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Home My WebLink AboutMemo from planningProject: Kennedy Commercial Center/Western Electronics (CPA-08-005, RZ-08-003) Location, size of property and existing zoning: The property contained in the CPA request consists of 33.59 acres of land. The property contained in the RZ request consists of 27.17 acres. Approximately 6.5 acres of the property is developed as Western Electronics, a manufacturing company. The subject site is located at 1250 Overland Road, on the south side of I-84, between Meridian Road and Linder Road. All of the property is currently zoned I-L. Adjacent Land Uses and Zoning: North: I-84; East: Western Electronics property, zoned I-L and Mountain View Equipment, zoned C-2 (Ada County); South: Overland Road and existing rural residential properties, zoned RUT & RI (Ada County) and Freedom Storage, zoned C-G; West: Vacant property, zoned I-L Applications: The applicant is requesting approval to amend the Comprehensive Plan Future Land Use Map (CPA) to change the land use designation on 33.59 acres of land from Industrial to Commercial. A Rezone (RZ) is also requested to amend the zoning designation on a portion of the CPA area, 27.17 acres, from I-L (Light Industrial) to C-G (General Retail & Service Commercial); the remaining acreage is proposed to remain I-L. The rezone is contingent upon approval of the Future Land Use Map designation being amended to Commercial. The applicant states in their application letter that, if approved, they intend to develop a portion of the property with a 35,000 square foot adult education and office facility and rent it to the University of Phoenix. The current I-L zoning of the property and Industrial land use designation do not allow for education institutions. History of Previous Actions: • A Planned Development/Conditional Use Permit (CUP-01-009) was approved for this property 2001, under the name of Treasure Valley Technical Center, which allowed for daycare, office, and retail uses with conditional use permit approval in the I-L zone. Shortly thereafter, CZC approval for the Western Electronics building was granted. • A Preliminary Plat (PP-07-013) was approved for the 26 +/- acre portion of the site to the north and west of Western Electronics in 2007 for 11 building lots and 2 common lots. A Final Plat (FP-07-036) was also approved for this site in 2007 for 11 building lots and 2 common lots but has not yet been recorded. A Conditional Use Permit Modification (MCU) was requested to CUP-01-009 in February 2008, to allow private education institutions as an allowed use in the I-L zoning district through the existing planned development. The planned development for this site currently allows office, retail, and industrial uses in the I-L zoning district. The MCU application was not accepted by the Planning Director because private education institutions are a prohibited use in the I-L district. The applicant requested City Council review of the Director's decision; the Council voted to uphold the Director's decision and requested that the applicant apply for a Comprehensive Plan Map Amendment and Rezone. Summary of Proposed Streets and/or Access: This property has frontage on E. Overland Road, I-84, and S. Tech Lane (a city -approved private street). The Western Electronics parcel has one access point to/from E. Overland Road at the east property boundary. A driveway access to/from E. Overland Road was approved with Kennedy Commercial Subdivision at the west property boundary for shared access with the property to the west. Conceptual Site Plan: The applicant has submitted a conceptual site plan showing how the property proposed to be rezoned may develop in the future. Two 3-story office buildings consisting of 66K square feet (s.f.) each, along with a 2-story office building consisting of 45K s.f., and a 2-story education facility consisting of 35K s.f. for the University of Phoenix are depicted along the frontage of Interstate 84. Four office buildings consistingof 31,475 s.f., one bank building consisting of 7.5K s.f., one restaurant building consisting of 5.5K s.f., and one retail building consisting of 14K s.f are depicted internally and adjacent to Overland Road on the site plan. The total square footage of commercial uses planned for the site is 270,475; the total number of structures shown on the site plan is 11. Building Elevations: The applicant has submitted conceptual building elevations for the proposed 2-story education facility; 1-story, 2-story, and 3-story office buildings; single story restaurant building, retail buildingwith 2-story option; and single -story bank. The building materials depicted on all of the structures consist of brick and stucco with a variety of accent materials such as stone, CMU, timber, and metal. Staff has reviewed the proposed elevations and building materials and believes they represent high quality design and materials. Staff approves of the building elevations as proposed and is including a DA provision that future buildings constructed on the site generally comply with these elevations and design review standards in effect at the time of development Development Agreement (DA): Staff believes that a DA is necessary in this instance to ensure that this site is developed in accordance with the proposed conceptual site plan and conceptual building elevations. Some of the DA provisions proposed by staff include: 2. The detailed site plan and building elevations submitted with any CUP and/or CZC application for this site shall substantially comply with the conceptual site plan and building elevations submitted to the City as shown in Exhibit A.2 and A.3 of this staff report, as amended herein, and with the requirements of the subject Development Agreement. Construct a minimum of 8 and a maximum of 14 buildings on this site. No footprint for a single building shall exceed 20% of the square footage shown on the conceptual site plan. Further, no building shall exceed 3 stories in height. 5. The applicant shall comply with all applicable previous conditions of approval for this site, including those associated with CUP-01-009, PP-07-013, and FP-07-036. Written comments: On Tuesday, August 5t', the applicant submitted a written response to the staff report. The applicant is proposing to change the language in DA item #2 regarding the site plan and elevations. Basically the applicant is requesting greater flexibility in the number of buildings (up to 35 proposed), and a maximum on total square footage allowed (324,570 sq. ft — 120% of the sq ft shown on the site plan), and a restriction that no building exceed 80K sq. ft. Staff is supportive, but wants to make the Commission aware that there are only 11 buildings shown on the site plan. If 35 buildings are allowed to be constructed on this site, it will not look like the submitted concept plan. Staff Recommendation: The highly visible location of this property candidate for commercial use rather than industrial uses. Staff believes s that the location of thproperty on Interstate 84 makes s is p a good timal for commercial, not industrial uses and as such, will provide a more attractive building faeade adjacent to amajor transportation corridor into the City than industrial buildings likely would. Additionally, the commercial use and zoning that already exists on several of the properties to the east would help provide for a contiguous string of commercial uses along this section of Overland Road, along the interstate. Staff is recommending approval of the Conditional Use Permits, as presented in the Staff Report, with the changes proposed by the applicant in the e-mail dated August 5th. However, Staff is recommending that these applications be continued to the hearing date of August 14, 2008, in hopes that recommendations on all the CPA applications can occur at one time. Notes: