HomeMy WebLinkAboutPZ - Narrative _", I�;
SAWTOOTH
DEVfLOPMtENT CROUP
August 27, 2024
City of Meridian
Planning Division
33 E. Broadway Ave.
Suite 102
Meridian, Idaho 83642
Dear Planning Staff, Planning & Zoning Commissioners, Mayor and Council Members:
AT Industrial and Sawtooth Development(the "Developer") is pleased to have acquired the final
inholding located within the Meridian Commerce Park(the "Center"), a modern industrial
business complex located north of I-84 and west of Black Cat Road. The property proposed for
annexation includes one parcel located in the south-east corner of the Center, 935 S. Black Cat
Road, Meridian (parcel number S 1216417241) (the "Property"). The Center was initially
approved by the Meridian City Council on September 6, 2022, and a development agreement
was recorded against the Center property in the land records of Ada County on September 28,
2022 as document number 2022-082504 (the "Center DA"). The Center DA guides the
development of the Center. Subsequent to this annexation, the Developer commenced
construction on two light industrial buildings at the Center, with a third starting in August of this
year.
Introduction
Applications for this project include a request for annexation and initial zoning with a
" development agreement modification of the
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Center DA to include the Property.
Concurrently with these applications,
centerrroperry Developer is pursuing a lot line adjustment
between the original Center property and the
Property, which will allow construction of a
light industrial building on a newly created
development site (the "Development Site")
within the Center.
The Property is approximately 3.10 acres, is
zoned RUT rural-urban transition in the
Deve,opinent Site County, is adjacent to the City of Meridian
COW') city limits on three sides, and is
_ within the City Area of Impact. In accord
_- - with the Ten Mile Interchange Special Area
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Plan ("TMISAP"), Meridian's Future Land Use Map ("FLUM"), and the surrounding
development, the Developer requests the Property be annexed into the City, be zoned I-L, and the
Center DA be amended only for the purpose of adding the Property.As part of the larger Center,
the terms and conditions of the Center DA are appropriate for the Property.I
A multi-tenant light industrial building is proposed on the Development Site (the "Project").A
conceptual site plan and elevations are attached, along with a building height exhibit.
Annexation and Zoning
As discussed below, the Development Site meets all of the criteria that the City evaluates in
determining whether to grant a requested annexation and zoning application: 1) the zoning
complies with the applicable provisions of the comprehensive plan; 2)the zoning complies with
the regulations outlined for the proposed district, specifically the purpose statement; 3) the
zoning is not materially detrimental the public health, safety, and welfare; and 4)the zoning does
not result in an adverse impact upon the delivery of services by any political subdivision
providing public services within the City including, but not limited to, school districts.
1. Future Land Use Map and Comprehensive Plan
Both the FLUM and TMISAP support I-L zoning for Property. It is designated Mixed
Employment within the TMISAP. Within the Mixed Employment land use designation, the City's
industrial zones (I-L and I-H) are appropriate. The Property is surrounded by the Center on three
sides.
As shown on the maps below, surrounding property uses and zoning supports I-L zoning here:
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Fi r,,;v L L,-e_112P Zoning
' The Property was originally included within the initial annexation and zoning applications for the Center,and as
such,the ACHD accepted TIS anticipates this additional Project and square footage. Shortly before approval,the
original property owner chose to withdraw the property from the pending applications.
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• Property to the north is designated as Mixed Employment and Low Density Employment
on the TMISAP and is zoned I-L in the City.
• Property to the west is designated as Mixed Employment on the TMISAP and is zone I-L
in the City.
• To the south is property zoned I-L and includes Interstate 84.
• To the east across Black Cat Road is designated Mixed Employment on the TMISAP and
recently zoned Mixed Employment in the City.
Compliance with TMISAP Goals
City Council previously found that the Center met the goals of the TMISAP. The inclusion of the
Property within the Center's boundaries is a continuation of that approval and allows the
Property to be developed in accord with the larger industrial business complex. The
Development Site attains the vision and goals of the Ten Mile Interchange Specific Area Plan
(TMISAP). The Property is designated Mixed Employment on the FLUM. The I-L zoning
designation is supported by the TMISAP's zoning compatibility matrix (2-7) and by the
Comprehensive Plan (3-10). In areas designated as Mixed Employment, the TMISAP (3-11)
provides that buildings will range in height from 1-4 stories and have total floor areas of 10,000-
1,000, 000 square feet. The Project falls within these recommendations. The Project proposes
one 74,365 square foot building, which is divisible into 4 separate spaces.
The land use element of the TMISAP is designed, in part, to "provide for industrial opportunity
in consideration of future improvements to Highway 16" and to "capture the full economic
advantage of the Ten Mile interchange to enhance the long-term fiscal health of the City of
Meridian and the Treasure Valley." TMISAP,p.3-3. The Property is ideally situated at the south-
west corner of the intersection of Black Cat Road and Grand Mogul Drive, the new collector
road traversing the Center that will ultimately connect to McDermott Road and Highway 16, and
which will provide easy freight access to the Project.
The TMISAP explains that Mixed Employment areas should provide a variety of flexible sites
for small, local or start-up businesses as well as sites for large national or regional enterprises.
TMISAP,p. 3-11. This is exactly what is being proposing on this site—a modern light industrial
building that can easily be demised to suit one or several tenants.
The Project meets the TMISAP design element goals.As shown on the next page, the recently
constructed buildings within the Center are very similar to those industrial examples included
within the TMISAP. The proposed building on the Development Site will be similar to that
depicted below.
The building includes a Base, Body and Top (3-50), and appears to be 2 stories in height
(consistent with the 1-4 stories called for in the TMISAP, 3-15). Landscaping elements enhance
the appearance of the Base. The Body includes windows, articulated facades, and architectural
detailing and the Top is enhanced with a parapet.As required by the TMISAP, service entries and
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loading docks are located on secondary and tertiary streets and screened from public view.'
TMISAP 1-3. The Developer proposes 0%parking along the Black Cat frontage.
In accord with the TMISAP and the Center DA, the Developer proposes that 23.6% of the linear
frontage on Black Cat be glazed(130 linear feet on 550 linear foot building). The Project
provides enhanced glazing at the intersection of Black Cat and Grand Mogul to "hold the
corners" as prescribed by the TMISAP. Similar to the building currently under construction,
below, the corner is accentuated through the use of additional windows and awnings at the corner
and main entrance. The Black Cat frontage will also be landscaped similarly to previously
approved landscaping for the Center and in accord with the TMISAP and City code.
> 7 7poll
1 1
son NOME
Ilii
As shown below in blue, because Black Cat road ramps up and over the interstate, approximately
2/3 of the building frontage is obscured or partially obscured from Black Cat as the road rises
over the interstate, which reduces the appearance of the mass of the building from Black Cat.
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2 Two service doors are located on Black Cat to meet fire code requirements and for electrical equipment.
4
The finished floor elevation of the proposed building will be approximately 24 feet below I-84
and Black Cat. Furthermore, Black Cat continues to climb above that further reducing the visual
scale of the building.
40'-0"
T.D.W.
(2604')
2588'
NU Black Cat &
1-84 Elevation
The building will be sited at the corner of Black
Cat and the new Grand Mogul collector road and
furthers the transportation element of the
TMISAP. Annexation of the Property allows for
2564, partial road improvements to be constructed on this
portion of Black Cat. The Project includes a 5-ft
MLJ FIN.FLR. i____________ detached concrete sidewalk along the project
frontage in accordance with ACHD District Policy 7205.5.7. The final location and extent of the
sidewalk will be coordinated with ACHD. Due to the topography and width of the roadway as
Black Cat Rd approaches the Interstate I-84 overpass,ACHD has acknowledged that the
sidewalk cannot be constructed for the full length of the Project's Black Cat Rd street frontage.
We envision the sidewalk will terminate near the point where the overpass guardrail begins,
subject to ACHD's final input.
Compliance with Comprehensive Plan Goals
The requested I-L zone for the Property fulfills the City's planning goals and objectives outlined
in the TMISAP and the Comprehensive Plan, and allows for a cohesive development along Black
Cat and Grand Mogul consistent with the Center prior approvals. The Project also carries out the
City's Comprehensive Plan Goals as follows:
Section Comprehensive Plan Goal and Project Compliance
3.06.02D Plan for industrial areas with convenient access to state highways or the rail
corridor, where appropriate.
The development is conveniently located north oflnterstate 84 on Black Cat
Road. As the properties directly to the west develop, Grand Mogul will
connect the Project with McDermott and then Highway 16.It is also in close
proximity to the,future Highway 16/Interstate 84 interchange.
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2.08.02 Pursue economic development opportunities with technology, healthcare,
environmentally friendly manufacturing, light industrial, and professional
service industries.
The Project provides an in-demand light industrial use within the City,
which type of development currently has approximately a I percent vacancy
rate.
2.09.03B Promote Ten Mile, Downtown, and The Village as centers of activity and
growth.
The Project sits within the TMISAP and provides much needed industrial
space within the area to support future businesses and jobs in this area, and
to support the development of the region as a whole.
3.03.00 Direct and prioritize development in strategic areas and in accordance with
corridor andspecial area plans.
The Project exemplifies the vision and goals of the TMISAP by providing a
well-designed, interconnected building with convenient access to the
,federal and state highway systems in an in-fill location within the Center
3.07.01 A Require all new development to create a site design compatible with
surrounding uses through buffering, screening, transitional densities, and
other best site design practices.
Light-industrial is an appropriate use of this site.It is appropriately situated
along Interstate 84 with close, convenient access to Black Cat and future
access to Highway 16/McDermott Road. The Project includes a 25 foot
landscape buffer on its eastern boundary to screen the Development Site
from Black Cat Road and the building is set back roughly 60'to 80'feet
from Black Cat, providing an even greater buffer and transition from
potential future uses across Black Cat.
6.01.01 H Require pedestrian access connectors in all new development to link
subdivisions together and to promote neighborhood connectivity as part of
a community pathway system.
The Project includes a 5 ft detached concrete sidewalk along the project
frontage in accordance with ACHD District Policy 7205.5.7. The final
location and extent of the sidewalk will be coordinated with ACHD. Due to
the topography and width of the roadway as Black Cat Rd approaches the
Interstate I-84 overpass,ACHD has acknowledged that the sidewalk cannot
be constructed for the full length of the Project's Black Cat Rd street
frontage. We envision the sidewalk will terminate near the point where the
overpass guardrail begins, subject to ACHD's anal input.
2. Proposed District Regulations
The purpose of the Light Industrial District is to provide for convenient employment centers of
light manufacturing, research and development, and warehousing and distributing. In accord with
the Meridian Comprehensive Plan, the I-L district is intended to encourage the development of
industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are
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operating entirely, or almost entirely, within enclosed structures.Accessibility to transportation
systems is a requirement of this district. UDC§11-2C-1.
The Development Site provides an in demand light industrial building that complements the
Center and surrounding uses. The project is consistent with other recently approved projects in
the general area and the existing and planned development. The Project will not adversely
change the essential character of the area as planned and provides a highly sought-after industrial
business use along Interstate 84.
3. Not materially detrimental to the public health, safety and welfare.
The Project is not materially detrimental to the public health, safety and welfare. The Property is
well-suited for a light industrial building and will be surrounded by similar uses. The Project
provides in-demand space for a clean, light industrial use while supporting City services through
increased tax revenue.
4. Services
Municipal services, including sewer and water, are available to the Project. The project will not
adversely affect any local governmental services.
Development Agreement Modification
The Center DA includes conditions guiding the development of the Center. The Developer
requests the Center DA be amended to add the Property to the Center DA.
Conclusion
Thank you for your consideration of these annexation and zoning and development agreement
modification applications for the Project. The proposed development is consistent with the
proposed I-L zoning, the City's TMISAP, the Comprehensive Plan, and applicable criteria in City
Code. We are excited to bring this quality industrial business development to a great site in
Meridian.
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Summary report:
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