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HomeMy WebLinkAboutMemo from planning (2)Project: Postal Annex (CPA-08-008) NOTE: The associated annexation application, AZ-08-009, has been re - noticed for September 4 . Location, size of property and existing zoning: The site is located on the southwest corner of McMillan Road and Meridian Road. This 5 acre property contains two parcels. One parcel contains a home and the other is vacant. Both parcels are currently zoned RUT (Ada County) and is within the City's Area of Impact and Urban Service Planning Area. Adjacent Land Uses and Zoning: North: Vacant, zoned C-G (part of Paramount development); East: Rural residential and approved Solitude Place Subdivision, zoned RUT (Ada County) and R-8; South: Single-family homes in Ambercreek Subdivision, zoned R-8; West: Future single-family homes in Ambercreek Subdivision, zoned R-8 Application: The applicant is requesting approval to amend the Comprehensive Plan Future Land Use Map (CPA) by changing the land use designation on approximately 5 acres of land from Medium Density Residential to Mixed Use — Community. The applicant states in their application letter that, if approved, they intend to develop a portion of the property with a United States Postal Services carrier annex. The other uses on the property would include future office space and retention of the existing single family dwelling. Approval of the subject map amendment and annexation would allow the applicant to construct (at least in concept) a 7,154 square foot mail sorting center, two 12,000 square foot office buildings and retention of the existing home on this site. NOTE: The applicant concurrently submitted a CPA and an annexation (AZ) request. The application materials submitted only mentioned the L-O zoning district, not the R-8. Therefore, the City sent out notices only referencing the L-O district. However, the applicant is seeking both, zoning of 1.14 acres for R-8 and 4.41 acres for L-O. The staff report reflects this request, but the City's Legal Department has advised staff that the associated AZ request will have to be re -noticed and acted on at a later date. The Clerk's Department is re -noticing AZ-08-009 for September 4th. Comprehensive Plan: This property is currently designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. This site is located adjacent to land that is developing with medium density residential uses. Because the area is primarily developing with single family uses, and the site is not deep enough to provide a transitional use to the proposed USPS sorting center, Staff believes the site is better suited for residential uses as currently envisioned in the Plan. Staff believes that the proposed Mixed Use - Community designation and L-O zoning of this property, as proposed on he concept plan, would not be compatible with the existing and planned residential uses in this area. Staff has encouraged the applicant to look to other areas in North Meridian that would be better suited for the types of land uses proposed. Staff believes that the Map currently depicts appropriate future land use for this site, medium density residential. Conceptual Site Plan: The applicant has submitted a conceptual development plan showing how the site may develop in the future. The site currently contains two parcels. Three parcels are shown on the concept plan, each with different land uses. The existing home and outbuilding on the south side of the property, Parcel 1, is proposed to remain. Access to the house lot is not shown, but it should be provided from Lava Falls Drive to the south and not the existing driveway to Meridian Road. North of the house, a 7,154 square foot USPS sorting center is proposed on Parcel 2. There are two driveways shown to this parcel to Meridian Road. The northern driveway has recently been constructed as part of the Meridian/McMillan intersection improvements. Cross access is proposed from this parcel to the parcel to the north, Parcel 3, but not to the home parcel to the south. The USPS building has a loading dock that faces west and is used to sort mail for distribution in the general vicinity. On Parcel 3, two 12,000 square foot office pads are shown. The buildings are shown next to Meridian Road, with the parking to the west and south. Access to this parcel is shown from a proposed right-in/right-out driveway to McMillan Road located a the west property line, and through the extension of Havasu Falls Drive in Ambercreek Subdivision to the west. There is also a driveway connection from this parcel to Parcel #3 located near Meridian Road. bEighty-one parking stalls are proposed. These parking stalls will be used by employees and to house fleet vehicles that are kept on site when they are not out delivering the mail. p Access: ACHD and Planning Staff are supportive of allowing only one access point to Meridian Road for this When the Meridian Road/McMillan Road intersection improvements were completed recently, a curb cut was provided in the middle of the site. This driveway should be the only access to Meridian site. access for the irrigation district, no access to McMillan Road currently exists into this site and none should be approved. This site only has about 250 feet of frontage and staff does not believe an access to McMillan should be allowed. Regardless of land use, access should be provided to this site via the Havasu Falls Drive and Lava Falls Drive in Ambercreek Subdivision to the west and south. These stubs were provided to the property so that direct access to the adjacent arterials would not be necessary. Staff believes that if this property develops with residential, as envisioned with the Comprehensive Plan, the additional access points to McMillan Road and Meridian Road shown by the applicant would not even be proposed. Staff believes there are sufficient means of residential access through the stub streets and the one access to Meridian Road that currently exists in the middle of the property. All mixed use projects are required to be directly accessible to neighborhoods within the section by both vehicles and pedestrians, as required in the Comprehensive Plan. ACHD has made a special recommendation to the City that cross access not only be provided between Parcels 2 and 3 but also between parcels 1 and 2. Staff will evaluate this recommendation in the future, and with all development applications on this site. Land Use: When the applicant originally contacted staff about constructing the USPS sorting center on this site, Staff had concerns with the USPS use and its proximity to residential uses. The Planning Director determined that the proposed use is not appropriate in an area planned for residential uses and required the applicant to submit a CPA if they wanted the City to process the request. The Director has determined that the proposed use is more industrial than office or public/quasi-public and meets the definition of Freight Terminal as freight is brought to the site by truck and then transferred. The proposed USPS building will be used to sort mail that is brought to the site by semi into the delivery trucks that go out into the nearby neighborhoods.- A USPS representative has communicated that a 40 to 50 foot long truck would make deliveries to the site at 2:30 am, 5:30 am, 7:00 am and again at 4:30 pm. Having a dock facing the residential neighborhood and having employees and fleet vehicles operate in the early morning hours on this site, does not seem appropriate. Even if a land use buffer and fencing is constructed, staff does not believe the USPS building fits into this budding neighborhood. Building Elevations/Floor Plan: The applicant has submitted conceptual building elevations and a floor plan for the proposed USPS building. The building is single story and has a warehouse look. The building has an overhead door facing west, and very little glazing area on the four sides. There is no "front" door facing Meridian Road, but there are man doors on the sides. The floor plan mainly depicts a work room where the mail sorting occurs at multiple stations. There is the platform where freight is offloaded, a bathroom, a mechanical room, and a storage room. There is one 8' x 15' office in the building. Staff does not believe that the proposed USPS building will fit in with the residential character of the area. Staff believes the proposed elevations and floor plan do not represent an office as stated in the narrative and on the concept plan but instead look and feel like and industrial use and are more appropriate in an area that is not on a highly visible intersection next to residences. NOTE: The applicant has recently submitted three additional sample elevations for the USPS building. These buildings are somewhat nicer that the ones submitted with the application, but they still look and feel industrial. They are fully enclosed with fencing, they have no public access, and there is not a home to be seen on the renderings/photos. Staff assumes these are in more commercial/industrial settings in the rest of the country; Meridian Idaho should be no different. Elevations or floor plans for the other two office buildings have not been submitted. Due to the land use, elevations proposed, and access proposed, staff does not believe that the conceptual site design is compatible with the approved land uses surrounding the property. Staff Recommendation: Staff is not supportive of the proposed mixed use community designation for this site and does not believe that the envisioned uses are appropriate because of the adjacent residential land use, the elevations shown, and the access/vehicle network planned for this area. Staff is recommending denial of the requested CPA application as it is not in the best interest of the City. Notes: RECEIVED Project: Eagle and Victory CPA and AZ AUG 14 2008 Location, size of property and existing zoning: The subject area is located north of thsouth of the Boise River, from Linder Road to approximately 1/4 mile west of Black Cat Road. The grope consists of 645 acres and is currently zoned RUT in Ada County. Adjacent Land Use and Zoning: 1. North: Rural residential/agricultural properties, zoned RUT (Ada County) 2. South: Rural residential/agricultural properties, zoned RUT (Ada County); Spurwing Subdivision, zoned R-8; approved Jayker Subdivision, zoned R-2, R-8, R-15, C-N, & C-C 3. West: Rural residential/agricultural properties, zoned RUT (Ada County) 4. East: Rural residential/agricultural properties, zoned RUT (Ada County) Applications: The applicant, The Rose Law Group, has applied to amend the Comprehensive Plan Future Land Use Map (CPA) by changing the land use designation on approximately 15.5 acres of land from Low Density Residential to Mixed Use — Community. Concurrently, the applicant is requesting Annexation and Zoning of 3.75 acres of land from RUT and RI (Ada County) to C-N (Neighborhood Business District) zoning district. Summary of Proposed Streets and/or Access: Access to this site is depicted on the concept plan via one full -access point to/from E. Victory Road and one right -in only driveway from S. Eagle Road. Cross access has not been provided for the adjacent parcel for future connectivity. Staff also has concerns with the separation of the full access driveway along Victory Road. Staff believes this access should be vacated once those parcels adjacent to site (west) redevelop in the future. Staff has received comments from ACHD supporting the applicant's proposed access points. It is important to note the Eagle/Victory intersection is not scheduled for improvements until 2011. Staff has concerns with the access points proposed for this site. The primary reason for concern is the applicant is only proposing to annex 3.75 acres located at the corner of the intersection. Because there are multiple properties, it is difficult for the City to regulate cross access of those properties not requesting annexation. Therefore each lot has the potential to develop independently with a more intense uses and access then what currently exists now. Concept Plan: The applicant has submitted a conceptual site plan showing how the site may develop with two drive through businesses totaling approximately 20,000 square feet. The concept plan depicts two commercial pads with 80 parking stalls. However, none of the associated landscaping is shown and future connectivity is not provided to the parcel to along the west side of the property. The comprehensive supports the pedestrian and vehicular connectivity for mixed use development. Furthermore, cross access shall be provided internally to the site and to the parcel west of the annexation boundary for future connectivity. If Council approves the applicants CPA and AZ request, pedestrian and vehicular connectivity should be provided to adjacent properties. Staff does not believe that two drive -through uses, that require CUP approval and have limited accessibility from adjacent neighborhoods is appropriate in this area. Staff does not believe the uses are necessary to serve this area. In addition, elevations were not submitted by the applicant illustrating the proposed buildings on the site. Without evaluating any buildings for the site, staff has a difficult time determining if the proposed development would be compatible with the residential in the area. Elevations: Building Elevations were not submitted with this application. History of Previous Actions: N/A Written comments: Staff did not receive written comments from the applicant. However, On August 7, 2008 two petition lists from surround residential neighborhoods (27 signatures) requesting denial of the project. Staff has received five additional written testimony letters for denial of the project on August 14, 2008. Staff Recommendation: Staff has provided a detailed analysis of the requested CPA and AZ applications below. Staff has determined that allowing a "Mixed Use — Community" future land use map designation and annexing the property to C-N would not be in the best interest of the City. Staff is recommending denial of the CPA and AZ applications per the Analysis in Section 10 and the Findings listed in Exhibit C of this staff report. However, Staff is recommending that this 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: Eagle and Victory CPA and AZ Location, size of property and existing zoning: Boise River, from Linder Road to approxima ly'/ mhle wet subject re Black located north The p Phyllis consists and south of the currently zoned RUT in Ada County. property s of 645 acres and is Adjacent Land Use and Zoning: 1- North: Rural residential/agricultural properties, zoned RUT (Ada County) 2, South: Rural residential/agricultural properties, zoned RUT (Ada County); Spurwing Subdivision zoned R-8; approved Jayker Subdivision, zoned R-2, R-8, R-15, C-N, & C-C I West: Rural residential/agricultural properties, zoned RUT (Ada County) 4. East: Rural residential/agricultural properties, zoned RUT (Ada County) Applications: The applicant, The Rose Law Group, has applied to amend the Comprehensive Plan F Map (CPA) by changing the land use designation on approximately 15.5 acres of land from Low Density to Mixed Use - h, Future Land Use Community. Concurrently, the applicant is requesting Annexation and Zoning. of 33.75 acres of lndal from RUT and RI (Ada County) to C-N (Neighborhood Business District) zoning district. Summary of Proposed Streets and/or Access: Access to this site is depicted on the concept plan via o to/from E. Victory Road and one right -in only driveway from S. Eagle Road. Cross access has not the adjacent parcel for future connectivity. Staff also has concerns with the separation of p one full -access point Victory Road. Staff believes this access should be vacated once those parcels adjacent been provided for future. Staff has received comments from ACHD supporting the applicant's the full access driveway along J to site (west) redevelop in the It is important to note the Eagle/Victory intersection is not scheduled for improvements until access oints. with the access points proposed for this site. The primary reason for concern is the applicant is onl 3.75 acres located at the corner of the intersection. Because there are multi le 2011. Staff has concerns regulate cross access of those properties not requesting annexation. Therefore each lot has the Y proposing to annex independently with a more intense uses and access then what currentlyexis p properties, it is difficult for the City p potential to develop is now. Concept Plan: The applicant has submitted a conceptual site plan showing how the site may d through businesses totaling approximately 20,000 square feet. The concept plan depicts two parking stalls. However, none of the associated landscaping is shown and future co Y develop with two drive to the parcel to along the west side of the roe p commercial pads with 80 property. rty. The comprehensive supports the pedestrian and vehicular ity is not connectivvity for mixed use development. Furthermore, cross access shall be provided internally to the site a annexation boundary for future connectivity. If Council approves the applicants CPA and AZ request, vehicular connectivity should be provided to adjacent properties. Staff does not nd to the parcel west of the that require CUP approval and have limited accessibility from adjacent neighborhoods ' iv pedestrian and does not believe the uses are necessary to serve this area. In addition believe that two drive -through uses, illustrating the proposed buildings on the site. Without evaluating any buildings for is appropriate in this area. Staff determining if the proposed development would be compatible ' elevations were not submitted by the applicant g the site, staff has a difficult time Elevations: Building Elevations were not submitted with this a with the residential in the area. History of Previous Actions: N/A application. Written comments: Staff did not receive written comments from the applicant. However, lists from surround residential neighborhoods (27 signatures) requesting denial of the Staff Recommendation: Staff has provided a detailed' On August 7, 2008 two petition project. Staff has determined that allowinga « analysis of the requested CPA and AZ a Mixed Use — Community" future land use ma designation applications below. property to C-N would not be in the best interest of the City- applications per the Analysis in Section 10 and the Findings listed in Exhibit p gal of and annexing the ty. Staff is recommending denial of the CPA and AZ Staff is recommending that this application be continued to the hearing date recommendations on all the CPA a C of this staff report. However, applications can occur at one time. g to of August 14, 2008, in hopes that Notes: