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HomeMy WebLinkAboutPZ - Staff Report for 10-17 COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--, DEPARTMENT REPORT HEARING 10/17/2024 Legend DATE: Project Location TO: Planning&Zoning Commission Area of impact ;E �= City Limits -- FROM: Nick Napoli, Associate Planner O Analysis ; 1 208-884-5533 I nnapoli@meridiancity.org A APPLICANT: Marcel Lopez SUBJECT: H-2024-0045 and H-2024-0046 = Touchmark Office Buildings A&B LOCATION: Located at 3512 E. Louise Drive and 3526 E. Louise Drive in the north'/4 of --- Section 16, T.3N.,R.IE. (R8509140100 and R8509140090) I. PROJECT OVERVIEW A. Summary The applicant requests a conditional use permit to construct and operate two office buildings (4,760 square feet and 4,534 square feet)on 1.2 acres in the L-O zoning,by Conger Group. B. Recommendation Staff: Approval with conditions. C. Decision Select: Pending. City of Meridian I Department Report 1. Project Overview IL COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Office - Existing/Proposed Zoning L-O V.A.2 Future Land Use Designation MU-C(Mixed Use Community) V.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 8/6/2024 Neighborhood Meeting 8/21/2024 Site posting date 10/4/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes - • Commission Action Required No - • Access Private Drive Aisle - ITD Comments Received No - Meridian Public Works Wastewater III.B • Distance to Mainline Available at site • Impacts or Concerns No Meridian Public Works Water III.13 • Distance to Mainline Available at site • Impacts or Concerns No Note: See section III. City/Agency Comments & Conditions for comments received or see the public record: (https://weblink.meridiancity.org/WebLink/Browse.aspx?id=362259&dbid=0&repo=MeridianQtX). City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code (UDC) A. General Overview This property is designated as Mixed-Use Community(MU-C)on the Future Land Use Map (FLUM). The proposed use for office buildings is consistent with prior approvals and the comprehensive plan for the MU-C designation. The subject sites are among several commercially zoned properties surrounding the corner of S. Touchmark Way and E. Franklin Road. The proposed office buildings align with the desired uses specified within the Mixed-Use Community designation. In conjunction with the existing office buildings,proposed future residential, and existing residential the proposed use satisfies the mix of uses desired in the MU-C designation. Table 4: Proiect Overview Description Details History AZ-05-022;PP-05-054;CUP-05-050 Acreage 1.2 acres B. History and Process The subject property was annexed in May 2001 (Ordinance No. 01.917)and approved a conditional use permit(CUP-05-050)for the applicant to develop the property into a mixed-use retirement community consisting of residential dwellings,medical offices, commercial/retail businesses, and a senior community center. The CUP requires all lots within the scope of the permit to receive detailed CUP approval prior to developing the property. C. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The proposed use of office buildings aligns well with the Mixed-Use Neighborhood(MU-C) future land use designation, which supports a blend of residential, commercial, and recreational uses. Office buildings are typically principally permitted in the L-O zoning, however, due to a provision in the CUP from 2005, all properties require a detailed CUP approval. By offering service options within proximity to both residential areas and existing commercial developments,this project contributes to the community's overall livability and sustainability. Specifically, it adheres to Policy 3.06.02B,which encourages and supports mixed-use areas that provide the benefits of living, shopping, dining, and working nearby, thereby reducing vehicle trips. To align with the current development, staff recommends that the applicant enhance landscaping between the buildings and along the eastern buffer. Goal 2.09.02E of the comprehensive plan emphasizes the importance of consistent landscaping standards for developments. Therefore, staff is advising that these improvements be included with the Certificate of Zoning Compliance and Design Review submission. 2. Dimensional Standards (UDC 11-2): Development of the site hall comply with the dimensional standards of the L-O zoning district in UDC Table 11-2B-3. Staff has reviewed the proposed plans and building elevations and they comply with the required standards. City of Meridian I Department Report III. Staff Analysis D. Design Standards Analysis 1. Landscaping (UDC 11-3B): i. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The proposed landscape plan shall be revised to include a tree in the planter island to the west of the trash enclosure on the northern property the minimum requirements. ii. Landscape buffers to adjoining uses Landscaping is required to meet the standards of UDC 11-313-9. The landscape plan meets the minimum requirements. iii. Storm integration Storm drainage is required to comply with the standards listed in UDC 11-3A-18. 2. Parking (UDC 11-3C): i. Nonresidential parking analysis A minimum of one(1) off street parking space is required per 500 square feet of gross floor area. Based on the buildings ranging between 4,534 and 4,760 square feet, 19 parking stalls are required between the two (2) sites.A total of 37 parking stalls are provided exceeding the required parking. ii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C.Bicycle parking is depicted on the plans submitted with this application that meet the requirements. 3. Building Elevations (Comp Plan,Architectural Standards Manual): Goal 2.09.03A of the Comprehensive Plan highlights establishing distinct, engaging identities within commercial and mixed-use enters through design standards to integrate commercial, multifamily, and parking areas with existing neighborhoods. In response,the developer has submitted conceptual building elevations for the proposed structure as shown in Section VII.C. Building materials consist of EIFS stucco, craft chop ledge panels, standing seam metal panels, steel canopies, and glazing. The proposed conceptual elevations are approved. The final design is required to comply with the Architectural Standards Manual for Commercial Design Guidelines. E. Transportation Analysis 1. Access (Comp Plan, UDC I1-3A-3, UDC 11-3H-4): Goal 6.01.0213 emphasizes reducing the number of access points onto arterial streets by utilizing strategies such as cross-access agreements, access management, and the creation of frontage and backage roads,while also improving connectivity between local and collector streets. The site plan features a single access point via a private drive aisle located on the western part of the site. This private drive aisle connects to S. Touchmark Way and E. Louise Drive(collector streets). Staff has concerns with the location of the trash enclosure,however,Republic Services has approved these locations. City of Meridian I Department Report III. Staff Analysis 2. Sidewalks (UDC 11-3A-17): The proposed plan includes a pedestrian walkway from the main sidewalk on the north side of the buildings connecting to the front of each building. Pedestrians do not need to cross driving surfaces to connect with these building so delineation from the drive aisle is not required. The site/landscape plan submitted both reflect compliance with this standard. F. Services Analysis 1. Pressurized Irrigation (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided as set forth in UDC I I- 3A-15. 2. Storm Drainage (UDC 11-3A-18): Storm drainage is required to comply with the standards listed in UDC 11-3A-18. 3. Utilities (Comp Plan, UDC 11-3A-21): Both the Plan and the UDC establish policy and regulations for extending and connecting to City utilities. Goal 3.03.03G of the Plan mandates urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities. All utilities for the proposed development are required to be installed in accord with the standards listed in UDC 11-3A-21. III. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Future development of this site shall comply with the previous conditions of approval and terms of AZ-05-022; PP-05-054; CUP-05-050; and FP-06-012 and the conditions contained herein. 2. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of zoning compliance application as follows: - The eastern landscape buffer and area between the buildings shall be revised to incorporate vegetation coverage in the form of trees and shrubs in compliance with the Architectural Standards Manual,UDC 11-313-9, and Comprehensive Plan. - A tree shall be depicted in the planter island to the west of the trash enclosure on the northern property. 3. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed use prior to submittal of a building permit application. The design of the site and structure shall comply with the standards listed in UDC I1-3A-19;the design standards listed in the Architectural Standards Manual and with the Development Agreement. 4. 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 asset forth in UDC 11-5B-6F. City of Meridian I Department Report III. City/Agency Comments &Conditions B. Meridian Public Works Pl{NfPIXF C:ONU17'1{1NS Wastewater • drstancetoSewer Sewer AwaYableatsite 5erwices Sewer shed • kstimated Project see application Sewer ILRLJrs • WKHI Ueclinmg Balance r PFWctcansisteat Yes with WW Master F1anJF acilifty Plan • Imps CtS{CBiLCeFIFS • • See Public works Srte specific Condrtmons Water lhstance to Water Wi ter Avadahle at Site Services • PFesscre 2nne w Unmated Project see applieaLmn water LKU's • WatertLkU" None • ProlectCansistent Yes wrth Water Master Plan ImpaeWiancerns I None-Please see Public Works me Specific C:ondrtions NON-PLAY CONDITI ONS PUm.IC.44'i1ws DIRAwmi--ir She Spaeifle Conditions of Approval 1. There i;an existing Auh leeatrdal the SW corner ofthc wile-Water roster mc&to connect within V from end ofAulk Call"mnwval ofthe Blnw-off.Water nxim ncod to be locatod in Im bdwaping arcs 2. Water services rcquirc a 21Y eascraca up to the water niter.The city roqueA that the i-mernent r.ncnd4 IQ'paxt tic water ffaerbut only S is FegtdFcd. 3. Single xtnx1 ue multi-tiuml unit,that am for rerdal Holy slwuld have a-angle City nxiw.Ifthe unity wil I he craned individually,then each needs a wat x meter. 4. Caup w6jnd other permaneni Anxfiarq(trace,huyhcx,buildings,irayh rouyAwla walLz,fcneea, infiltration trendius,light pole ems)cannot he hudt withk the utility Ea crncnt 5- Emmire no Scwersewices crass infiltratiantrcnchcs.kwer service lima through undtvg mund gwjycbcai {n swatles MM MPI zdlawtxi ko-rlmms UpMoVtd by dw Cicy P,rtigincer. 6. Water swAoea squire a 21Y eaurncni up in and LC'bcyond the meter or as Aorta to ICY i;poxxible- City of Meridian Department Report III. City/Agency Comments &Conditions General C_andil;onx of Approws] I. Applicant xhAl 4x"dia"watcrarud seven main size and routing with the Public Works TAcparlrnrnL 2. PerMcridiart City Cade(MCC� the appLieant Rhall be rutpen LNc in kstall.RmW rand water mains to and through this deveLoprncnL AppliewA may he eligible for a reimbwsmw u agrocment for infrastruclurc enhwmin eni per MCC 9--Cr5. 3. The applicant;hall provide eascnwmt(s)for all public vwatalscwcr mains outside of public eight of way(includeMl.water vcraiccs and hydrants). Sewcrhwaicrcam uau varies depcndlrg an sewer depth.Sewer 420 fl deep require a 30 ft ca-%mcnft,2425 ft a 4U ft c m"nent,and 25-30 Ji a 45 ft casement- Ensure no pmronent-AnL&ures(trF bushee,wilding.auporK tra_;h romptacle walix,Cenem infiltration trencher:,light poles,etc.)arc hulk within the utility cavement_ Submii an execWed ca_w afar t(on the forni available from Public WorUy a legal du:cripiion prgnrcd by an Tdabo Iiccitwed Prof min onal Iand Surveyor,which must i ncludc the area of the cascmwl (mahad EXH I B F A)and an 8 J fit"a I I"reap with bearings suA diaisuees(marked EXHIBIT B) for review_Both exhihin mkLqi be sealed,signed and dated by a Prafed4enal band Smvcyee_DO N07 REMR]D. 4. The City oC Meridian requires that prexxurized i rrigatinn syntcros he suppl icd by a year-round -A"cc of wwcr(IJDC L L-313-6).71he appLicaru should he rcquircdto use any cxistifng yurfaacor well water for the primary vimire. Tf a surface ar wdL ruwuce is fiat avaLLahiC asiFtgjcIXoifut connection lathe ckdinary wwersystera shall he required.If singLo-point conneetUm is ulilLmd, the developer will he rcypram- le far the paymcnt ofays.s r is far the caraff u areas prier to prior to receiving dcvclapmcnt plan apprewaL 5. Any sirtrlums that are allrwrod to remain shrill.he auhjeeito evaluation and pissiblc r aU1gnrncni of sweet addreskang to he in a mpLianec with MCC. G. All ird"ian ditchcx.canals,laterals,ordraim,cxdusivc-of natural waicrway�intcrsafiing, crossing or laying adj accart and eooi.igwcrus to the area heing subdi vidod shall.he addreimed pa TTDC l I-3A#ti In perforrni ng:weh work,&a appLic=xhall comply with Idaho Cade 42-1207 and any other applicable law err regulatiorL 7. Any wdLs that will.not cnNinue to be used must be properly ahandmcd according to Idaho WeLL Ccm.4mdion Standards Rulcs admi nisicred by the Idaho Departmcni of Water Ruwouram The J3cvclolxr's rngiucer�aLL proYidc astatomcinaddrerx�ing wbethtt there arc any ewisung wclLs in the dcvclnpmcrct,and Lfse,how they wLLI continue to he used,or provide reeaxd of their abandonrncnL R. Any cxLRUag Rq*c system~within this project shall he rmoycd from service F"C'rty{7r1inanar Seeiion 4-L-4 and9 4 R_ CorctactCrntral DLsirict Health fix abandonment proeedrursand inspcetmam(208)37--5211_ 9. All imprcwcrnentc rdated to public Life,aafcty and hcalth d uLl he completed prinrto oearpancy of the 4ngtares. 10. Applicant shall be roquired to pay Publie Wcwb&%.cicgmmrrt plan review,and eonshtrciien inslwciian Fecm,asdelermincddwingthe pLan review prouyr,priorw Ose issuanoeofa plan approval letter- Ill. It shall he the responsibility of the appLie"to ensure that all dcvcLopnxnt features compLy with the Arncrieans with Diaahilitin Act and the Fair Hmuw ng Act. 12. AppLicant shall be nespon_ciNc for application wJ oornpl iarxe with any Section 41N Permitting that Fray he roquirid by the Arnr}Corpsof FjLgjne 13. Dcvcloper shall crwudinme Fnailhox Locatim%with the Meridian Post(Hrim. 14. Caupaclion test rcsuLts~hall be suhmitied to the Meridian BuiLdl ng Depautnwni for all bui Iding pads fewiuingengjnceredbackfFLl,where footing would sit atop FiLl material_ City of Meridian Department Report III. City/Agency Comments &Conditions 15. The deM p enginoer:shall he required t0 certify drat the strut centurlinc cJcvauow arc sct a minimum of 3-fecl ahma the highest etitahlishad peak grmrwtwaicrcicuation. This is I6 ensure that the hcaarn elevationofthe crawl spaces of horncs is at Least l-foot abow- I& The applimeantu design cnginear shell he rmpoasihla for inmpedion of al.L irrigation arxViar drainage facility within this payees that do not fall.under the jurisdiction of an irrigation district or AC.WF)_The design engineer shall pri vide certification that Ibc fwjhtics have been insraLlod in acconiwNx withthe approved,design plank This maification will be rcquircd befcwc a oertifreatC of occupancy is issual for any stntawiy,within Oic Fina oct 17. At the completion of the preyecC the applicant shall.he mFwwLsihlc to Fmhmit rcoord drawings per the City of Meridian AutnCAD standards- 7bew nemcd drawing mum be r=lvai and approved prior to the iwwnoa ofa eartification cnf nocupaney f w any smeftiru with in the penjxt 18. A suca I ight plan will nocd to Inc inelud3d in the civil consu=tion plans_Stmx Light plan requirarMnls are Iistad in saet m 6-5 ofthe Impmvcment%ULDC aids for Streit 1_12hting.A crquy of Ohe sianderds mn be fatwd a!http:r7uvrw.rncridianeLty.crrg+publiti_wcwlrs.mpx?id-272_ 19. The City of Meridian requires that the owner past to the City a perfarmanee marry in the anuaL u of 125%cf tho total czirtsui kern skit for all.inwmpLae sewer,water and reuse i.nfra_evuchue prior to final plat signamm-This surety will he verified by a Line item cost esLimuz provided by the owner is the City.The surety can be p4*"in the farm ofan irFevocable Lewf of credit,cash dcpnsit at bond_AppLicartt roust file an appLickan frrr surety,which can be frwid Lon the Community Dcvelopmer t DeparW nt wcbsite. Picric erwrtack I-and f}eatlnprreait Service fix miwre Lnfixmation at 887-22L L. W. The City of Mesidian rcquims chat the owner post in the City a warranty surety in the amrwiniof 20%of the Ic"L fi{KL9nrCtiori cost for all.oompk%ed mwa,water and mm:c infiragr+ct rc far duration oftwo yrars.This surety wil.l.be vaified by a line item aku cdlinvW prrn idad by the owner lit the City.Ths surety can ho Fnujid in the form-afar irrcvomW Ldtar of creaks,cash dcpnsit err bond_AppLieant must file an appLieatirwi frrr surcry,which can be found nit the Community Dcvelopmcnt Departnxru wchsite. Picric erwrtaet I-and Deatlnprr mt Service fix maw infcwmation at 897-22L L. IV. FINDINGS A. Conditional Use (UDC 11-513-6E) The commission shall base its determination on the conditional use permit request 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 the site is large enough to accommodate the proposed use and meets all dimensional and development regulations of the recommended L-O zoning district. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Staff finds the proposed office use will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section IV of this report. 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 use should be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. However, staff recommends that the applicant enhance landscaping between the buildings and along the eastern buffer to align with the neighboring properties to the south. City of Meridian I Department Report IV. Findings 4. That the proposed use, if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Stafffinds the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section IV of this report. 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. Stafffinds the proposed use will be served by essential public facilities and services as required. 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. Stafffinds the proposed use will not create 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. Stafffinds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 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. Stafffinds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: This finding is not applicable. 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, This finding is not applicable. 11. 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 finding is not applicable. IV. ACTION A. Staff: Staff recommends approval of the proposed CUP application and finds it in conformance with the Comprehensive Plan,UDC with the conditions included in Section IV. and Findings in V. B. Commission: Pending City of Meridian I Department Report IV. Action FAIRYIEW PINloop E _ m Will UPS low FRANKLIN tall 14, 4 �3_.. ;. 84 in ,OVERL_AND� iU_ RYI �W • � If PINE ■AMEN. MINA Sir Ill, 111�� ■J� i1SON �111111111111 �, `T\L- fin�, 4�•` _ IIIIDMEN OYERL-AND , Y�fBf MEi__ p1a. • . ���./ 3. Future Land Use �rr Legend Comm@rcial Project Location Area of Impact High Density Residential O Analysis MU-NR Medium Density Residential; � ene. .ro1► ,"Industrial : Low Density .� Residential a, u�uu.�uan __..� MU-C ■ENNEN ' Office CIVIC _ r . MU-N MU-RG i.� 4. Planned Development Map Legend •.:�� Project Location Area of Impact City Limits Planned Parcels �. O Analysis rJ—J _ 1 .1 1 i � 1 qTFTTT=i_ I r In 1 -- \ 1 -- a i 1 �T City of Meridian Department Report V. Exhibits B. Service Accessibility Report Description r � Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 140 yrfloodplain or > 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of current transit route GREEN Arterial Road Buildout Status Ultimate configuration of lanes in master streets GREEN plan) matches existing (# of lanes) School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles OR a School DrivaElity Middle or Elementary School within 1 mile driving GREEN (existing or future) Park Walkability No park within walking distance by park type RED City of Meridian I Department Report V. Exhibits C. Site Plan (date: 5/17/2024) ME DATA '.� � L AD •.awe=.tee I I I ry/ I CWHER DATA 1 fi Mercury Eco Alternating .o a _ n V W � n 2 6 0 n wvn �rn e�147.0 City of Meridian Department Report V. Exhibits D. Landscape Plan (date: 9/19/2024) 5 f '43- w `3352 S 573943' w I 0 4 V a z fi S 89394 w r54;03 it ;N lIIIFI � �+ 'sklkFll7 d� ¢ UVf:RALL LaNftlf.LF.Y I.A�[ltil"ARF L Ln City of Meridian Department Report V. Exhibits E. Building Elevations (date: 4/17/2023) n n F- e' 07 U a 71 �n �g o o� � o op � YPm City of Meridian Department Report V. Exhibits