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HomeMy WebLinkAboutMemo from Planning Project: Locust Grove Professional Office Building RECEIVED JUN - 5 2007 City of Meridian City Clerk Office Location: SW comer of Locust Grove and Overland Application: annexation and zoning Highlights of Proposed Development: The applicant requests annexation and zoning of 2.48 acres to L-O. The Applicant has submitted a concept plan and elevations. The driveway to Locust Grove is located near the south property line, approximately 440 feet south of the intersection. Site specific DA provisions include: . Development shall conform to the concept plan. · Only principally permitted uses within the L-O zone. · Hours of operation limited to 7 a.m. to 6 p.m. 6 a.m. to 10 p.m. . One office building approximately 21,000 sq. ft. and restricted to a height of 35ft. . Structure consistent with the elevations submitted and with variations in roof lines and either eaves, a sloped roof, parapets, and / or cornices; a form of awning over all building entrances; at least 30% of the street-facing fa<;ades to contain windows; and at least two different types of siding and accent materials. · 25-foot wide landscape street buffer adjacent to Overland and Locust Grove, with alternative compliance granted for a concrete landing, retaining walls, and two stairways. . 20-foot wide land use buffer and 6-foot tall, vinyl perimeter fencing, along the south and west property lines; that said land use buffers and fencing shall be installed prior to CofO. Proposed Commercial Square Footage: 21,000 square-foot Number of Proposed Buildings: one two-story structure Elevations: Yes Commission Recommendation: approval at their May 3, 2007 public hearing. Summary of Public Hearing: i. In favor: Wes Edwards (Applicant's Representative), Charles Eldridge (Developer) 11. In opposition: None 111. Commenting: Mike Vaughn (President, Sportsman's Pointe HOA); Gene Dartell (Neighbor); Mike Bussert (Neighbor) IV. Written testimony: None Key Issues of Discussion by Commission: 1. The allowed uses within the L-O zone and compatibility with adjacent residences; 11. The hours of operation; 111. The grading of the property so as not to impact the adjacent residential subdivision; and IV. The provision of additional landscaping to buffer the adjacent residential subdivision from the proposed office building. Key Commission Changes to Staff Recommendation: i. That the hours of operation for the site be from 6:00 a.m. to 10:00 p.m.; and ii. 6-foot tall, vinyl perimeter fencing installed along the west and south property lines. Outstanding Issue(s) for City Council: Resident concerns regarding compatibility of elevationslheight with homes to the west. Project: Locust Grove Professional Office Location size of property and existing zoning_ The subject property is located on the southwest corner of Overland Road and Locust Grove Road in Section 19, Township 3 North, Range 1 East, B.M., and is currently referenced as Assessor's Parcel Number S1119110026. The subject property is within the City's Area of Impact and Urban Service Planning Area. Adjacent Land Use and Zoning North: Maverick store, zoned C-C South: Residential (Sportsman's Pointe Subdivision), zoned R-4 East: Vacant land, zoned C-N West: Residential (Sportsman's Pointe Subdivision), zoned R-4 Applications: Annexation, Alternative Compliance, & Design Review Overall Project Description: The Applicant, Ruby I Edwards: Architecture + Design, has requested Annexation and Zoning (AZ) approval of 2.48 acres from RUT (Ada County) to L-O (Limited Office District). Staff also required application for Design Review for the proposed office building, and alternative compliance to the City's landscaping requirements. The Applicant has submitted a concept plan for how the subject property may develop, and elevations for what the future building will look like. Staff has reviewed both the concept plan and the elevations and has included DA provisions in the staff report related to all of the submitted applications (AZ, ALT and DES). On the submitted conceptual plan, the Applicant has depicted one access to Locust Grove Road. The driveway is located near the south property line, approximately 440 feet south of the Overland / Locust Grove intersection. Because the Applicant has not submitted a subdivision or CZC application at this time, ACHD has not reviewed or approved access to this property yet (to be reviewed with CZC application in the future). The Applicant is proposing to make site improvements (landscaping, pathways, etc.) at the time of submittal for a Certificate of Zoning Compliance (CZC). At that time, Planning Staff will require site improvements in accordance with the Unified Development Code, including but not limited to, parking and landscaping. Staff has reviewed, as part of ALT-07-005, the proposed landscaping at the corner of Overland and Locust Grove Roads. Summga of Proposed Streets and/or Access: Although no development is proposed at this time, the submitted Concept Map shows a driveway access to Locust Grove located near the south boundary (located approximately 380 feet south of Overland Road). Staff is supportive of the general location of this driveway as it appears to be the best location for access. However, Staff believes that Overland / Locust Grove will likely become an even more intense intersection once the Locust Grove overpass is complete. A full access in such close proximity to said intersection may create a traffic hazard. Therefore, Planning Staff can not guarantee that a full access can or will be granted by ACHD for the subject site. Existing Constraints and opportunities: Access Landscaping & Amenities: Overland Road and Locust Grove Road are classified as arterial roadways. Twenty-five feet of landscape buffer is currently required adjacent to arterial roadways (UDC Table 11-213-3). As detailed in the Alternative Compliance section below, the Applicant is proposing a landing within a portion of the required street buffers. Landscape buffers along Overland Road and Locust Grove Road will be required by the City with future CZC approval. Additionally, if the subject annexation and zoning application is approved, the property will then be adjacent to residential properties, zoned R-4, within the City of Meridian. To mitigate the existing land uses to the south and west from the future office uses on this site, 20-foot wide landscape buffers along the perimeter should be installed prior to receipt of a Certificate of Occupancy for the proposed building (See UDC Table 11-213-3). Comprehensive Plan Designations: Office Compliance with Comprehensive Plan: Yes Compliance with UDC: Yes Elevations: Yes Outstandin Issue(s) for Commission: None Staff Recommendation: Staff recommends approval of the AZ / ALT / DES applications with the conditions shown in Exhibit B. NOTES: