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HomeMy WebLinkAboutMemo from Planning 010808RECEI~D Project: Meridian Town Center ~AN - ~ 2~8 City of Meridian Location: north side of Eagle and Fairview intersections City Clerk Office Applications: annexation and variance Highlights of Proposed Development ANNEXATION: Annexation and Zoning of 25839 acres to C- G. The northeast corner of Fairview/Eagle intersection is under contract by CenterCal and will be the first area to develop. We have a fair amount of detail and certainty regarding the concept plan for this area. The north east corner of the annexation area will remain in the Eugene Kleiner family ownership. The current plans are to develop a regional park and dedicate same to the City. We do not have specific information on this property at this time. The remainder of the property will be held by the Walter Kleiner family. Some of the property may be developed by CenterCal, but it may be just as likely developed by another group. The Staff report analyzed the property in three sub-areas related to such future ownership. Staff has provided detailed recommendations on access and proposed asquare-footage limit for the proposed office, retail and residential uses on the subject site. Staff recommends that the Council include any additional DA provisions that may be appropriate. Specific Provisions for Development Agreement No. 1 (Park): • Development of this area shall be for a City Park.... The park site shall be subject to review and approval by the City Council on a noticed agenda and notices shall be sent to all property owners within 300 feet of the property boundaries. • The public stub street (Tweedbrook Avenue) in Redfeather Estates Subdivision at the north property boundary shall be extended into this site and connect to a public street or a public cul-de-sac shall be constructed on the site for a turnaround.... • A section of unopened right-of--way exists that abuts the site at the east boundary of the park and the west boundary of Clover Meadows Subdivision where Green Meadow & Meadow Wood streets terminate. Either additional right-of--way shall be provided for the construction of a street to link these two streets together or cul-de-sacs shall be constructed on the site for turnarounds.... • A park is proposed adjacent to existing residences to the east and north of the site to serve as a transition to more intense commercial uses; this use shall not change along the boundaries adjacent to residential uses. • There shall be a 26-foot height limit for any structure within 100 feet of the property line of an existing residence at time of annexation. • In determining consistency, the Planning Director may allow a plus or minus 20% change in square footage for any building, or collection of buildings, as depicted on the concept plan. o Relocation of buildings shall be allowed provided that the impact to adjoining properties remains the same or is less. o Changes in uses as depicted on the concept plan will not be allowed on structures immediately adjacent to existing residences at the time of annexation. Specific Provisions for Development Agreement No. 2 (Kleiner Ownership): • Records Road and River Valle Road east of Ea lei; Road) Dedications. Prior to any other land use approvals on the subject property, Owner shall dedicate the right-of--way to extend Records Road from Fairview Avenue north to River Valley Road and to extend River 1/8/2008 Valley Road from Eagle Road east to Records Road as an ACFID public street.,. Owner shall make such dedication within the time required for CenterCal to construct the roadway and related improvements. Zoning district and use limitations. Total retail gross floor area, shall be limited to 1,293,700 gross square feet. The uses noted in Exhibit E are allowed as retail uses. Total office gross floor area, shall be limited to 700,000 gross square feet. The uses noted in Exhibit E are allowed as office uses. Residential units may be constructed over retail or office buildings/floors, in addition to the allowed retail or office square footages, provided the building location does not violate the residential buffer rules provided herein. • Exchan eg of Square Footage between Retail and Commercial and Vice-versa. Owner may elect to increase the total allowed office square footage and reduce the total allowed retail square footage in a 2:1 ratio. • Certificate of zoning compliance. The application for the first CZC for the applicable parcel or lot shall include a detailed site plan, a copy of the latest allocation plan. • Detailed site plan layout. Owner is not required to develop according to the initial concept plan, but will instead develop a detailed site plan. Owner shall supply a copy of the detailed site plan, as necessary, to any potential buyer or lessee seeking CZC approval. • Allocation of retail and office square footage_Concurrent with the DA approval, Owner shall provide the Director an initial allocation plan of the allowed retail and office square footages. The sum of the retail and office square footages allocated to all such parcels cannot exceed the retail and office square footages originally allowed to Owner by this agreement. Owner, with the consent of any transferee or subsequent transferee of a parcel or lot who is affected thereby, may provide the Director a revised allocation plan that changes the allocation of retail and/or office square footages shown on the initial allocation plan. • Where and/or when an applicant has an approved detailed site plan, the Director may allow up to a 20% increase in square footage for any building, or collection or buildings shown on the approved detailed site plan, without requiring a revised allocation plan for such increased use. This only applies where applicant has provided an approved detailed site plan; and may not be used to increase the overall square footage of the allocation plan. • Buffers. to residential use. o Development within 100 feet of the Packard Estates Subdivision residential lot line shall be subject to the 25' landscape buffer and shall be further limited as follows. o Retail building or parking shall be prohibited within 100 feet of said lot line unless Owner obtains conditional use approval. Office and residential development shall be allowed, provided that residential development shall be subject to conditional use approval. A perimeter drive aisle connected with retail or other uses, an approved public or private road, curb, sidewalk, and/or buffer or perimeter landscaping may also be placed in and count toward said 100 foot setback to retail use. No part of a private or public road, including any sidewalk, shall be placed less than 60 feet from the residential lot line of such subdivision, unless Owner obtains conditional use approval. o No building over 26 feet in height shall be placed within 100 feet of the Packard Estates Subdivision residential lot line contiguous with the West Parcel. 1 /8/2008 • Buildin .size. Placement of any building with over 200,000 square feet in retail gross floor area shall require Council approval of a Development Agreement Modification. Eagle Road improvements To the extent not constructed by CenterCal, Owner shall construct improvements, as specified in the Eagle Road Arterial Study, along the west boundary of the North Parcel, prior to occupancy on such parcel; and along the east boundary of the West Parcel, prior to occupancy on such parcel. Owner shall not be responsible for road capacity improvements or road medians, but shall be responsible for the 10' multi-use pathway, landscaping, and pedestrian-level lighting. Street landscaping shall also be provided prior to occupancy of the applicable parcel, either the North Parcel or West Parcel, and shall be provided according to the specifications detailed below. Street landscaping and setbacks Owner shall install street landscaping along any side of the toad that is contiguous with. Owner's property and with minimum widths as specified in the UDC, with exception of private roads; street landscaping shall not be required. Specific Provisions for Development Agreement No. 3 (CenterCal Ownership): • All structures on the site shall be subject to Administrative Design Review in accordance with the standards listed in UDC 11-3A-19C. (Note: The internal buildings shall not be subject to the 8 foot wide pedestrian pathway requirement from the perimeter sidewalk to the main building entrance.) • Residential uses shall be developed on the property at a minimum square footage of what is currently shown on the concept plan (209,250). • The general configuration of the shops around the plaza areas shown centrally on the east side of SH 55 shall not substantially change. Amenities such as water features, benches, on- street parking, vertically integrated buildings, stamped concrete crosswalks, and a mix of restaurants, retail, office and residential uses should be provided as proposed. • Across-access agreement shall be required that benefits all businesses within this site and the property bounded by the property line to the north and by Records Road to the east. • The internal circulation system for the development shall include one or more north/south connections from Fairview Avenue to generally the northern boundary of the CenterCal property. These can be a public or private roads. • Staff is very much in favor of the proposed parking shown in front of the large multi-tenant retail buildings along the west boundary of the site, west of SH 55 (see example in Exhibit A.4); this parking concept shall be incorporated into the site/parking design east of SH 55, between the stand alone pad sites along SH 55 and the lifestyle center wherever possible and where consistent with the design concept. • Prior to Certificate of Zoning Compliance approval, the Applicant shall submit a plan showing safe pedestrian routes at regular intervals within the site. • Prior to the issuance of the fifth building permit within the DA boundaries, a final plat shall be recorded that dedicates Records Road from Fairview Avenue to the north property line and River Valley Street from Eagle Road to Records Road. All properties within the eastern annexation area shall be included on the final plat. • In the event the Applicant is not permitted to obtain full reimbursement pursuant to STARs, or elects not to make such improvements, Applicant shall not be required to construct any off-site improvement except as necessary to provide access to the Development Agreement #3 area and may submit an alternate access plan for approval by the City Council. This does not negate the Applicant's obligation to improve the frontage of the annexation site as noted below. 1/8/2008 • Eagle Road along the frontage of this annexation site shall be improved by the Applicant in accordance with the Eagle Road Arterial Study. These improvements include, but are not limited to: capacity improvements and any related drainage facilities, landscaping, medians, and pedestrian-level lighting. In determining consistency, the Planning Director may allow a plus or minus 20% change in square footage for any building, or collection of buildings, as depicted on the concept plan. o Relocation of buildings shall be allowed provided that the impact to adjoining properties remains the same or is less than that depicted on the concept plan and provided that the integrity of the concept plan remains unchanged. o Changes in uses as depicted on the concept plan will not be allowed on structures immediately adjacent to existing residences at the time of annexation without the Planning Director's determination that the proposed use will be less of an impact on adjacent residences. Elevations: Yes-renderings of lifestyle center Highlights of Proposed Development VARIANCE: Variance request to allow approaches to the state highway at points other than section line roads and the half mile between section line roads. The Applicant is requesting approval for 4 right-in/right-out access points, two on each side of State Highway (SH) 55/Eagle Road and 2 right-in/right-out/left-in access points, one on each side of SH 55/Eagle Road located approximately''/4 of a mile north of Fairview Avenue. The applicant is also proposing to construcdre-construct a full access, signalized intersection on SH 55 located approximately % mile north of Fairview Avenue (River Valley Street); a Variance is not necessary for this access point as it is located at the half mile mark between section line roads as allowed by UDC 11-3H-4B2b. Staff could not make the findings for approval. Commission Recommendation: approval of annexation at their on November 15, 2007 public hearing. Summary of Commission Public Hearing: i. In favor: Ashley Ford, WRG Design (Applicant's Representative); Jean Paul Wardy, CenterCal Properties (Applicant); Andy Wilk, CenterCal Properties (Applicant); Lars Anderson, Bach Builders; Chris Brand, Petra Inc.; Michael Ballantyne (representing the Kleiner's) ii. In opposition: None iii. Commenting: Victor Villegas (representing Blue Cross of Idaho); Scott Stanfield, Mason Stanfield Engineering (representing Bach Builders) Key Issue(s) of Discussion by Commission: i. Pedestrian and vehicular traffic between the sites across Eagle Road; ii. The extension of Records Road from Fairview Avenue north to River Valley Road and the extension of River Valley Road from Eagle Road east to Records Road; Key Commission Change(s) to Staff Recommendation: None Outstanding Issue(s) for City Council: i. The owner of the parcel west of Eagle Road questions the need for three pedestrian systems (the multi-use pathway along Eagle Road, the multi-use pathway along the west property boundary, and the sidewalk associated with the public/private street through the center of the site) on the property. ii. Timing of dedication and construction of Records and River Valley roads. Written Testimony since Staff Report: a-mail comments from David Kleiner. Bach Homes regarding the construction of River Valley Road. Andy Wilk will provide written testimony tonight as well. 1 /8/2008 Project: Meridian Town Center (AZ-07-012 & VAR-07-017) Location, size of property and existing zoning: The subject pro e northeast corners of Eagle Road and Fairview Avenue. The ro rty is located on the no and currently zoned RUT and R6 in Ada County. p p rty consists of 258.39 acres and is Adjacent Land Use and Zoning: 1 • North: River Valley Elementary School, zoned R-4; offices Stokesbet Subdivision L-O; vacant land and single-family residences, zoned RUT (Ada Counf zoned residences (Redfeather Estates Subdivision), zoned R-4. �'); and single-family 2. East: Single-family residential (Clover Meadows Sub. & Venture Sub.), zoned RUT & R1 (Ada County); Bank, zoned C-G. 3. South: Commercial uses (Treasure Valley Business Center & Crossroads Shopping zoned I-L & C-C. pin P g Center), 4. West: Church (Capital Christian Center Applications: • Annexation & Zoning (AZ ) of 25 8.3 9 acres to C-G zone; and • Variance (VAR) to UDC 11-3H-4 for 4 right-in/right-out access points (2 on each side of State Highway (SH) 55/Eagle Road) and 2rifiht-in/right-out/left-in access points (one on each side SH 55) to SH 55. (The Commission is not required to make a recommendation on the VAR of application.) Overall Project Description: The Applicant submitted a concept plan for this property that 2,689,425 square feet of building area, which consists of 1,498,775 square feet of retail shows shops, & pads); 835,800 square feet of office area; and 354,850 square feet of residential ar Summary of Proposed Streets and/or Access: ea. (anchors, The concept plan shows 4 right-in/right-out access points, two on each side of State Highway 55/Eagle Road, and 2 right-in/right-out/left-in access points, one on each side of SH 55/E g way (SH) located approximately % of a mile north of Fairview Avenue. The applicant is also Proposing Road construct/re-construct a full access, signalized intersection on SH 55 located approximate) north of Fairview Avenue (River Valley Street). q p posing to Proposed access points to SH 55. ) A variance is requested for approval of these mile On the portion of the site that is west of Eagle Road, the plan shows 1 f where River Valley Street currently exists (this will be a signalized intersection 2 right-in/right-out access points to/from Eagle Road, 1 right-in/right_oudleft-in full -access point t Eagle Road to/from Fairview Avenue, 2 driveway connections to the private stre )� ,2accesspoint 1 driveway connection to River Valley Street to the north access from Eagle Road, 2 access points et along the north boundary, and On the portion of the site that is east of Eagle Road, the plan shows 1 full -access where River Valley Street will be extended (this will be a signalized intersection access points to/from Eagle Road, 1 right-in/right-out/left-in access from point to Eagle Road actO/cess Fairview Avenue, and 1 signalized,)o 2 , 3 access p points full-access point (Records Road) to Fairview. Recorrdsnts Road is proposed to be constructed from Fairview Avenue through the site to Riv the north property boundary. River Valley is then shown as connecting to Ea le er Valley Street at intersection. Two driveway connections are proposed at the east bound of the site to Venture Street for interconnectivity with the adjacent residential subdivision. g Road, as a signalized Street. Five driveway connections are conceptually shown t o Records In addition to Records Road, two ary (commercial) side and east (park) side. Several ' of the sites Road on both the west the proposed River Valley driveway connections are proposed at the north bound site. internal drive aisles are proposed for access within the Landscaping: L Width of street buffer(s): 35' along Eagle Road/SH 55 and Fairview Avenue; 20' along Records Road and River Valley; 10' along Chateau Drive and Venture Street (Required upon development of the property) 2. Width of buffer(s) between land uses: 25' (Required upon development of the property) 3. Open space: A 60-acre park at the northeast corner of the site is proposed to be donated to the community by the Julius M. Kleiner Memorial Park Trust. Comprehensive Plan Designation: Mixed Use — Regional Compliance with Comprehensive Plan: Yes Proposed DA requirements: See Staff Report, Section 10, Analysis (Because there are separate proposed properties and different proposed property owners involved in this development, Staff is requesting that three separate DA's be prepared.) History of Previous Actions: None Elevations: No (Architectural standards for development of the subject property are required prior to the City Council hearing. An oral and visual presentation should be made by the Applicant at the Commission hearing.) Staff Recommendation: Staff recommends approval of AZ-07-012 and denial of VAR-07-017, as presented in the staff report, based on the Findings of Fact as listed in Exhibit D and subject to the Development Agreement provisions proposed in Section 10. Notes: