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Home My WebLink AboutCC - Staff Report for 2-13 STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING February 13,2023 Legend LO DATE: lei Laca�an L- TO: Mayor&City Council 9 'QR. FROM: Sonya Allen,Associate Planner RUT• L -- �� 208-884-5533 WL; SUBJECT: H-2023-0074Linder Condos—MDA R1 _ LOCATION: 300 N. Linder Rd. in the SW 1/4 of Section 12,T.3N.,R.1 W. I•L Vw�FRAHIJf�f= _ R1 -H I. PROJECT DESCRIPTION The Applicant proposes a modification to the development agreement required with H-2022-0091,Linder Storage Condos,to allow warehouse and flex space uses along with the previously approved self-service storage facility; and update the conceptual development plan and building elevations. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 0.98-acre Future Land Use Designation General Industrial Existing Land Use Rural residential property Proposed Land Use(s) Self-service storage facility or warehouse or flex space Current Zoning RI in Ada County Proposed Zoning Tentatively approved with I-L(Light Industrial)zoning(with approval of the development agreement and annexation ordinance H-2022-0091) Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date 1/11/24 History(previous approvals) Lot 4,Heppers Acre Subdivision;H-2022-0091 (AZ,VAC) Pagel III. APPLICANT INFORMATION A. Applicant: Jeremy Putman, The Architect's Office—499 Main Street,Boise, ID 83702 B. Owner: Greg Herman—300 N. Linder Rd.,Meridian, ID 83642 C. Representative: Same as Applicant IV. NOTICING City Council Posting Date Newspaper notification published in newspaper 1/28/2024 Radius notification mailed to property owners within 300 feet 1/26/2024 Public hearing notice sign posted 1/13/2024 on site Nextdoor posting 1/29/2024 V. STAFF ANALYSIS The Applicant proposes to modify the development agreement(H-2022-0091)to allow warehouse and flex space uses in addition to the previously approved self-service storage facility use; and update the conceptual development plan and building elevations for the site. The Applicant's narrative states the target market for these spaces will be for contractors,mostly for storage,with the potential for each space to have a small office and restroom.Note: The development agreement associated with H-2022-0091 has not yet been signed and recorded. Proposed Use: The proposed modification will allow for more variety in the uses allowed on the site as can be accommodated with the proposed development plan. Per UDC Table 11-2C-2,warehouse and flex space uses are listed as principal permitted uses in the I-L district. The proposed uses are subject to the specific use standards listed in the UDC, as follows: • 11-4-3-42 Warehouse: A. Accessory uses allowed. Office not to exceed twenty-five(25)percent and retail sales not to exceed ten(10)percent of the total enclosed area of the use. B. Outside activity areas shall be located a minimum of three hundred(300)feet from any property line adjoining a residence or a residential district. • 11-4-3-18 Flex Space: A. Office and/or retail showroom areas shall comprise a minimum of thirty(20)percent of the structure and/or tenant space. B. Light industry and warehousing shall not comprise more than seventy(70)percent of the tenant space. C. In the C-C, C-G and M-E districts,roll-up doors shall not be visible from a public street. Page 2 D. Except in the I-L and I-H districts,loading docks are prohibited. E. Retail use shall not exceed twenty-five (25)percent of leasable area in any tenant space. Site Plan: Originally, eight(8)tenant spaces were proposed in two(2)buildings;now seven(7) tenant spaces are proposed in two(2)buildings totalling 15,643 s.f., including mezzanines. The west building had to be reduced in size to accommodate the cross-access easement/driveway required to the adjacent properties to the north and south. Access: Access is proposed via N. Linder Rd., an arterial street.The location of the cross-access driveway to the south has changed from the middle of the site between the buildings to the west side of the front building along Linder Rd.; a cross-access driveway is proposed to the north in alignment with the driveway to the south in accord with UDC 11-3A-3A.2.A Fire Dept.turnaround is proposed between the two structures as depicted on the site plan. Parking: In the I-L zoning district, a minimum of one(1)off-street vehicle parking space is required for every 2,000 s.f. of gross floor area per UDC 11-3C-6B.2, except for self-service storage facilities,which only require parking for the associated office space(if provided)and not for the storage facility. Because a variety of uses are proposed,the more restrictive parking standard should apply to the overall development. Based on the square footage of the structures(i.e. 15,643 s.f.), a minimum of seven(7)parking spaces are required; 13 spaces are provided, exceeding the minimum standard by six(6) spaces,which should be sufficient for any of the uses proposed. The extra spaces should accommodate parking for the flex space use (if developed),which would likely create a need for more parking for customers and employees of the retail/office component of the use. A minimum of one(1)bicycle parking space is required for every 25 proposed vehicle parking spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to meet the location and design standards listed in 11-3C-5C. A bicycle rack is depicted on the site plan. Development Agreement(DA): The existing DA provisions are included in Section VII.A below; the Applicant's proposed changes are noted in strike-out/underline format. The Applicant requests DA provision #5.1h,which limits the hours of operation for storage facilities from 6:00 am to 11:00 pm as set forth in UDC 11-4-3-34E, is revised to include warehouse&flex space. However,because the proposed uses aren't subject to the same limitations on the hours of operation as storage facilities, Staff does not recommend a change to this provision. The existing and proposed conceptual development plans and building elevations are also included below in Section VII.B. Other than the reduction in the size of the west building,the proposed development plan and elevations are generally consistent with the previously approved plans and conditions of approval. Therefore, Staff is supportive of the proposed changes and inclusion of the additional uses proposed to allow more flexibility for the use of the site. VI. DECISION A. Staff: Staff recommends approval of the proposed Development Agreement modification as requested by the Applicant. Page 3 VII. EXHIBITS A. Existing Development Agreement Provisions—Proposed Changes Shown in Strike-out/Underline format 4. USES PERMITTED BY THIS AGREEMENT: This Agreement shall vest the right to develop the Property in accordance with the terms and conditions of this Agreement. 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under the UDC. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1.Owner/Developer shall develop the Property in accordance with the following special conditions: a. Future development of this site shall be generally consistent with the conceptual development plans included in Section VIII of the Staff Report attached to the Findings of Fact and Conclusions of Law attached hereto as Exhibit`B,"Unified Development Code Standards, design standards in the Architectural Standards Manual, and the provisions contained herein. b. Comply with the specific use standards for warehouse facilities(UDC 11-4-3-42),self-service storage facilities,; iUDC 11-4-3-34,, flex space facilities(UDC 11-4-3-18) and the standards for self- service uses in UDC 11-3A-16, as applicable. c. The existing driveway via N. Linder Rd. Shall be closed and a new driveway constructed in alignment with the driveway on the west side of N. Linder Rd.,unless otherwise approved by the City and ACHD. d. A driveway stub shall be constructed to the northern property line and a cross-access/ingress-egress easement granted to the property to the north(Parcel#R3579000015)in accord with UDC 11-3A-3A.2. A copy of the recorded easement should be submitted to the Planning Division with the Certificate of Zoning Compliance application for the proposed use. e. A driveway stub shall be constructed to the southern property line and a cross-access/ingress-egress easement granted to the property to the south(Parcel#R3579000025)in accord with UDC 11-3A-3A.2. A copy of the recorded easement should be submitted to the Planning Division with the Certificate of Zoning Compliance application for the proposed use. f. A 5-foot-wide buffer shall be provided to the residential land use to the north(Parcel#R3579000015), landscaped per the standards listed in UDC 11-3B-9C, as approved by City Council with consent from the property owner to the north.Note: The City Council approved a reduced buffer width from 25 feet to 5 feet. g. Mitigation is required for existing trees on this site that are removed as set forth in UDC 11-313-10C.5. h. T4+L-sStorage facility hours of public operation, if developed on the site, shall be limited to 6:00 a.m. to 11:00 p.m. as set forth in UDC 11-4-3-34E as long as the property abuts a residential district. i. Future structure(s)on the site shall comply with the non-residential design standards in the Architectural Standards Manual for commercial districts(i.e., CD). j. The existing irrigation ditch on the eastern portion of the site shall be piped or otherwise covered as set forth in UDC 11-3A-6. k. A flood plain development permit with base flood elevations and flood protection elevations shall be required with a future development application. Page 4 B. Existing Conceptual Development Plan&Building Elevations C VICINITY MAP Wstudio co FRANKLIN RD Z REDUCED LS BUFFER APPROVED ; O w�BY ADJACENT PROPERTY OWNER s U c 4 EXISTING RESIDENCE(R-1) 4@23'= 92'-0" LLI m o 14 Q Tom" 0 EXISTING VINYL FENCE O co EXISTING w 4 PROPOSED LIGHT HEPPEWSACRE FIRE TRUCK IRRIGATION DITCH n` INDUSTRIAL -L SUBDIVISION URNARDUND LLI {� v EXISTING LIGHT mo INDUSTRIAL(I-L) o- 25'-0 W� LS BUFFER � J o w Q NEW STORAGE CONDOS! NEV STO GE CON S CREAMLINE PARK Z 0 � SUBDIVISION -' (4)-30'x 6f)' (4) 36'X 6D' 226061BLOCK 1 n I � 35'-0• 3p,_�., 30,_p» 30'-0_ ion' t. EXISTING NON-DEDICATED EXISTING 35'-0" 125'-0" EASEMENT TO B E VACATED V I NYL FENCE _3. 11 T-0" SETBACK ,� EXISTING COMMUNITY BUSINESS IC-C) RECORD OF SURVEY No-aeuo 5 PRELIMINARY (;`�PPELINMARY SRE P VJI SITE PLAN Al00 Page 5 Y Q Q Q EVstudio § nexwam�w�e s a � O O e� w — ®�o O 0 0LLL �n J z� 22EO61 E%TERIOR K _ �B 9111LGING IS A201 QQ EVstudio 0 - . o O U Q Q Q Y Q C) a - - -,�� ° - � LLI ❑ �Q z zEE J z� z M� c r iI Li IiL BUILDING2 A202 Page 6 EVsfudio D-,CO E�CO i�xm�e�rim�a mn c—w.t RILE FALLER I�Iemtle@c�tlo,a� meaee.2aas rmle _ U w 0 SIDE PERSPECTWE VIEW w O /I--- V) 1e1 co co y* w 22BO61 A PERSPECTIVE VIE',^rS j FRCIHT PERSPECTIVE VIEW /*�fj 2 0 ^ �/�) � Page 7 C. Proposed Conceptual Development Plan,Floor Plans&Building Elevations(dated: 2/6/24) - TAOP __ I I --- ------------ P it --' THE ARCHITECTS OFFICE � �� I --eLDGA- -----J �� —eLDGB_�^ b� I I I — LU W I I CINDER CONDOS I I I I Enaeuexr'cceae Fort Frtorvmmixesa�m pie moo, 3WN LINDER RU MERIDIAN,ID 83687 SIT61 LAN-NEW Project status NOT FOR— CONSTRUCTION lIP A1 .0 `;ITE PL-,N Page 8 QQ 4 Q TA- I F-I _��` - ,.r +urpRCNI1ECTS�7hH4t o a LIMDER CONDOS L "A FLOOR PLAN O — O O O MOT T- I I I I wF+smuclox A F I F 6 MEIIANINE A PLUI . omR A2.0 sRmi1[nsarraE- FI F F 7 �- _ LINDER CM06 1-1 F� T117 4V e.e M az.1 Page 9 4 4 Q 4 4 Q TArJ T4 I ARCH REMO FF I C I = ,O 0 0- o o LINDER CONDOS BIDG A WBT ELE4AlICN ELOO A SO-ELEYATON NOTu A5.0 ==1 Q Q 4 4 4 Q Q TAO IHEALCNDECADFFICE CINDER CONDOS aeiovw.icaw�- -` �ascea 3:.`�.. 4 „ co umucnox A5.1 Page 10