
An amended DA was approved in 2016 that included a more detailed plan for the area approved for
neighborhood-scale retail, office, professional and convenience uses as required by the DA.
The proposed updated conceptual development plan includes a change for the northern portion of the
area previously planned for medium density residential development along E. Amity Rd. to include a
self-service storage facility and office/retail uses; a cell tower is proposed south of the Idaho Power
substation.
A. Future Land Use Map Designation (Comp Plan) (Pgs. 24-26)
Mixed-Use Neighborhood (MU-N)
B. Existing Structures/Site Improvements:
There is an existing Idaho Power substation located off-site at the northwest corner of this
property.
C. Proposed Use Analysis:
The cell tower (i.e. wireless communication facility) use depicted on the proposed concept plan is
listed in UDC Table 11-2A-2, Allowed Uses in Residential Districts, under the R-8 zoning district
as “P/C” which is either a principal permitted or conditional use subject to the specific use
standards listed in UDC 11-4-3-43. Because the facility is proposed in a residential district but not
with an allowed non-residential use, a CUP is required per UDC 11-4-3-43C.5. Note: A
conditional use permit application (H-2018-0087) is currently in process for a wireless
communication facility (i.e. 100’ stealth monopine) on this site, which requires approval of an
updated concept plan as proposed with this application.
The storage facility depicted on the proposed concept plan in a future C-C district is not a
use that is contemplated in the MU-N designation, nor is it a use that’s allowed in the zoning
districts (i.e. TN-R, TN-C, L-O, C-N and R-15) listed as “appropriate” in the MU-N
designation. The C-C district may be considered but the Applicant will need to demonstrate
how the use and zoning is consistent within the mixed use designation and specifically the
MU-N designation (see pgs. 23-26 in the Comprehensive Plan). Therefore, at this time Staff
does not support the portion of the concept plan designated for self-storage and
recommends the use remain as medium density residential. The Applicant should submit a
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DA modification and a rezone application concurrently in the future if a storage facility is
desired.
D. Specific Use Standards (UDC 11-4-3):
The proposed wireless communication facility is subject to the specific use standards listed in
UDC 11-4-3-43 (UDC 11-4-3-43). Review for compliance with these standards will take place
with the CUP application.
The proposed self-service storage facility is subject to the specific use standards listed in UDC
11-4-3-34 (UDC 11-4-3-34).
VI. DECISION
A. Staff:
Staff recommends approval of the proposed amendment to the DA except for the self-service
storage facility in the future C-C zone depicted on the proposed concept plan; this area should
remain medium density residential until such time as a subsequent DA modification and rezone
application or a use and zoning that is permitted in the MU-N designation is proposed and
approved.
Page 5
VII. EXHIBITS
A. Conceptual Development Plans
Approved with AZ-2015-004 (DA #2015-061375):
Page 6
Approved with H-2016-0092 (addendum to DA #2016-119080):
Proposed Updated Plan (dated: 10/22/2018):
Staff does not
recommend approval
of self-service storage
Page 7
B. Applicant Proposed Changes to Text of Addendum to Development Agreement (#2016-119080)
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owner/Developer shall develop the Property in accordance with the following
special conditions:
a. Improve S. Hillsdale Avenue as a public street adjacent to the east boundary of this site as
required by Ada County Highway District.
b. Business hours of operation in the C-N district shall be limited from 6:00 am to 10:00 pm as
set forth in UDC11-2B-3A.4, except for the YMCA which is allowed to operate from 5:00
am to 10:00 pm. The residential care facility use does not violate the limitation on the hours
of operation.
c. Future development of this site shall be generally consistent with the amended concept plans
dated October 22, 2018 included in Exhibit A.3 of the Staff Report that is attached to the
Findings of Fact and Conclusions of Law in the original Development Agreement
(Instrument No. 2015-061375); and Exhibits A.4 and A.6 of the Staff Report attached to the
Findings of Fact and Conclusions of Law from the modification to development agreement
(H-2016-0092), attached hereto as Exhibit “A”.
d. Future development of this site should include a pedestrian pathway network that links the
mixed use area with the residential and the elementary school/YMCA site as well as adjacent
off-site properties. Vehicular connections should also be provided for interconnectivity within
the site.
e. The existing home in the R-8 zoning district that is proposed to remain at the south boundary
of the annexation area midway between S. Eagle Road and S. Howry Lane shall be required
to hook up to City water and sewer service within 60 days of services becoming available
from the development of the adjacent R-8 zoned property, per MCC 9-1-4A; the existing
home that fronts on E. Amity Road that is proposed to be removed with redevelopment of the
site and the existing home that fronts on S. Howry Lane that is proposed to remain in the C-N
district as long as the Hill’s reside there are not required to hook up to City services.
f. The rear or sides of homes on lots that face S. Eagle Road shall incorporate articulation
through changes in materials, color, modulation, and architectural elements (horizontal and
vertical) to break up monotonous wall planes and roof lines.
g. To ensure future development is consistent with the objectives and vision of the MU-N
designation the following items will be considered in reviewing development applications:
i. Community serving facilities (i.e. a school, park, YMCA, library, hospitals, churches,
daycares, civic buildings, or public safety facilities) should be provided;
ii. Public and quasi-public spaces (i.e. plazas, parks, outdoor gathering areas, open
space, library and schools) should comprise a minimum of 10% of the development
area;
iii. Street sections consistent with the Ada County Highway District Master Street Map
are required;
iv. Neighborhood serving uses and dwellings should be integrated;
v. Residential uses should comprise a minimum of 40% of the development area with
net densities ranging from 4 to 8 units per acre with supporting non-residential
services. Non-residential uses should be smaller scale and provide a good or service
Page 8
that people typically don’t travel more than a mile for and need regularly;
vi. Non-residential buildings should be proportional to and blend in with residential
buildings;
vii. Employment opportunities for those living in the neighborhood are encouraged;
viii. The mixed use project should be directly accessible to neighborhoods within the
section by both vehicles and pedestrians;
ix. Planning of the C-N property north of the park and YMCA shall consider appropriate
visibility, parking and emergency access to the future neighborhood park.
x. Sample uses appropriate in the MU-N area would include: townhouses, multi-family
developments, neighborhood grocer, drug stores, coffee/sandwich/ice-cream shops,
vertically integrated buildings, live-work spaces, dry cleaner/laundromat, salons/spas,
daycares, neighborhood-scale professional offices, medical/dental clinics, gift shops,
schools, parks, churches, clubhouses, public uses, and other appropriate
neighborhood uses.
h. A landscape buffer to residential uses is not required adjacent to the Hill home at the
southeast corner of the site as buffering will be achieved through the adjacent City park,
YMCA and school complex and the property will eventually be part of the YMCA site.
i. The annexation area shall be subdivided prior to issuance of any building permits beyond
those required for the development of the school, YMCA and park site, and a wireless
communication facility as shown on the revised conceptual development plan dated October
22, 2018; and the assisted living facility and medical clinic shown on the detailed site plan
approved with H-2016-0092.
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. Department of Environmental Quality (DEQ)
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=158404&dbid=0
B. Nampa & Meridian Irrigation District (NMID)
http://weblink.meridiancity.org/weblink8/0/doc/158710/Page1.aspx