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HomeMy WebLinkAboutPZ - Staff Report Page 1 HEARING DATE: September 7, 2023 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 SUBJECT: Eagle Road Extended Stay Hotel – CUP H-2023-0040 LOCATION: 2700 N. Eagle Rd., in the NW 1/4 of Section 4, T.3N., R.1E. (Parcel #S1104233650) I. PROJECT DESCRIPTION A Conditional Use Permit (CUP) is requested for a 4-story extended stay hotel with 124 rooms on 2.77-acres of land in the C-G zoning district. II. SUMMARY OF REPORT A. Project Summary STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Description Details Acreage 2.77 acres Future Land Use Designation Mixed Use – Regional (MU-R) Existing Land Use Vacant/undeveloped land Proposed Land Use(s) Hotel Current Zoning C-G (General Retail & Service Commercial) Proposed Zoning NA Neighborhood meeting date 6/1/23 History (previous approvals) H-2022-0046 (PP, MDA Inst. #2023-033831); FP-2023-0002; H-2023-0030 (MDA) Page 2 B. Project Maps III. APPLICANT INFORMATION A. Applicant: Lacey Clark, KM Engineering – 5725 N. Discovery Way, Boise, ID 83713 B. Owner: GFI – Meridian Investments, LLC – 74 East 500 South, Ste. 200, Bountiful, UT 84010-6251 Future Land Use Map Aerial Map Zoning Map Planned Development Map Page 3 C. Representative: Same as Applicant IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Newspaper notification published in newspaper 8/16/2023 Radius notification mailed to property owners within 300 feet 8/11/2023 Public hearing notice sign posted on site 8/17/2023 Nextdoor posting 8/11/2023 V. COMPREHENSIVE PLAN ANALYSIS FUTURE LAND USE: This property is designated Mixed Use – Regional (MU-R) on the Future Land Use Map included in the Comprehensive Plan. The purpose of the MU-R designation is to provide a mix of employment, retail, and residential dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have supporting retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The standards for the MU-R designation provide an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the development. The developments are encouraged to be designed consistent with the conceptual MU-R plan depicted in Figure 3D in the Comprehensive Plan. PROPOSED USE: This property is proposed to develop with a 124-room extended stay hotel. TRANSPORTATION: The Master Street Map (MSM) does not depict any collector streets across this property. Goals, Objectives, & Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property (staff analysis in italics): • “Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services.” (3.03.03F) City water and sewer service is available and can be extended by the developer with development in accord with UDC 11-3A-21. • “Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices.” (3.07.01A) A dense landscape buffer is required between the subject property and the abutting multi-family development to the east. Page 4 • “Encourage compatible uses and site design to minimize conflicts and maximize use of land.” (3.07.00) The proposed hotel use should be generally compatible with the future multi-family residential apartments to the east, which should minimize conflicts between uses and maximize use of land. • “Support infill development that does not negatively impact the abutting, existing development. Infill projects in downtown should develop at higher densities, irrespective of existing development.” (2.02.02C) Development of the subject property with a hotel shouldn’t negatively impact the abutting future multi-family development to the east or the existing commercial uses to the north and south or the multi-family development to the south. (This development is not downtown.) • “Provide pathways, crosswalks, traffic signals and other improvements that encourage safe, physical activity for pedestrians and bicyclists.” (5.01.01B) A pathway is required to be constructed along the west boundary of this site for pedestrian safety through the commercial development. • “Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities.” (3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks are required to be provided with development of this site. • “Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe.” (2.02.02) Development of this infill site will contribute to maximizing public services. VI. STAFF ANALYSIS A Conditional Use Permit (CUP) is proposed for a 4-story extended stay hotel with 124 rooms on 2.77-acres of land in the C-G zoning district as required by UDC Table 11-2B-2 and 11-4-3-23B because the hotel site adjoins a residential district and existing residences (i.e. apartments) to the south. A multi-family development is currently in the development process directly to the east as well in the C-G zoning district. Future development of the subject property is governed by a development agreement (DA) #2023-033831), which was recently amended but has not yet been recorded (H-2023-0030). The proposed development plan for a hotel is generally consistent with the Option #2 conceptual plan in the DA. The DA allows one building permit to be issued prior to subdivision of the property; subsequent building permit applications are not allowed to be submitted until after the property is subdivided, although Certificate of Zoning Compliance and Design Review applications may be submitted and approved prior to recordation of the plat. This property was included in the final plat (FP-2023-0002) for Sessions Parkway Subdivision as Lots 3-5, Block 1, which was recently approved by City Council but has not yet been recorded. The proposed site plan depicts the hotel building spanning across property lines; therefore, if the hotel use goes forward, a final plat modification application will be required prior to recordation of the plat to reduce and reconfigure the lots; or, a property boundary adjustment application will be required to consolidate Lots 3-5 if the plat is recorded before development of the hotel. The property is required to be subdivided prior to issuance of Certificate of Occupancy; or the entire frontage improvements along N. Eagle Rd./SH-55 will need to be constructed with development of this site. Page 5 The hotel shall operate in accord with the definition for such in UDC 11-1A-1, as defined by I.C. 67- 4711, which allows the sale/rent of a place to sleep to an individual for a period of less than 31 continuous days. Dimensional Standards: Future development is required to comply with the dimensional standards of the C-G zoning district listed in UDC Table 11-2B-3, except for the landscape buffer to residential uses, which was reduced from 25- to a minimum of 5-feet by City Council with the recent development agreement modification application (H-2023-0030). Specific Use Standards: Per UDC Table 11-2B-2, hotels are required to comply with the specific use standards listed in UDC 11-4-3-23. Per these standards, a CUP is required for any hotel that adjoins a residential district or an existing residence. Accessory uses, including but not limited to, restaurants, retail, drinking establishments and personal services may be allowed if such uses are completely within the hotel structure; a drinking establishment, which is not proposed, requires separate approval. Access: A curb cut exists at the northern boundary of the site for access via Eagle Rd./SH-55 through the commercial property via an existing reciprocal vehicular & pedestrian ingress-egress easement (Inst. #2016- 003980). Access driveways for connectivity between uses and for access via N. Records Ave. are proposed to the multi-family development to the east, currently in the development process. An access driveway to the south is also planned for connectivity between uses. A right-in/right-out access driveway via N. Eagle Rd./SH-55 was previously approved by City Council on the adjacent property to the south for access to this development contingent upon approval from the Idaho Transportation Department (ITD). Reciprocal cross- access easements are required to be granted to the properties to the south and east and recorded prior to City Engineer signature on the final plat (FP-2023-0002). Parking: Off-street parking is required to be provided in accord with the standards listed in UDC 11-3C-6B, which require a minimum of one (1) space to be provided for every 500 square feet (s.f.) of gross floor area. Based on 51,200 s.f.,a minimum of 102 vehicle parking spaces are required that comply with the dimensional standards listed in UDC Table 11-3C-5. A total of 139 spaces are proposed, exceeding the minimum standard by 37 spaces. A minimum of one (1) bicycle parking space is required to be provided for every 25 proposed vehicle parking spaces or portion thereof per UDC 11-3C-6G. Based on 139 proposed vehicle spaces, a bicycle rack(s) capable of holding a minimum of five (5) bicycles is required to be provided that complies with the design standards listed in UDC 11-3C-5C. Four (4) bicycle racks are depicted on the site plan, one at each entrance to the building, which should accommodate the required spaces; calculations demonstrating compliance with the minimum standards should be included on the site plan. All off-street parking areas are required to be provided with a substantial wheel restraints to prevent cars from overhanging beyond the designated parking stall dimensions as set forth in UDC 11-3C- 5B.3. When a bumper overhangs onto a sidewalk or landscape area, the parking stall dimensions may be reduced 2-feet in length if 2-feet is added to the width of the sidewalk or landscaped area (to total a minimum of 7-feet) planted in groundcover; the plans should be revised accordingly. Walkways: A 4-foot wide pedestrian walkway is proposed within the perimeter buffer along the western boundary of the site and crosswalks are distinguished from the vehicular driving surface through the use of scored concrete as required. Two (2) additional crosswalks should be included across the east/west driveway at the northern end of the site where walkways are proposed to stub from the hotel; crosswalks should also be included across internal driveways to the south and west if pedestrian facilities are planned on the opposite site of these driveways. The DA requires a decorative cross-walk to be constructed across the drive aisle of the multi-family portion of the development (SWC of the Village Apartments) to enhance pedestrian connectivity with development of this site. Page 6 Landscaping: Parking lot landscaping is required to be provided on the site in accord with the standards listed in UDC 11-3B-8C. The proposed landscaping within the parking lot appears to comply with these standards. The buffer to residential uses to the east is required to be comprised of, but not limited to, a mix of evergreen and deciduous trees, shrubs, lawn or other vegetative groundcover that result in a barrier that allows trees to touch within five (5) years of planting per UDC 11-3B-9C. There are existing trees in the eastern portion of the buffer on the residential property to the east; evergreen trees should be included in the buffer on this site in addition to the deciduous trees to achieve the mix of materials and barrier desired. Design: Building elevations of the proposed structure are included in Section VIII.C below. Building materials primarily consist of EIFS wall panels in two (2) different colors with a third accent color; architectural metal siding in two (2) different colors as an accent material; and prefinished metal flashing/grilles/louvers. The final design of the structure is required to comply with the design standards listed in the Architectural Standards Manual and will be reviewed for compliance with these standards with the subsequent Design Review application. A Certificate of Zoning Compliance and Design Review application is required to be submitted for approval of the proposed use, site design, landscaping and building design prior to submittal of a building permit application to ensure compliance with UDC standards, previous conditions of approval, development agreement provisions, and the conditions contained herein. VII. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit (CUP) with the condition listed in Section IX in accord with the Findings in Section X. Page 7 VIII. EXHIBITS A. Site Plan (dated: 8/23/23) Page 8 B. Landscape Plan (dated: 8/29/23) Page 9 C. Building Elevations Page 10 Page 11 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. Comply with the previous conditions of approval in effect for this site, as applicable [H-2022-0046 (PP, MDA Inst. #2023-033831); FP-2023-0002; and H-2023-0030 (MDA)]. 2. A final plat modification application shall be submitted prior to recordation of the plat to reduce the number and configuration of the building lots so that the hotel is on one lot intead of three lots and doesn’t span across property lines; or, if the plat is recorded prior to development of the hotel, a property boundary adjustment application shall be submitted to consolidate Lots 3-5, Block 1 of Sessions Parkway Subdivision. 3. The property shall be subdivided prior to issuance of Certificate of Occupancy; or, the entire frontage improvements along N. Eagle Rd./SH-55 shall be constructed with development of this site. 4. The site plan and/or landscape plan shall be revised as follows: a. Include calculations for bicycle parking that demonstrate compliance with the minimum standards listed in UDC 11-3C-6G and include a detail of the proposed bicycle racks that demonstrate compliance with the design standards listed in UDC 11-3C-5C. b. Either depict wheel restraints in parking spaces to prevent cars from overhanging beyond the designated parking stall dimensions onto sidewalks or perimeter planter areas; or, add 2-feet to the width of the sidewalk or landscaped area planted in groundcover to allow for vehicle overhang – parking stall dimensions may be reduced 2-feet in length as set forth in UDC 11-3C- 5B.3 c. Depict two (2) additional scored concrete crosswalks across the east/west driveway at the northern end of the site where walkways are proposed to stub from the hotel; and across internal driveways to the south and west if pedestrian facilities are planned on the opposite side of these driveways. d. Depict a decorative cross-walk across the drive aisle of the multi-family portion of the development (SWC of the Village Apartments) to the east to enhance pedestrian connectivity as required by the development agreement. e. Include the number of required vs. provided bicycle parking spaces in the Project Summary on the site plan [a minimum of five (5) spaces are required based on 139 vehicle parking spaces]. Include a detail of the bicycle rack(s) that complies with the design standards listed in UDC 11- 3C-5C. f. Include evergreen trees in the buffer to residential uses along the eastern boundary of the site to achieve the mix of materials and barrier desired in UDC 11-3B-9C. 5. Future development is required to comply with the dimensional standards of the C -G zoning district listed in UDC Table 11-2B-3, except for the landscape buffer to residential uses, which was reduced from 25- to a minimum of 5-feet by City Council with the recent development agreement modification application (H-2023-0030). 6. The hotel shall operate in accord with the definition for such in UDC 11-1A-1, as defined by I.C. 67- 4711, which allows the sale/rent of a place to sleep to an individual for a period of less than 31 continuous days. 7. The design of the structure shall comply with the design standards listed in the Architectural Standards Manual. 5. A Certificate of Zoning Compliance and Design Review application is required to be submitted for Page 12 approval of the proposed use, site design, landscaping and building design prior to submittal of a building permit application to ensure compliance with UDC standards, design standards in the Architectural Standards Manual, and the conditions contained herein. 6. The conditional use permit is valid for a maximum period of two (2) years unless otherwise approved by the City. During this time, the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F. B. PUBLIC WORKS https://weblink.meridiancity.org/WebLink/DocView.aspx?id=304023&dbid=0&repo=MeridianCity C. ADA COUNTY HIGHWAY DISTRICT (ACHD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=304026&dbid=0&repo=MeridianCity&cr =1 D. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=304105&dbid=0&repo=MeridianCity E. IDAHO TRANSPORTATION DEPARTMENT (ITD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=304434&dbid=0&repo=MeridianCity X. FINDINGS A. Conditional Use Permit (UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the C-G zoning district with the exception of the reduced buffer to residential uses to the east approved by City Council with H-2023-0030. 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed use will be harmonious with the Comprehensive Plan and is consistent with the requirements on the UDC. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds the design, construction, operation and maintenance of the proposed hotel use should be compatible with other uses in the area and with the existing character of the general vicinity and that such use should not adversely change the character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds the proposed use should not adversely affect other properties in the vicinity. Page 13 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff finds that essential public services are currently serving this property except for water and sewer, which will be extended with future development. Police and Fire currently provide services to this property. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Staff finds the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Staff finds the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by the reasons listed. 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff finds the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. 9. Additional findings for the alteration or extension of a nonconforming use: a. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and This findings is not applicable. b. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This findings is not applicable.