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HomeMy WebLinkAboutMemo from Planning~irE IDIAN~- IDAHO August 29, 2008 MEMORANDUM TO: Mayor & City Council FROM: Sonya Wafters, Associate City Planner AUG 2 9 200 City Of Meridian City Clerk Office CC: Joe Horton, Shawn Nickel, Shawn Wardle, Caleb Hood, Anna Canning, RE: WaltmanBrowning Plaza (AZ-OCr063 & PP-08-001) The Findings for this project were approved by City Council on July 8, 2008. On July 17, 2008, the Applicant submitted a letter requesting reconsideration ofthe Council's decision pertaining to some of the Develogmerrt Agreement (DA) provisions. Council approved the Applicant's request for reconsideration at the July 22, 2008 hearing. Staff met with the Applicant after the findings were approved and noticed there were several inconsistencies in the DA provisions. To address these inconsistencies, Staff has made changes below in bold, underline, and strikeout format and recommends that the amended provisions be approved by-City Council as follows: 1. A phasing plan shall be submitted with phase 1 of the developmenrt. 2. The existing agricultural use {grazing ofcaixle) en the property will be allowed to continue after annexation into the City, u~il phase 1 of the development occurs. A ma.~cimum of ZS cows and 2 horses will be allowed to exist on the site at any time. 3. The applicant shall improve Waltman Lane adjacent to the site and off-site to the end of the split corridor improvements, per the half street sections attached in Exhibit A.6~prioe to occanaticy of aop structure within the site. 4. All future uses shall nut involve uses, actiivities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, properly or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. >. All future development of the subject property shall comply with.. City of Meridian ordinances in eff~t at the time of development. 6. The applicant shall be responsible for all costs associated with sewer and water service installation. 7. No building permits shall he issued or construction tratl'ic allowed {except for infrastructure improvenzenfs such as sewer, water, & roads) on this site until the MayarTammy de Weerd City Council Members: ic¢ith Bird toe Gorton Charles Rountree David Zaremba RECEIVEI- Page 2 construction related to the split ;corridor. Waltman I.~ne/Me>~idian RaadJMaYrt Street iirtersection is completed OR Corporate Drive is extended across the Ten Mile Creek and is connected to Waltman lane. 8_ Development on this site shall not exceed a site trip generation of 8,000 ADT from the site prior to the exrtension of Corporate Drive from the north bank of the Ten Mile Creek at its current stub, south to Waltman Lane:. Approval shall be obtained from ACRD prior to Certificate of Zoning compliance application submittal for future structures to verify° compliance with the allowed ADT. A Certificate of Zoning compliance application(s) will not be .approved for arty structure(s) can the site that exceeds the total allowed ADT for the site until Corporate Drive is extended. R. If the extension of Corporate Drive is completed prior to the split comdor Waltman Lane/Meridian Road/Main Street intersection, no building construction traffic shall be allowed to use the Waltman Lane/Meridiaa Road/Main Street intersection until it is also completed. However, construction traffic for the purpose of infrastructure (se~z~er; ~;°ater, & roads).improvements shall be alloy;°ed to use Waltman Lane prior to the completion of the Waltman Lane/Meridian RoadlMain Street intersection. 10. Ruddy Drive shall be extended as a public street into this site and up to Waltman Lane, as shown on the concept plan(s). 11. At no time shall construction traffic, associated with the development of this site be allowed to access this site using Ruddy Drive or any other street within The Landing Subdivision. 12. Provide a pedestrian network within the parking areas that will help to guide pedestrians through the parking areas safely: This network shall include pedestrian only pathways and sidewalks that connect: the distant parking areas to the buildings. A pedestrian plan shall be included with. the master concept plan for this development; submit with the first CZC application. on this site. 13. Alt buildings in the development shall be subject to the administrative design review standards listed in the UDC.. and future design guidelines pertaining to architectural character, color & materials, and parking lots. In addition to the aforememioned standards, the toffs directly adjacent to Waltman Lane shall also comply with design standards pertaining to pedestrian walh~vays. Architectwal design elements on the structures shall continue all the way around. the structures, similar to the example provided by the applicant at Target included as Exhibit A.7. l4. t111 buildings on the site shall be generally consisterrt with.-the conceptual office and retail elevations submitted with this application unless the Development. Agreement is modified by the developer once actual users are iderrtif~ed. 15. All buildings shall corrtain architectural elements and landscaping features that break up any long facade or wall, as determined by the Planning Director, that face the freeway, a main drive aisle, a parking area, or a residential district. These architectural elements shall include at least two changes in materials or colors,. and some modulation in the facade, including lief not limited to, windows, columns, cornices, extrusions, or other architectural enhancements.. 16. Except for a potential hotel site at the southwest corner, iesi~nEia~s~s any .structure housinn a use other than office: within 100 feet•of the west. and northwest boundaries adiacent to residential uses shalt rec~aire conditional ace uermit angraval (unless the adjacent uses are changed into non-residemial uses). Page 3 1 ~, Prohibited uses along-tile western and northwestern property boundaries are ate. follo~-s: drinking establishments, drive-thru establishments, fuel sale facilities, fuel sates facilities/truck stops, and vehicle washing facilities. 19. Egceat for a aotemial hotel site at the southwest corner. all structures proposed on the -site over IOO,OflO square feet that. are within 140 feet of a residential district or use shall obtain conditional use ,permit approval. 20. . (Note from Stq~f' RestauYant rases would require CIJP approved in this area: sta~J'_feets that we can address tke enetdoor seating area at that time. 21. Standard hours of operation for businesses along the west and northwest property boundaries adjacent to residential uses are limited to the hours between 8 am and ~A 11 pm (unless the adjacent uses are changed into non-residential uses) with the exception of a hotel use, which shall be allowed to operate 24 hours. 22. For concept plan # 1, all structures along the west and northwest property boundaries adjacent to existing residences shall 6e limited in height to two stories and shall have a minimum setback of 25 feet adjacent to the. existing residences (wales the adjacent uses are changed into non-residential uses), with the exception of the proposed hotel. If a hotel is built at the southwest corner of the site as depicted on the concept plan, a 25-foot setback shall be required for the first story, a 100-foot setback shall be required for the 2nd story, and a 200-foot setback shalt be required for arrything greater than 2 stories, adjacent to .existing residences: Structures along the west and northwest property boundaries directly adjacent to residences shall position second story (and higher, in the case of a hotel) windows in such a manner as not to have views directly into neighboring residential properties. For concept plan #2, appropriate setbacks will be determined at the public hearing for the preliminary plat and conditions v<rill be placed on the plat accordingly, No Development Agreement modification shall. be necessary. 23. For concept plan #1, no rear loading areas, delivery areas, trash azeas, or obtrusive lighting shall be permitted adjacent to existing residences. on the west and northwest property boundaries. Further, all trash enclosures shall be constructed of concrete or masonry materials, 24. ~- minimum of 10 buildings shall be required on this site. 25. Development of this site shall be generally consistent with either one of the ttvo conceptual site plans. approved with this application, as determined by the Planning Director, unless the Development Agreement is modified by the developer once actual users are identified. If the applicant proceeds with concept plan #2, a ne~~° preliminary plat application will be required. 26. Prior to issuance of the first occupancy, a l0~foot wide multi-use pathway shall be constructed. at the northeast corner of the site as depicted oa concept plan # 1 and as approved ~6y the Parks Department, on the east side of the Ten Mite Drain in alignument with the existing pathway on the north side of Waltman Lane, in accordance with the standards listed in UDC l 1-3B-8 and L 1-3B-12, and the Master Path~ti~ys Plan. 27. The vegetation and trees that currently exist along the. banks of the Ten Mile Crock shall '~ protected or enhanced as part of this development. The applicant shall work with the Parks and Recreation Department regarding the removal or replacement of any trees on this situ. 28. Construct a 50-foot wide. landscape buffer along the interstate. This buffer shall be designed in accordance with UDC 11-3B-~ and be placed along the entire southern boundary of the subject site, prior to the .occupancy of the first .building in this development. Page 4 29. Construct a 20-foot wide landscape street buffer along ~Valttt'~1n I,~~ (a, eoll~etor street) east of the CorporatelWaltman intersection. A 10-foot tivide buffer shall be constructed along. Waltman Lane {a local street) west of the CorporatelWaltman intersection. These buffers shall be designed in ac~eordance with the standards listed in UDC 11-3B-7 and constructed prior to the occupancy of the first building in this development. 30. Construct a 25 foot wide landscape buffer :and a 6-foot tall masonry wall between residential uses and properties zoned C-G as depicted in Exhibit A.8. This buffer shall be designed and constructed in accordance with UDC 11-3B-9 and be placed adjacent to any coasting residential uses which would include The Landing Subdivision and the rivo residenial parcels located adjacent. to the northwest corner of the subject property (if these properties are still functioning as residernial uses and have not converted to commercial by the time building permits are applied for), prior to occupancy of the adjacern building. 31. 1('the applicant chooses to develop consistent with concept plan # 1, relocate Waltman Lane further to the south, vacate the existing right-of-tivay, and install a 2~-foot «~ide landscape buffer on the north side of Waltman (off-site) adjacent to the Haddock property, as depicted on concept plan # l and Exhibit A9. ff the applicant chooses to develop consistent with concept plan.#Z, appropriate buffers shall be determined at the public hearing for the preliminary plat and the plat shall be conditioned accordingly. 32. If the applicant chooses to develop consistent with concept plan #I, construct two driveways as proposed an concept plea #1, on the south side of Waltman Lane, no wider than 36-feet each. No .driveway accesses to Waltman are approved west of the WaltmaolCor~rate intersection. If the applicant chooses to develop consistent with concept plan.#2, appropriate drivewaay locations shall be determined at the public hearing for the preliminary plat. 33: Ifthe applicant chooses to develop consistern with concept plan #1, construct a maximum of 5 access points to Corpora#e Drive as shown on #lae concept plan # i, unless the Development Agreement is modified by the developer once actual users are identified. if the applicant chooses to develop consistent with concept plan #2, appropriate access poirrts shall be determined at the public hearing for the preliminary plat. 34. The applicant shall comply with all landscaping standards described in the UDC, including but not limited to UDC 11-3B-8 which outlines the standards for pazking lot landscaping. 35. The applicarn shall be responsible to obtain a Certificate of Zoning Compliance (CZC) permit .and design review approval from the Planning Department prior to all -new constnaction on the subject property. .