Memo from Planning
RECEIVED
APR ? If ?N17
Project: Gardner-Ahlquist Gateway City of Meridian
City Clerk Office
Location: Southeast comer of Franklin and Eagle. The site is comprised of several lots within Montvue
Subdivision, recorded in 1960, and is currently zoned Rl in Ada County. To the east is
TouchmarklMeadowlake Village, to the south is a future phase of Gardner-Ahlquist (existing homes in
Montwe), to the west, across Eagle Road is an office complex and single-family homes, to the north,
across Franklin Road is R.C Willey.
Applications: Annexation and Zoning, Preliminary Plat, Vacation, and Variance
Highlights of Proposed Development: Annexation and zoning of 22.3 acres to C-G; preliminary plat
includes II lots containing a large office and retail center on this site that would include several office
buildings and some smaller commercial structures. The concept plan proposes approximately 212,000
square feet of office space, which is distributed among four large office buildings. The largest office
building is proposed at five stories and 100,000 square feet. The concept plan also shows approximately
18,000 square feet of retail space spilt between three separate buildings. Along with this retail space the
applicant anticipates to locate a 30,000 square foot hotel on this site. The concept plan submitted by the
applicant shows three points of public street access into this development. Since the Planning
Commission hearing a Vacation application for the existing Montvue Drive right-of-way has been
submitted. This right-of-way vacation includes lands south of the first phase. If the right-of-way vacation
is approved, the applicant will realign a large portion of the existing Montvue Drive public street and
create the street system that is proposed on the preliminary plat. Since the Planning Commission hearing,
a Variance application has also been submitted for a right-inJright-out access to Eagle Road. This access
to Eagle Road currently exists as Montvue Drive, which acts as the primary entrance in to the Montvue
Park Subdivision. The second proposed public street into the site is proposed from Franklin Road which
borders the subject property to the north. The third public street access is the extension of East Louise
Drive which currently stubs to the subject property from the east.
Number of Proposed Buildings: Conceptually 11 in the first phase.
Other: . Staff and the Commission recommend a DA that includes the following site spe~ific provisions:
· The applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC)
permit and administrative design review approval from the Planning Department for all
new construction on the subject property.
· The site shall develop generally consistent with the submitted concept plan and shall
include between 200,000-300,000 square feet of office space, 30,000-50,000 square feet
of retail space and a 20,000-40,000 square foot hotel. A minimum of 11 buildings shall
be required on this site. No single building shall exceed 125,000 square feet.
· All buildings on the site shall be generally consistent with the conceptual office and retail
elevations submitted with this application. All buildings shall also be subject to the city's
Administrative Design Review.
· Pedestrian crossing shall be provided in the locations shown on the concept plan and shall
be differentiated form other driving surfaces by the use of brick, colored/scored
concretes, or pavers or by other means approved by the transportation authority.
· The buildings shown on the concept plan directly adjacent to Eagle Road and Franklin
Road shall have architectural elements and enhancements consistent with the submitted
elevations on all facades that face Eagle Road and Franklin Road.
· Locate a minimum of two buildings abutting the landscape buffer along both Eagle and
Franklin Roads as shown on the concept plan.
· All access points to Eagle Road (SH 55) shall be abandoned. No access shall be taken
from Eagle Road (SH 55). Commission did not recommend this provision.
· The applicant shall vacate and/or exchange all right of way for Eagle Road that is not
necessary for the road, as defined by the transportation authority.
· A continuous 35-foot wide landscape buffer shall be constructed adjacent to Eagle Road
.
and Franklin Road.
Prior to the issuance of a building permit, the subject property shall be subdivided, as
proposed.
Elevations:
Yes
Commission Recommendation: approval of the AZ and PP applications, at the March 15,2007 hearing.
Summary of Commission Public Hearing:
i. In favor: Penelope Riley, Ron Mortimer, Tom Ahlquist, Matt Bell
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Matt Bell, St. Luke's RMC
v. Staff presenting application: Justin Lucas
vi. Other staff commenting on application: None
Key Issues of Discussion by Commission:
i. Access to Eagle Road
ii. Traffic concerns
Key Commission Changes to Staff Recommendation:
i. Modified condition I.2A regarding the access to Eagle Road to include the statement "Unless
approved through a variance by the City Council"
11. Strongly supported the proposed access point to Eagle Road with the following language which
was included in the motion "Commission highly recommends a right-in, right-out access on Eagle
Road. We feel it's necessary for traffic flow and safety and viability of the project."
Outstanding Issue(s) for City Council:
i. A variance application has been submitted for City Council review regarding the access point to
Eagle Road (see V AR-07-006). Staff is recommending denial of the proposed access to Eagle
Road (see V AR staff report and 11th bullet in the DA provisions). However, the Planning
Commission and ITD Staff are supportive of a right~inlright~out access point to this property from
Eagle Road. Also, Matt Bell from St. Luke's has submitted a letter stating support for the
proposed access to Eagle Road.
11. A vacation application has been submitted for City Council review regarding the right-of-way
vacation for Montvue Drive (see V AC-07-007). Staffis supportive of the vacation request but has
concerns about the surplus right of way adjacent to Eagle Road not being part of the Montvue
right-of~way vacation application. This area could end up as a "no mans land" if it is not vacated.
Staffhas included condition 1.2.6 that requires a separate vacation application to be submitted for
this surplus right-of-way.
111. The Police (condition 4.2) and Fire Departments (condition 3.20) have submitted comments that
require the proposed access to Franklin Road be restricted to right-Wright-out only. The ACIID
Commission has approved a right-inJright-out/left-in access to Franklin Road (condition 6.8).
IV. ACHD has submitted a special notice to the City stating: "All of the identified roadway and
transportation mitigation proposals in the submitted Traffic Impact Study are either not in any
public agency plans to construct (ACHD & rrD) or proposed by the applicant to be constructed.
Therefore, the impacts of this development cannot be adequately mitigated and surrounding
intersections will not operate at an acceptable level of service."
Written Testimony since Staff Report: ACHD Commission action on January 18th, which includes the
statement listed above, and an approval for the access points proposed.
Notes: