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Home My WebLink AboutMemo from Planning RECEIVED Project: Zamzows Overland JUN ? 6 2007 City of Meridian City Clerk Office Location: northwest comer of Overland Road and Jade Avenue Applications: annexation and zoning and design review Highlights of Proposed Development: Approval of the subject AZ & DES applications would allow a new 13,334 square foot retail facility (5,152 square feet would be lease space). The DA shall, at minimum, incorporate the following (site specific): . The site shall comply with all of the design standards listed in UDC 11-3A-19C, induding the following: A continuous internal pedestrian walkway that is a minimum of eight feet in width shall be provided to the main building entrance from the perimeter sidewalk along Overland Road, J ade Avenue, and from the west property boundary for future connection to the planned sidewalk and street (Silverstone Avenue) adjacent to the west property boundary. Further, the required walkway to Jade Avenue should be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete,- or bricks. . . The detailed site plan and building elevations submitted with any CUP and/or CZC application for this site shall substantially comply with the conceptual site plan and building elevations submitted to the City as shown in Exhibit A of this staff report and with the requirements of the subject Development Agreement. . Direct access to this site from Overland Road shall be prohibited. Access to the site shall be provided from Jade Avenue and a driveway access to the west property line for future connection to the planned Silverstone Avenue shall be provided as shown on the conceptual development plan submitted with this application. . At the time of CUP and/or CZC approval, a 10-foot wide multi-use pathway will be required on this property, subject to adoption of the Pathways Master Plan. . The applicant shall install security cameras near the entrance of the development. Other: The Comprehensive Plan Future Land Use Map designation for this property is Low Density Residential; however, the Comprehensive Plan (page 98) states that "the areas depicted on the Future Land Use Map are conceptual and, therefore, will require further analyses prior to the creation of a zoning map." Staff believes that a Comprehensive Plan map amendment is not necessary and that the proposed C-G zone and commercial use of this property would be more appropriate than a residential designation for the following reasons: 1) the properties directly adjacent to the site on the west and south are zoned C-G and designated as Commercial on the future land use map; 2) the site is located on the comer of Overland Road and Jade Avenue, which provides a good location for commercial property and an access point that is not on an arterial street; 3) a large portion of the homeowners within Jewel Subdivision have been pursuing the sale and commercial redevelopment of their properties through realtors; 4) the proximity of this property to a major intersection (Eagle & Overland) with heavy traffic flows; and 5) a large portion of this property and sUITOllllding properties to the north, northwest, and northeast lie within the 100-year and 500-year floodplains and the floodway of the Five Mile Creek, making residences an unappealing use. Elevations: Yes; and a concept plan. Commission Recommendation: approval at their May 17, 2007 public hearing. Summary of Commission Public Hearing: In favor: Darin Eisenbarth (President of Zamzow's) and Doug Zamzow (Construction Manager for Zamzow's) i.In opposition: None ii.Commenting: None iii.Written testimony: None Key Issue(s) of Discussion by Commission: Visibility of the site from Overland Road Key Commission Change(s) to Staff Recommendation: Add requirement in the Development Agreement for the applicant to install security cameras near the entrance of the development Outstanding Issue(s) for City Council: i.Applicant's request (see letter submitted by Darin Eisenbarth, dated May 25,2007) for City Council approval of the following items: (Staff's response in italics) . City acceptance of the Certificate of Zoning Compliance (CZC) application the day after Council approves the associated ordinance and development agreement (typically, the Planning Department will not accept a CZC application until after the ordinance is published in the newspaper, making the AZ official). Staff offers to accept the CZC application anytime after the Council hearing on the annexation and prior to the adoption of the annexation ordinance and development agreement. . Issuance of the CZC by the Planning Department within one week of receipt of the application. Normal processing time for CZC's is 5-7 business days, as requested by the Applicant. We must wait until the ordinance annexing the property is approved by Council. . City acceptance of the building permit application and associated docmnents the day after Council approves the AZ ordinance and development agreement and start review of the application immediately (typically, building permit applications are not accepted by the Building Department until a CZC is issued by the Planning Department). Staff believes that this request is unfair to those applicants already in the system. Further, Staff has experienced that is not appropriate, nor is it in the best interest of the Applicant or the City, to process the CZC and the building permit concurrently. . Issuance of an early start foundation permit by the Building Department within one week of building permit application submittal contingent upon their being no major design, engineering, or detailing issues associated with the work authorized by the foundation permit. Typically, early start foundation permits are issued within 10 working days after receipt of the building permit application. The applicant may contact Brent Bjornson at 887-2211 to request a shorter timeline; however the request may not be approved Notes: 11§.. U Project: Zamzow's Overland (AZ-07-008 & DES-07-004) Location, size of property and existing zoning: The subject property is located on the northwest corner of S. Jade Avenue and E. Overland Road; is 3.32 acres in size, and is currently zoned RI in Ada County. Adjacent Land Use and Zoning: North: Existing residences in Jewel Subdivision, zoned RI (Ada County) South: Commercial property (Silverstone Subdivision), zoned C-G East: Existing residences in Jewel Subdivision, zoned RI (Ada County) West: Vacant property, zoned C-G Applications: Annexation and Zoning of 3.32 acres to C-G and Design Review approval of a structure Proposed adjacent to an arterial roadway. Summary of Proposed Streets and/or Access: Access to the site is proposed from S. Jade Avenue and a stub driveway is proposed at the west property boundary for future connection to the planned Silverstone Avenue. Landscaping: 1. Width of street buffer(s): 35' buffer along Overland; 10' buffer along Jade (upon development of the property) 2. Width of buffer(s) between land uses: 25' buffer adjacent to residential uses (upon development of the property) Off -Street Parking: Yes, shown on site plan. Comprehensive Plan Designation: Low Density Residential Compliance with Comprehensive Plan: No; the Future Land Use Map designates this property for low density residential use and the applicant is proposing commercial use. However, the Future Land Use Map designations are only conceptual. Compliance with UDC: Yes Proposed DA requirements: Comply with design standards; detailed site plan & elevations shall comply with conceptual plans submitted with this application (see staff report for complete list of DA requirements) History of Previous Actions: This property is zoned R1 in Ada County and was previously platted as Lots 1-3, Block 1, of Jewel Subdivision and developed with residential homes in the County. Elevations: Yes Outstanding Issue(s) for Commission: Determine if commercial zoning is appropriate for this property. Staff Recommendation: Approval with the DA provisions listed in Exhibit B of the staff report. Notes: