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Home My WebLink AboutStaff comments CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF AUGUST 14, 2007 STAFF REPORT Hearing Date: 8/14/2007 SUBJECT: Mayor & City Council Amanda Hess, Associate City Planner (208) 884-5533 Hampton hm & Suites . MI-07-010 Modification of the Recorded Development Agreement to Allow All Principally Permitted Uses within the C-G District for the Fallon Greens Subdivision / Hampton Inn & Suites, by Hotel Developers - Boise, LLC TO: FROM: 1. APPLICATION BACKGROUND AND APPLICANT'S REQUEST The Applicant, Hotel Developers - Boise, LLC, has submitted a Miscellaneous Application (MI) requesting modification to the recorded Development Agreement for the Fallon Greens Subdivision. The site is located generally northwest of the Eagle Road / Interstate 84 interchange in Section 17, Township 3 North, Range 1 East, RM. The Hampton Inn & Suites Hotel is currently the only building constructed on the property. On October 19, 1999, the Meridian City Council approved General Retail & Service Commercial (C- G) zoning with annexation (AZ-99-014). The recorded Development Agreement for the Fallon Greens Subdivision (Instrument #100052718) restricted the use of the property to one 60,000 sq. ft. medical office building. On March 26, 2002, following the annexation of the subject property to C-G, the Meridian City Council granted Preliminary / Final Plat, and Conditional Use Permit approval for a Planned Development on this site (PFP-OI-01O & CUP-01-044). The Planned Development established three (3) buildable lots on 4.34 acres within the C-G District. Lot 1, Block 1, was approved for a 3-story, 92-room hotel- the Hampton Inn. The other two lots (Lots 2 & 3, Block 1) were to house 2 office buildings; one 17,836 square-foot, 2-story office building, and one 7,500 square-foot, single-story office building. Also at that time, City Council approved a Miscellaneous application to modify the existing Development Agreement (MI-02-001) to reflect the aforementioned changes in use. This was the first addendum to the development agreement. A revision to the First Addendum to the Development Agreement for Fallon Greens was approved by the City Council on July 15, 2003, as part of modification to the approved preliminary / final plat and CUP site plan (MI-03-001). This revision allowed the aforementioned hotel and office uses under the C-G zoning; however, with some minor changes. This revision/addendum for the Fallon Greens Subdivision (Instrument #103137120) restricted the use of the property to one 3-story, SO-room hotel, and one (1) or two (2) office buildings totaling 35,000 sq. ft. The subject application, the Second Addendum, requests that all principally permitted C-G uses be allowed within the Fallon Greens Subdivision. The Applicant proposes amending Section 4.1 "Uses Permitted by This Agreement" of the recorded Development Agreement, so as to immediately begin construction of an addition to the existing hotel. Per the existing development agreement, the hotel is currently only allowed 80 rooms. This is what ultimately necessitates the subject DA modification. Fallon Greens Subdivision / Hampton Inn & Suites DA MOD - MI-07-01O Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 The office use restrictions were included in the original Development Agreement, despite being granted C-G zoning. The C-G district allows a much broader range of uses. At the time of approval for office uses with AZ-99-013, PFP-OI-OIO, and CUP-OI-044, the property owner did not anticipate wanting commercial uses other than for what was approved, and, therefore, did not oppose the DA restrictions. This is another reason the Applicant would like to amend the subject DA. 2. STAFF ANALYSIS As the site is currently zoned C-G, Staff believes that the Applicant's request for removing the hotel and office restrictions for the site and allowing all C-G principally permitted uses is, in fact, harmonious with the existing zoning. The Future Land Use Map designates this site "Commercia1." The proposed modification is consistent with the surrounding area, which includes other hotels, restaurants and offices, and generally meets the goals and policies ofthe Comprehensive Plan. The C-G (General Retail and Service Commercial) zoning designation provides the public with a variety of shops and services. Business and professional services can include animal hospitals, medical laboratories, museums, private schools, art studios, etc. Retail sales can include auto-supply stores, building and garden supply stores, department stores, grocery stores, etc. Other services can include restaurants, bowling alleys, banks, auto-repair shops, movie theaters, post offices, fuel sales facilities, auto sales, etc. The most significant difference between the office uses, as currently restricted for this site, and all other allowed uses within the C-G district, will be the increased traffic and the hours of operation. Staff recognizes that traffic and noise will increase with the approval of a more-intense commercial use at this location. However, Staff does not believe that the amount generated will be detrimental to the general welfare of the public. Presumably, there will be operations I business occurring after normal office business hours, as well as seven days a week; however, that is already the case with the hote1. The City has sent out notices of the subject request in accordance with the current standards for public hearings. See Section 6, Process Facts, below for publication dates. NOTE: The Applicant has not submitted a conceptual site plan showing how future office and I or retail buildings may be constructed on this site, or elevations for the future buildings for the Council's consideration. However, Staff does have elevations for the proposed hotel addition. Staff has evaluated said elevations and believes that the addition meets the City's design requirements for structures located on entryway corridors. Please see Exhibits E and F for the proposed site plan and elevations for the hotel addition. 3. LOCATION & SURROUNDING USES The subject site, the Fallon Greens Subdivision, is located northwest of the Eagle Road I Interstate 84 interchange in Section 17, Township 3 North, Range 1 East, B.M. The corresponding mailing addresses for said subdivision are 815 and 875 S. Allen Street. The adjacent properties are designated "Commercial" on the Comprehensive Plan Land Use Map. The following uses surround the subject property: North - Mid-Valley Business Park, zoned C-G South - Interstate 84 East - Holiday Inn Express Hotel, zoned C-G West - Residential, zoned RUT (Ada County) 4. OWNER OF RECORD Fallon Greens Subdivision I Hampton Inn & Suites DA MOD - MI-07-0l0 Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 Derek C. Ence, the registered agent for Hotel Developers - Boise, LLC, submitted the subject application for Hotel Developers - Boise, LLC. 5. EXISTING AND PROPOSED DEVELOPMENT AGREEMENT MODIFICATION The previously approved Fallon Greens Subdivision Development Agreement provisions are as follows: A. Original Development Agreement (Instrument #100052718) - July 5,2000 Section 4.1 - USES PERMITTED BY THIS AGREEMENT 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under "City's" Zoning Ordinance codified at Section 11-2-408 B 11, Meridian City Code, which are herein specified as follows: Construction and development of a 60,000 sq. ft. medical office building intended to house professional tenants and six operating rooms for outpatient surgery. B. First Addendum - March 26, 2002 C. Revised First Addendum (Instrument No. 103137120)~July IS, 2003 Section 4.1 - USES PERMITTED BY THIS AGREEMENT 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under "City's" Zoning Ordinance codified at Section 11-2-408 B 11, Meridian City Code, which are herein specified as follows: Construction and development of one 3-story, SO-room hotel (52,017 sq. ft.), and the office building area has been increased to approximately 35,000 sq. ft. The office development shall either be two separate buildings totaling 35,500 sq. ft. or a single building. The proposed Hampton Inn & Suites Development Agreement modification is as follows (Staff recommendations in italics): D. Proposed Second Addendum (subject application) Staff recommends that Section 4.1, Uses Permitted by This Agreement, be amended in the Second Addendum, as proposed by the Applicant, to read: Section 4.1 - USES PERMITTED BY THIS AGREEMENT 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under "City's" Zoning Ordinance codified at Meridian City Code, Section 11-2B-2, which are herein specified as follows: All principally permitted C-G (General Retail & Service Commercial) uses shall be allowed on Lots 1 - 3, Block 1, of Fallon Greens Subdivision. 6. PROCESS FACTS a. The subject application will, in fact, constitute a development agreement modification, as determined by City Ordinance. By reason of the provisions of the Unified Development Code, Title 11, Chapter 5, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: July 30,2007, and August 13,2007 Fallon Greens Subdivision I Hampton Inn & Suites DA MOD - MI-07-01 0 Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007 c. Radius notices mailed to properties within 300 feet on: July 27,2007 d. Applicant posted notice on site by: August 4, 2007 e. Section 4.2 of the recorded Development Agreement for Fallon Greens Subdivision / Hampton Inn & Suites currently states: "No change in the uses specified in this Agreement shall be allowed without modification of this Agreement." 7. RECOMMENDATION There are no required findings for a miscellaneous application / development agreement modification. Above, Staff provided the most pertinent facts and analysis related to the proposed development agreement modification. Staff is recommending approval of the Applicant's request to amend the Fallon Greens Development Agreement for Hampton Inn & Suites. Staff further recommends that the Owner/Developer, Mayor, and City Clerk sign the Second Amendment to the Development Agreement for the Fallon Greens Subdivision, as prepared by the Meridian Legal Department, and record said document with the Ada County Recorder. 7. EXHIBITS A. Vicinity Map Applicant's Narrative Fallon Greens Plat B. C. D. Photo of Existing Hotel E. Site Plan for Proposed Addition F. Elevations of Proposed Addition Fallon Greens Subdivision / Hampton Inn & Suites DA MOD - MI-07-010 Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007 7. Exhibits A. Vicinity Map Exhibit A