CC - Staff Report1
Charlene Way
From:Sonya Allen
Sent:Thursday, August 08, 2019 4:31 PM
To:Adrienne Weatherly; Charlene Way; Chris Johnson
Cc:Geoffrey M. Wardle (GWardle@spinkbutler.com); Roberta Stewart; tonn@bvadev.com;
Bill Parsons
Subject:Rackham Subdivision - MDA H-2019-0081 Staff Report for Aug 13th Council Mtg
Attachments:Rackham - MDA H-2019-0081 Staff Report.pdf
Attached is the staff report for the proposed Development Agreement Modification for Rackham Subdivision. This item
is scheduled to be on the Council agenda on August 13 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.
Geoff - 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,
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Page 1
HEARING
DATE:
8/13/2019
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
SUBJECT: H-2019-0081
Rackham Subdivision
LOCATION: 1020 S. Eagle Rd.
(SW ¼ of Section 16, T.3N., R.1E.)
I. PROJECT DESCRIPTION
Request to modify the existing Development Agreement (Inst. #2019-037825) to update the phasing
plan depicted on the conceptual development plan for the site and amend certain provisions in the
agreement.
II. SUMMARY OF REPORT
A. Project Summary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 51.59
Future Land Use Designation Mixed Use – Regional (MU-R)
Existing Land Use Vacant/undeveloped land
Proposed Land Use(s) Commercial, office, outdoor entertainment facility, multi-
family residential
Current Zoning C-G
Proposed Zoning NA
Neighborhood meeting date; # of
attendees:
6/14/2019; 7 attendees
History (previous approvals) Annexed in 1995 (Ord. 719, Langley/Power Mall); H-2018-
0126 (PP); H-2019-0005 (MDA - DA Inst. #2019-037825)
Page 2
B. Project Area Maps
III. APPLICANT INFORMATION
A. Applicant:
BVABC Eagle View, LLC – 2775 W. Navigator Dr., Ste. 220, Meridian, ID 83642
B. Owner:
Same as Applicant
C. Representative:
Geoff M. Wardle, Clark Wardle – 251 E. Front St., #200, Boise, ID 83702
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
Page 3
IV. NOTICING
City Council
Posting Date
Newspaper Notification 7/26/2019
Radius notification mailed to
properties within 300 feet 7/23/2019
Radius notification published on 8/2/2019
Nextdoor posting 7/23/2019
V. STAFF ANALYSIS
The Applicant proposes to amend the recently approved Development Agreement (Inst. 2019-
037825) for this property to update the phasing plan depicted on the conceptual development plan and
amend certain provisions of the agreement. The proposed phasing plan is consistent with that recently
approved with the preliminary plat.
The Applicant’s proposed changes to the DA are included in the application documents; the specific
provisions and requested amendments are included in Sections VII.C and D. Note: The format of the
changes as proposed by the Applicant in the application differ slightly from that shown in Section
VII.C; the City Attorney’s office will determine how to format the changes in the amended agreement.
The amendment is necessary because the existing plan depicts a phasing plan that is no longer
feasible for the Applicant. Because a phasing plan was approved with the preliminary plat, Staff is of
the opinion it isn’t necessary to also include a phasing plan in the DA. Therefore, Staff recommends
the phasing plan is removed from the conceptual development plan included in the DA and phasing of
the project occur consistent with that approved with the plat. This will assist in avoiding future
amendments to the DA for phasing reasons. Accordingly, Staff has included recommended
amendments to the provisions in the DA in Sections VII.C and D.
VI. DECISION
A. Staff:
Staff recommends approval of an amendment to the DA as recommended by Staff in
Sections VII.C and D per the analysis above.
Page 4
VII. EXHIBITS
A. Legal Description
Page 5
Page 6
B. Existing Conceptual Development Plan & Phasing Plan
Phasing Plan for Rackham Subdivision/Eagle View Landing:
The following description sets forth the phasing of the various elements for Rackham
Subdivision/Eagle View Landing. Each phase will satisfy the requirements of the Meridian UDC
when it is constructed. Due to the significant amount of perimeter frontage of the Property, we
are proposing phased completion of the buffer areas and perimeter improvements corresponding
to each phase when that phase is undertaken. It is the Applicant’s intention to make the CZC,
Design Review and Building Permit submittals for Phase 1 immediately upon approval of the
Development Agreement, and then shortly thereafter on Phase 1A. The Phase 2 elements will
follow, although the actual order of development within Phase 2 will depend upon the
requirements of its users and tenants. Phase 3 will commence once the anchor medical users are
committed and may proceed contemporaneously with elements of Phase 2. Phase 4 will be
included and addressed in future supplemental applications addressing the elements of the seven
acre parcel. We believe that this phasing plan will permit the Applicant to undertake
development activities for various elements of the project in a sequential manner that will provide
construction efficiencies and which will permit the sequential opening of various elements. Phase
1 and 1A development would be contemplated to commence in the Summer of 2019 and other
phases to follow thereafter.
Phase 1 – ICCU Building – initial office building
Entrance drive improvements
Buffer and improvements on parcel adjacent to Interstate
Phase 1A – East Building – second office building
Will be commenced after Phase 1 begins
Buffer and improvements on parcel adjacent to Interstate
Required improvements to shared access drive between Rackham and Silverstone
Phase 2 – Retail, Entertainment, and Hospitality Elements (actual order of elements to be
determined)
Page 7
Phase 2A – Commercial and retail elements east and west of entrance drive
Buffer along southern boundary of Phases to be improved
Phase 2B – Outdoor entertainment entity
Buffer and improvements on parcel adjacent to Interstate
Improvements along eastern boundary of Phase adjacent to property to east
Phase 2C – Hospitality element
Buffer along southern boundary of Phases to be improved
Phase 3 – Medical Office and Office
Buffer and improvements on parcel adjacent to Interstate
Phase 4 – Future Multifamily/Commercial/Office Use parcel
Improvements along eastern and southern boundary will be constructed adjacent to
property to east and south when Phase is developed.
Page 8
C. Applicant Proposed/Staff Recommended Revisions to Development Agreement
Note: The Applicant’s proposed revisions are noted in strike-out/underline text; Staff’s
recommended change in red/bold/underline text.
USES PERMITTED BY THIS AGREEMENT:
4.1 The uses allowed pursuant to this Agreement are those uses allowed under the
UDC, within the C-G district from time to time as permitted, accessory or
conditional uses.
4.2 No change in the uses specified in this Agreement shall be allowed without
modification of this Agreement.
CONDITIONS COVERING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. In recognition of the existing development rights associated with the Property
under the UDC, and the proposed scope of the initial phase of the Developer/
Owner’s corporate center consisting of the two commercial office buildings
located on the northern boundary intention to initially retain control of the
Property, the by undertaking development via ground leases or other financial
arrangements where the Developer/Owner and Developer have been retains
ownership and control over the Property fee, development efficiencies from
phasing project elements in a flexible manner, and the requirements associated
with extending required throughout the Property to serve all project elements, the
Developer/Owner, shall be permitted to submit and to obtain design review
approvals for those two buildings approval, certificates of zoning compliance for
those two buildings, and building permits for those two buildings, prior to the
approval of the subdivision plat for the Property any element of the project whether
for infrastructure or for any buildings or for any other improvements that are
contained within Phase 1 or Phase 2 (specifically any portion of Phase 2 designated
as a subphase) as depicted on the attached Amended Conceptual Development and
Phasing Plan for Rackham Subdivision/Eagle View Landing, consistent with the
Findings, attached as Exhibit “B” and the concept plan attached Amended
Conceptual Development and Phasing Plan for Rackham Subdivision/Eagle View
Landing as Exhibit “C”.
Staff’s recommended amendment (in lieu of that proposed by the Applicant):
In recognition of the existing development rights associated with the Property
under the UDC, and the proposed scope of the initial phase of the Developer/
Owner’s corporate center consisting of the two commercial office buildings
located on the northern boundary of the Property, the Developer/Owner and
Developer have been permitted to submit and to obtain design review approvals
for those two buildings, certificates of zoning compliance for those two buildings,
and building permits for those two buildings, prior to the approval of the
subdivision plat for the Property, consistent with the Findings, attached as Exhibit
“B” and the concept plan attached as Exhibit “C”. Future development of the
subject property shall be generally consistent with the amended conceptual
Page 9
development plan attached as Exhibit C and conditions of approval associated
with the preliminary plat (H-2018-0126).
5.2. No Developer/Owner shall diligently proceed with its application for a preliminary
plat for Rackham Subdivision. Developer/Owner shall undertake extension of
utilities and other building permits for individual buildings will be available on
infrastructure as required under the UDC. Developer/Owner shall not sell any
portion of the Property until the subdivision plat Plat for Rackham Subdivision is
recorded. Upon Prior to the recording of a subdivision plat, additional the Plat for
Rackham Subdivision, however, Developer/Owner may obtain building permits
shall be available consistent with the UDC Section 5.1 above.
Staff’s recommended amendment (in lieu of that proposed by the Applicant):
No Developer/Owner shall diligently proceed with its application for a
preliminary subdivision plat(s) for Rackham Subdivision. Developer/Owner
shall undertake extension of utilities and other building permits for
individual buildings will be available on infrastructure as required under
the UDC. Developer/Owner shall not sell any portion of the Property until
the subdivision plat Plat for Rackham Subdivision is recorded. Upon Prior
to the recording of a subdivision plat, additional the Plat for Rackham
Subdivision, however, Developer/Owner may obtain building permits shall
be available consistent with the UDC.
5.3. The Owner and /Developer shall develop the Property in accordance with the
conditions of approval contained in Findings attached as Exhibit “B”.
5.4. The developer shall enter into a cross-access easement and maintenance agreement
with the abutting property owner to the south for the east/west shared driveway
adjacent to the southern boundary of the site. A recorded copy of the easement
agreement shall be submitted to the Planning Division prior to issuance of the first
Certificate of Occupancy for the development.
5.5. A continuous pedestrian walkway network that is a minimum of 5-feet in width
shall be provided internally within the site from the sidewalks along S. Silverstone
Way and Rackham Way along the main drive aisles within the development and
within the street buffer along I-84 to the main building entrances; and for drive
aisle lengths greater than 150 parking spaces or 200’ away from the primary
building entrances – internal pedestrian walkways should be distinguished from
the vehicular driving surfaces through the use of pavers, colored or scored
concrete, or bricks as set forth in UDC 11-3A-19B.4.
5.6. Future development of the site shall be consistent with the structure and design
standards listed in UDC 11-3A-19 and the design standards in the Architectural
Standards Manual.
Page 10
D. Applicant Proposed Revised Conceptual Development Plan/ Phasing Plan vs. Staff
Recommended Revised Conceptual Development Plan (without Phasing Plan)
Applicant Proposed:
Page 11
Page 12
Page 13
Staff Recommended (concept plan only - no phasing plan):
Page 14
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. Idaho Transportation Department (ITD)
http://weblink.meridiancity.org/weblink8/0/doc/175333/Page1.aspx
B. Nampa & Meridian Irrigation District (NMID)
http://weblink.meridiancity.org/weblink8/0/doc/174885/Page1.aspx
C. New York Irrigation District (NYID)
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=174549
D. Fire Department
http://weblink.meridiancity.org/weblink8/0/doc/174597/Page1.aspx
http://weblink.meridiancity.org/weblink8/0/doc/174591/Page1.aspx