Loading...
HomeMy WebLinkAboutMemo from PlanningProject: Meridian and Amity AZ Location, size of property and existing zoning: The site is located on northwest corner of W. Amity Road and S. Meridian Road (SH 69) just south of Harris Street. The annexation totals 73.10 acres of land. Adjacent Land Use and Zoning: 1. North: Agricultural land and Meridian Heights Subdivision; zoned RUT and R6 (Ada County) 2. East: Valley Storage, zoned RUT (Ada County) 3. South: Rural Residences and Agricultural land, zoned RR (Ada County) 4. West: Rural Residences and Agricultural land, zoned RUT (Ada County) Applications: The applicant is requesting Annexation and Zoning of 73.10 acres of land from RUT (Ada County) to R-15 (Medium High -Density Residential), L-O (Limited Office), C-C (Community Business) and C-G (General Commercial) zoning districts. Summary of Proposed Streets and/or Access: The revised concept plan depicts a collector/backage road along the western property boundary of the development. Starting at the north property boundary, the applicant is proposing two full access points to Harris Street; one right-in/right-out/left-in and two right-in/right-out only driveways to S. Meridian Road (SH69); two .full access driveways and one right-in/right-out only driveway access to W. Amity Road and six full access driveways along the east side and one full access driveway on the west side of the proposed collector road. Concept Plan: The applicant has submitted a revised conceptual development plan showing how the site may develop in the future. The plan depicts a large scale retail development which includes a large retail box store, a multi -tenant mid -box retail site, 20 individual retail buildings including several drive throughs, 3 office buildings and a 7.5 acre multi -family development. Buildings on the site range in size from 2,000 square feet to 184,000 square feet. The square footage of office and retail uses proposed on the site total approximately 478,800 square feet. Further, the applicant has also increased the multi -family portion of the development from approximately 5.6 acres to 7.5 acres and reduced the office portion from 3.2 aces to 1.7 acres (five pad sites to three pad sites). Staff still has concerns with the proposed parking over the gas easement. Staff was informed the gas company was not in favor of the paving being placed over the easement and the pipe lines would need to be upgraded before development could begin on the site. Staff is recommending coordination with the Northwest Pipeline Company prior to construction on this site to address any concerns they may have with development on this site. The Meridian Fire Department has also expressed concern with the amount of intense commercial uses next to pressurized gas lines. One more element of the concept plan to note is the parking layout. As shown on the concept plan, the majority of the parking is fronting along Meridian Road; a scenic byway/highway. If the large box retailer is the first building on the site, staff believes the site may not comply with the current or future design standards. A major issue with the submitted concept plan is the access proposed to Meridian Road. Staff believes these proposed access points would negatively impact the traffic flow on Meridian Road. ITD has also communicated to Staff the subject site has eight deeded access points on Meridian Road, however, does not support the amount of access points the applicant is proposing. The applicant has not revised the plan to restrict access to Meridian Road. The applicant has submitted a variance application which will be scheduled for City Council when the annexation application is forwarded with a recommendation from the Commission. Traffic Impact Study: Staff has received comments from ACHD regarding the TIS. ACHD is in agreement with staff and believes access to Meridian Road should be restricted. In addition ACHD has also requested further analysis of Scenario 1 excluding the right-in/right-out on Amity Road. ACHD believes scenario I would work with minor adjustments. Further, ACHD has concerns with the traffic circulation pattern within the proposed development as well. Staff has highlighted the City's and ACHD's preferred access scenario in Exhibit A below. Staff has also communicated with ITD and comments are forthcoming. Based on those conversations, ITD is supportive of Access Scenario 1 and does not support access to Meridian Road. Building Elevations: The applicant has submitted a photo illustrating how future buildings may be constructed on the site. The applicant has also submitted samples photos illustrating the rear facades of some large box retailers in the area. The building materials shown in this photo appear to be constructed of high quality materials. Building materials include a split face block, smooth block, stucco and accented entrances with metal canopies. Color variation, modulation in the building facades and varying parapet heights are also part of future building design. Additional elevations have not been submitted to Staff depicting how the future office, small retail, large box retail and the multi -family buildings will be constructed on the site. Staff has not required additional elevations for this project. Development Agreement: 1.All buildings in the development shall be subject to the administrative design review standards listed in the UDC pertaining to architectural character, color & materials, and parking lots or any other design review standards that will be in effect at the time of development application submittal. • In addition, the large box retailers shall incorporate similar design features in the rear facades of the building and incorporate loading docks within the overall design of the building to provide screening for those residents along the west property boundary. • Prior to issuance of the first occupancy, a 10-foot wide multi -use pathway, the central seating area and open space shall be constructed adjacent to the center east/west drive aisle as depicted on the concept plan and as approved by the Parks Department. • Construct a 35-foot wide landscape buffer along the entire length of Meridian Road and a 10-foot wide pathway prior to the issuance of the first building permit. • Access to Meridian Road is prohibited. The existing access points shall be terminated prior to issuance of the first occupancy permit in this development. • The applicant shall construct the entire length of the collector/backage road from Amity Road to Harris Street as proposed on the concept plan prior to occupancy of the first building. • The applicant shall coordinate with the Northwest Pipeline Company prior to any construction on southern portion of the development. Written comments: Staff did receive written comments from Paul Taylor in favor of the project but was curious about the water table in the area, traffic control, quality construction and the mixed use designation versus a commercial designation. The applicant has also submitted comments to staff and would like to modify some of the DA provisions. Staff has provided the pertinent DA provisions above. James Percy submitted comments to staff in favor of the proposed project. Outstanding Issues: 1) Proposed access points to Meridian Road; 2) Additional elevations depicted how future buildings may be constructed on the site Staff Recommendation: Staff is recommending approval of Meridian and Amity annexation (AZ-08-005). Notes: Project: Meridian and Amity CPA and AZ Location, size of property and existing zoning: The site is located on northwest corner of W. Amity Road and S. Meridian Road (SH 69) just south of Harris Street. The subject CPA consists of approximately 40.5 acres and the annexation totals approximately 72 acres. Adjacent Land Use and Zoning: 1. North: Agricultural land and Meridian Heights Subdivision; zoned RUT and R6 (Ada County) 2. East: Valley Storage, zoned RUT (Ada County) 3. South: Rural Residences and Agricultural land, zoned RR (Ada County) 4. West: Rural Residences and Agricultural land, zoned RUT (Ada County) Applications: The applicant, Hawkins Companies, has applied to amend the Comprehensive Plan Future Land Use Map (CPA) by changing the land use designation on approximately 40.5 acres of land from Medium Density Residential to Mixed Use — Regional. Concurrently, the applicant is requesting Annexation and Zoning of 72.67 acres of land from RUT (Ada County) to R-8 (Medium Density Residential), L-O (Limited Office) and C-G (General Commercial) zoning districts. Summary of Proposed Streets and/or Access: Access to/from the site is proposed from six full -access driveways and two right-in/right-out only driveways. Two of the full driveways access Harris Street; two full access driveways access W. Amity Road and one full access driveway and two right-in/right-out only driveways access S. Meridian Road (SH69). The UDC restricts access to Meridian Road to the half mile and mile locations. Staff is not supportive of the three proposed access points on Meridian Road. Staff believes these proposed access points would negatively impact the traffic flow on Meridian Road. Further ACHD, is recommending the applicant submit a Traffic Impact Study to determine the appropriate access points and future road improvements for the development. ITD has also communicated to Staff the subject site has eight deeded access points on Meridian Road, however, does not support the amount of access points the applicant is proposing (See Attached letter in Exhibit B). Staff would prefer to see a collector road (backage road) along the western property boundary that would provide future connectivity for those parcels west of this site including the Biskay CPA property. ACHD has also provided comments requesting the applicant provide the backage road, not the service drive proposed. Concept Plan: The applicant has submitted a conceptual development plan showing how the site may develop in the future. The plan is depicting primarily a large scale retail development which includes a large retail box store, a multi -tenant mid -box retail site, 19 individual retail pad sites, 5 office pad sites and a 5 acre multi -family development. Buildings on the site range in size from 2,000 square feet to 184,000 square feet. The square footage of office and retail uses proposed on the site total 446,400 square feet. Staff is recommending denial of the requested annexation application. Staff believes additional zoning districts are necessary to provide an appropriate mix of uses within the development. More office or residential uses should be proposed along Harris Street to buffer the residents of that Subdivision from the more intense commercial uses proposed on the site. The City is planning for residential developments to the west and therefore more transition should be made along the west property line as well. Further, Staff has concerns with the proposed parking over the gas easement and the amount of parking proposed for the site and the relationship to Meridian Road. Staff believes the big box building should be located closer to the Amity/Meridian intersection. Staff is also recommending the pathway along the 75-foot easement be extended into the site and developed as an amenity for the project. Furthermore, the applicant has requested an R-8 zoning district and is proposing multi -family residential which is not allowed in the R-8 district. Staff is recommending an R-15 zone which requires CUP approval for multi -family developments. Until the applicant revises the concept plan and annexation request to address staffs concerns, staff is not supportive of the concept plan for the site. History of Previous Actions: In 2006, a large portion of this site was proposed for annexation and preliminary plat approval for a residential development (Sagewood Subdivision AZ-08-058 and PP-06-057) but the applicant withdrew the applications prior to City Council action. Building Elevations: The applicant has submitted a photo illustrating how future buildings may constructed on the site. The building materials shown in this photo appear to be constructed of high quality materials. Building materials include a split face block, smooth block, stucco and accented entrances with metal canopies. Color variation, modulation in the building facades and varying parapet heights are also part of future building design. Staff is supportive of the building materials referenced with the submitted photo. However, the applicant is proposing multiple buildings on the site ranging in size from 2,000 square feet up to 184,000 square feet. The submitted photo only illustrates the multi -tenant retail building. Staff is also concerned with the rear of the buildings (loading areas) adjacent to the future residential development to the west. Staff believes theses areas should be screened from view and integrated into the design of the site to limit the impacts on future residential develop that may occur in the area. Furthermore, Staff is also recommending additional elevations be provided at the public hearing that will depict how the future office, small retail, large box retail and the multi -family buildings will be constructed on the site. Without have the above information, staff finds it hard to recommend approval of the land uses proposed for the site. Meridian Pathways Master Plan: The Meridian Master Pathway Plan has identified a pathway to transverses through this property along the 75-foot gas line easement. On the submitted concept plan, the applicant has not complied with this requirement. Instead the applicant is proposing to extend the pathway along the western property boundary and connects to the detached sidewalk adjacent to Amity Road. An e-mail received by Gordon Hamilton, District Manger with the Williams Northwest Pipeline, has expressed concern regarding the future development proposed on the site (Staff has attached a copy of the e-mail in Exhibit A below). Staff was also contacted by Mr. Hamilton via phone to discuss the development plans for the site. Mr. Hamilton informed staff the pipeline is fairly shallow (30 inches) in that area and has concerns with the parking lot being constructed over the easement. It would be his preference and Staff s preference to extend the pathway with the associated landscaping along the easement. Staff believes it would provide a nice amenity to the proposed development instead of the sea of parking proposed by the applicant. Furthermore, the applicant should coordinate with Williams Northwest Pipeline prior to any development on the site. Written comments: Staff did not receive written comments regarding this application. However, the applicant has requested the Annexation request be continued to the September 4 h hearing to resolve some of staff concerns regarding the concept plan. In addition, Gordon Hamilton who represents the Pipeline sent Staff an e-mail with regards to development of this site as proposed by the applicant's concept plan. Staff Recommendation: Staff has provided a detailed analysis of the requested CPA and AZ applications below. Staff has determined that allowing a "Mixed Use — Regional" future land use map designation on the subject property would be in the best interest of the City. However, due to the amount of commercial zoning (C-G) proposed with the site, Staff believes the proposed development is primarily a large retail commercial development and should provide a larger mix of office and residential uses on the site. Staff is recommending approval of the CPA request to Mix Use -Regional however, staff is recommending denial of the AZ request per the Analysis in Section 8 & 10 and the Findings listed in Exhibit D of this staff report. However, Staff is recommending that this CPA application 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: Project: Meridian and Amity AZ Location, size of property and existing zoning: The site is located on northwest corner of W. Amity Road and S. Meridian Road (SH 69) just south of Harris Street. The annexation totals 72.67 acres of land. Adjacent Land Use and Zoning: 1. North: Agricultural land and Meridian Heights Subdivision; zoned RUT and R6 (Ada County) 2. East: Valley Storage, zoned RUT (Ada County) 3. South: Rural Residences and Agricultural land, zoned RR (Ada County) 4. West: Rural Residences and Agricultural land, zoned RUT (Ada County) Applications: The applicant is requesting Annexation and Zoning of 72.67 acres of land from RUT (Ada County) to R- 8 (Medium Density Residential), L-O (Limited Office) and C-G (General Commercial) zoning districts. Summary of Proposed Streets and/or Access: The revised concept plan depicts a collector/backage road along the western property boundary of the development. Starting at the north property boundary, the applicant is proposing two full access points to Harris Street; one full access driveway and two right-in/right-out only driveways to S. Meridian Road (SH69); two full access driveways and one right-in/right-out only driveway access to W. Amity Road and six full access driveways along the east side of the proposed backage road. Staff received a copy of the TIS on Thursday afternoon and has provided a brief overview below. City Staff would like ACHD and/or ITD Staff to provide detailed analysis on the TIS submitted for this site. Concept Plan: After carefully review of the concept plan, staff has identified various issues and concepts that need to be further discussed and mitigated/conditioned for. The plan currently depicts a large scale retail development which includes a large retail box store, a multi -tenant mid -box retail site, 20 individual retail buildings including several drive throughs, 5 office buildings and a 5 acre multi -family development. Buildings on the site range in size from 2,000 square feet to 184,000 square feet. The square footage of office and retail uses proposed on the site total approximately 489,150 square feet. The applicant has informed staff that they are agreeable to increasing the residential portion along the north property boundary and the office is slated to decrease; however this change is not currently reflected on the revised concept plan or on the legal descriptions and exhibit map. Staff has concerns with the proposed parking over the gas easement. Staff believes this poses a significant public safety issue on the site and the applicant should clarify discussions held with the Williams Gas Pipeline to ensure adequate provisions are in place to proceed with development of this site. One more element of the concept plan to note is the parking layout. As shown on the concept plan, the majority of the parking is fronting along Meridian Road; a scenic byway/highway. The applicant has informed staff the C-G portion of the property would be the first to develop. If the large box retailer is the first building on the site, staff believes the site would not comply with this requirement of the design standards. Staff recommends that the applicant revise the concept plan to ensure all future buildings on. this site can comply with the design standards outlined in UDC 11-3A-19 before committing to the current site layout. If this concept is preferred by the applicant, staff recommends the applicant construct larger buildings along Meridian Road to screen the vast expansions of parking or provide a landscape berm along Meridian Road. In addition, most of the drive aisles and driveways do not align. Staff believes that this design could increase vehicular accidents within the parking area of the development. The applicant should correct this driveway alignment issue throughout the plan on the revised concept plan. Additionally, due to the high visibility of this site, Staff is recommending no trash compactors and loading docks along the north and east property boundaries and all trash enclosures shall be constructed of concrete or masonry materials and shall not front on Meridian Road. A major issue with the submitted concept plan is the access proposed to Meridian Road. Staff believes these proposed access points would negatively impact the traffic flow on Meridian Road. ITD has also communicated to Staff the subject site has eight deeded access points on Meridian Road, however, does not support the amount of access points the applicant is proposing (See Attached letter in Exhibit B). Because access to Meridian Road is not supported, the applicant should revise the site plan reflecting a site design consistent with staffs recommendation. Building Elevations: The applicant has submitted a photo illustrating how future buildings may be constructed on the site. The applicant has also submitted samples photos illustrating the rear facades of some large box retailers in the area. The building materials shown in this photo appear to be constructed of high quality materials. Building materials include a split face block, smooth block, stucco and accented entrances with metal canopies. Color variation, modulation in the building facades and varying parapet heights are also part of future building design. However, the applicant is proposing multiple buildings on the site ranging in size from 2,000 square feet up to 184,000 square feet. The submitted photo only illustrates the multi -tenant retail building. Furthermore, Staff is also recommending additional elevations be provided at the public hearing that will depict how the future office, small retail, large box retail and the multi -family buildings will be constructed on the site. Without having the above information, staff finds it hard to recommend approval of the elevations for the site. Written comments: Staff did receive written comments from Paul Taylor in favor of the project but was curious about the water table in the area, traffic control, quality construction and the mixed use designation versus a commercial designation. Staff Recommendation: Staff is recommending continuation of AZ-08-005, so the applicant can submit a revised concept plan and elevations for the proposed Meridian and Amity Project that reflect City Staff and Commissions recommendations provided in the analysis section below, and during the public hearing. In addition, Staff would like some analysis from ACHD and/or ITD staff on the recently submitted TIS for this development. Further, Staff recommends that this project be re -noticed to reflect the new zoning designations. Notes: